Tdcentre - Retail Design Criteria

RETAIL DESIGN CRITERIA
March 2013 V1.1
TA B L E O F C O N T E N T S
Introduction
Welcome to: TD Centre TD Centre Location and Contact Information 5 6
4.A
Engineering Criteria
4.0 4.1 4.2 4.3 4.4 4.5 4.6 General Information Mechanical System Plumbing System Electrical System Sprinkler and Standpipe System Structural System Telecommunications System 85 86 89 91 93 94 95
1.0
Architectural Design Criteria

1.1 1.2 1.3 1.4 1.5 1.6 1.7 Landlord Control Zone Design Guidelines Finishing Standards Lighting Storefront Closures Security Systems Signage and Graphics 10 12 15 22 24 26 27
5.0
Site Rules And Regulations

5.1 5.2 5.3 5.4 5.5 5.6 5.7 5.8 5.9 Tenant Construction Site Regulations Hoarding & Enclosure of Premises Health & Safety Regulations Insurance Certificates & Building Permits Construction Deposits Construction Violations & Fines Construction Completion Approved Contractors/Consultants 99 101 106 108 109 110 111 112 113
2.0
Food Court Design Criteria

2.0 2.1 2.2 2.3 2.4 2.5 2.6 2.7 General Food Court Information Food Court Design Guidelines Finishing Standards Lighting Storefront Closures Equipment Signage Landlord Food Court Finishes 37 38 42 50 52 53 56 60
6.0
Submission Guidelines
6.0 6.1 6.2 6.3 6.4 General Submission Guidelines Preliminary Drawings Architectural Working Drawings Sample Boards Mechanical and Electrical Drawings 117 118 119 120 121
3.0
Storefront Sections, Details

3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8 3.9 TD Centre- Key Plan Storefront - Condition A Storefront - Condition B Storefront - 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
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 Performance Construction Waste Management Recycled Content Regional Material Rapidly Renewable Resources Certified Wood Low Emitting Materials 125 127 129 131 132 134 136 138
TENANT DESIGN CRITERIA
INTRODUCTION W e l c o m e t o To r o n t o D o m i n i o n C e n t r e
Welcome to the Toronto Dominion Centre Concourse shopping level. Our ongoing renovations are intended to breathe new life into the TD Centres concourse, while preserving the historical spirit of an internationally renowned landmark modernist building. With updated public corridor ceiling, modernized public spaces, way finding signage and other new amenities, your new retail facade will complete the rejuvenation of the TD Centers Retail & Food Court environment to the downtowns best. This manual outlines design criteria, procedures, requirements and recommendations which have been developed by the Landlord for the purpose of assisting the Tenants of TD Centre in the development of their leased premises. Tenants, their designers and contractors must acquaint themselves thoroughly with the material herein so their design and construction can proceed in a coordinated and expeditious manner. The following images, elevations, and sections provide a graphic overview of the architectural design criteria for both the retail concourse and food court areas. While these drawings are intended to give guidance and highlight the principal design criteria, the tenants, their designers and their construction teams must thoroughly acquaint themselves with all standard details, specific conditions and other technical requirements prior to proceeding with the store design. This package must be read in conjunction with the Toronto Dominion Centre Guide to Construction manual. The purpose of this Design Criteria is to assist the tenant in maximizing their storefront potential as part of the current and future project renovations happening at the TD Centre. The guidelines are intended to help the tenants in the creative design of new signs and storefront appeal that will increase their exposure to the traffic in the mall, all within the concept of this important modernist landmark building. Tenants are required to employ competent professionals in the fields of design and contracting relative to their development work. All submissions must be prepared, signed and sealed by a REGISTERED ARCHITECT, INTERIOR DESIGNER and/or ENGINEER. The firms or individuals nominated by Tenants to direct these functions are subject to the approval of the Landlord. Please contact the Landlord for restrictions with regards to contract employees (i.e. All trades in Ontario must be unionized, Bill 124). Note: The drawings contained in the Schedule C are included for illustrative purposes as an aid for Tenants compliance with the design criteria set forth herein. The Landlords actual configuration and design of the property, as constructed, may vary in certain aspects from such drawings. In case of deviations between the design criteria drawings and those of the Landlords lease outline drawings, the latter will apply. Also, any conflict between the Schedule C and the provisions of the lease with respect to the obligations of the Landlord and the Tenant or the payment of work, the provisions of the lease shall control. The Tenant must verify all conditions on site.
Toronto Dominion Centre is an operating shopping centre, and Tenants who have construction to carry out are required to bear this fact in mind when scheduling and directing their work. The Landlord requires the active cooperation and consideration of all concerned, so that interference with business of operating merchants is kept to minimum. All questions, submissions and proposals relative to Tenant work should be directed to the Landlords representative. * The Landlord reserves the right to amend or add to the information in this Manual at any time and the tenant is obligated to abide by such changes upon notification.
L O C AT I O N & C O N TA C T I N F O R M AT I O N
Tenant Projects Contact Information:

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 Sr. Manager, Tenant Projects Dora Yeoh dora.yeoh@cadillacfairview.com Tel: (416) 869-2278 Manager, Tenant Projects Andrew Grube (Contract) andrew.grube@cadillacfairview.com Tel: (416) 774 8147 Administrator, Tenant Projects Erica Watkins erica.watkins@cadillacfairview.com Tel: (416) 643-6660
TD Centre Property Contact Information:

Cadillac Fairview / TDC Management Office Tel: (416) 869-1144
Property Operations:
Director, Office Property Operations Brian Drewett Brian.Drewett@cadillacfairview.com Tel: (416) 862 3657 Manager, Operations (Mechanical Systems) Jim Davidson Jim.Davidson@cadillacfairview.com Tel: (416) 864 6440 Manager, Facility Operations Adam Tan Adam.Tan@cadillacfairview.com Tel: (416) 869 2274 Parking Administrator Jason Kuz j.kuz@impark.com 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 & Life Safety Contact Information
Senior Manager, Security & Life Safety Allan Miller allan.miller@cadillacfairview.com Tel: (416) 869-2279 Fax: (416) 862 3652 Manager, Fire & Life Safety Tiffany Dugas Tiffany.Dugas@cadillacfairview.com Tel: (416) 862 5237 Fax: (416) 862 3652 Access Control Centre Badges, keys, passcards, and Contractor permits Tel: (416) 862 3651 Life Safety Department (ERT) Tel: (416) 869 2276 Fax: (416) 862 3652 Security Supervisors Fines, Security Officer booking, and security related issues Tel: (416) 869 2289 Fax: (416) 862 3652 Approval of Fire Alarm system work (T) 416 869 2276 (F) 416 862 3652
Leasing Contact
Director of Leasing: Barbara Soule SouleB@cadillacfairview.com Tel: (416) 869 3041
Cadillac Fairview Contact Information

Head Office 20 Queen St. West, 5th Floor Toronto, ON, M5H 3R4 (416) 598-8200 Manager, Tenant Coordination Bret Tinson (416) 598 8458 Bret.Tinson@cadillacfairview.com 20 Queen St. West, 5th Floor Toronto, On. M5H 3R4
SECTION 1.0 Architectural Design Criteria
1.1
LANDLORD CONTROL ZONE
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The first 10-0 from the storefront lease line (across the entire width of the store) into the Tenant space, has been designated as a Landlord Control Zone. As the appearance and design of this zone is critical to the overall store appearance all finishes, graphics, signs, materials and methods of presentation are subject to the Landlords approval. The storefront area is specifically reserved for creative product presentation. All Tenants must comply with the following requirements: The storefront areas are specifically reserved for creative product presentation. The use of such areas for mass product presentation and/or in store shopping is prohibited. All areas exposed to public view are especially subject to approval by the Landlord. Particular attention shall also be paid to conformance with the technical design criteria for Tenant HVAC, plumbing, and electrical work. Interior display platforms are to be provided at the faade show windows. Particular attention shall be paid by the Tenant to the visual organization of the storefront within the control zone, as well as the rear and side walls of the sales area. All finishes, graphics, signs, materials, and methods of presentation are subject to Landlord approval. Display fixtures or merchandise, either temporary or permanent, must be placed behind the Tenants entry door closure line. Merchandise racks and display features must not block customer traffic flow in and out of the store. Layout of the store, fixture locations (both permanent and moveable) are explicit requirements of the Schedule C and as such must be included in the submittal and receive approval, as provided herein. The Landlord will not permit reshuffling or additional fixtures or signs (both permanent and moveable) unless their design and location received written approval prior to installation. General stock must be contained within stockroom areas specifically designed for this purpose. All stock shall be hidden from public view. No open warehouse concepts will be allowed. Freestanding temporary signage or poster holders are not permitted outside of the Tenants closure line and are subject to Landlord approval in the Landlord Control Zone. They must also be located so traffic flow in and out of the store is not impeded. Television monitors (if permitted in the Landlord Control Zone) must be incorporated into the overall storefront design 24 beyond the lease line. Monitors must be approved (for size, style and content) by the Landlord and are not permitted to transmit sound into the Landlord common area. Speakers are not permitted in the Landlord Control Zone and sound from within the Tenants space is not permitted to transmit sound into the Landlord common area. The use of duratrans, transparencies, or graphic light boxes must be set back behind glass minimum 2-0 from the lease line. The use of illuminated graphic boxes or posters at the storefront shall be part of an overall storefront presentation that includes other elements such as display fixtures and merchandise. Graphic light boxes at lease line will not be permitted.
1.1
LANDLORD CONTROL ZONE continued
Where perfume, pets, cosmetics, health, bath and beauty products are sold, an exhaust system (for negative pressure air flow) is required to prevent strong scents and smells from infiltrating the Landlord common area. Exhaust systems are also required for hair, beauty and nail salons where strong scented chemicals are utilized, so as to prevent scents and smells from infiltrating the Landlord common area. Where service counters or automated service equipment make up a portion of the storefront, they must be recessed from the lease line a minimum of 24. Adequate space must be provided for the queuing of all customers within the leased premises. The location of interactive electronics installations or customer activated payment machines must be within the leased premises and may not constitute a visual element of the storefront. All cash registers must be installed in recessed positions and be kept at lest 36 away from the storefront lease lines and in such a manner as not be readily visible from the common area. The Tenant must match mall border tile from the lease line to the Tenants storefront line and/or closure line. The Landlord may require the Tenant to extend the mall tile finish further into the premises to an interesting and architecturally reasonable location. A high quality hard surface flooring such as wood flooring, stone, or ceramic tile shall be provided throughout this zone. Carpeting will not be permitted. Ceiling materials shall be gypsum board, wood, or other type of hard surface material. Acoustical ceilings and open ceilings are not permitted. Recessed incandescent or halogen down lights shall be used. Compact fluorescent fixtures are not permitted. Placement of track lighting in display windows must be recessed or concealed from mall side view. Sprinkler heads in the ceiling shall be the fully recessed type with cover plates. All walls within this zone shall be provided with high quality finish materials. Plain painted drywall, slat wall or pegboard surfaces, are not permitted. Compatibility with adjacent and previously approved storefronts will be considered as one of the criteria for approval. Should there be existing conditions that do not meet this criteria for whatever reasoning, the criteria as it is written, shall take precedence. Any installation that does not conform with this criteria, the Landlords review notes, or have the Landlords prior written approval will be removed by the Landlord at the Tenants expense. Any costs incurred by the Landlord with regards to such actions, are subject to a 15% administration fee. The Landlord shall not be held responsible for the condition, storage, or the return of any such removed installation. The Landlord shall not be held responsible for any loss of goods, or loss of business as a result of these actions. All items removed will be disposed of at the time of removal. The cost of such disposal shall be charged back to the Tenant, including all administration fees.
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1.2
DESIGN GUIDELINES
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Designers are urged to utilize a variety of planes in their storefronts to create a definite three dimensional feel and to avoid the flat, open storefront which speaks of absence of design rather than a considered approach. The shape of the storefront should not emphasize the position and shape of the front lease line, which by its nature is predictable. It should foster a statement of interesting shape to the mall by the imaginative positioning of sign bulkheads by the location and geometry of display windows and by the subtle coordination of the mall tile with the Tenants floor finishes at interesting and architecturally reasonable locations. Food Tenants whose spaces are not located within the immediate food court section, must locate their storefront counters a minimum of 2-0 behind the lease line, and follow the guidelines for foodcourt finishes in the service areas.
1.2.1
STOREFRONT OPENINGS
Storefront openings are to have a minimum height of 8-6 (unless otherwise noted in section 3.0) and should be sufficiently enclosed to work with the elements of the mall. Openings are to be a minimum opening of 6-0 wide; however, they should not exceed 50% of the entire storefront . The Tenant shall maximize the use of transparent glass to maintain a show window type concept. Solid straight bulkheads dropped above the floor across the entire storefront, and wide-open storefronts with only a sign panel hung into the opening are not permitted. Ratio of storefront opening, glazing and permitted solid surfaces: 50% open, 20% solid, 30% glazing
1.2.1.1 CORNER LOCATIONS

For Tenants located on corners, a secondary entrance may be required. Tenant may utilize the corner for the entrance into the space One sign is permitted on each elevation. Each elevation must incorporate display windows for transparency into a Tenants space.
1.2
DESIGN GUIDELINES continued
1.2.2
STOREFRONT DECORATIVE PROJECTIONS

Decorative and three-dimensional elements such as sconce lighting, architectural details, etc., are not permitted to exceed the lease line. Tenant storefronts shall modulate in plain behind the lease line to create an intersting storefront facade and provide visual variety by installing recessed entrances.
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1.2.3
STRUCTURAL
TENANT DESIGN CRITERIA Tenants storefront must tie into existing building bulkheads including closure grilles and signage. Submission of drawings are to include detailed sections of the tie-in.
All storefront treatment shall be the full width and height of the storefront opening, and shall abut the demising piers. All storefront construction shall be self supporting. No portion of the storefront construction may be suspended from the mall bulkhead and must secure to the deck above. Structural steel support columns must be buried within the mall demising cap or within architectural detailing on the storefront. Under no condition will structural steel columns be allowed to be covered with simple surface finishes. Where demising piers are damaged due to previous construction, the Tenants contractor shall repair/replace all finishes and/or tiles and grout to match the standard mall layout, at the Tenants expense.
1.2.4
PARTITIONS
At a minimum, Tenants must use gypsum board and steel studs that contain recycled content. Interior wall construction is to be composed of non-combustible metal stud framing with 5/8 gypsum board, taped, sanded and finished on both sides. Cement board shall be used in lieu of gypsum board where required in waterproofing walls around wet areas. Metal stud framing shall extend up to the structure above as required so the wall is adequately braced and supported. Demising walls, which separate adjacent Tenants or walls adjacent to a mall service corridor, shall be constructed to provide a minimum one-hour rating as required by code. All grout shall be sealed in areas of moisture or grease producing equipment. All drywall partitions are to be non load-bearing.
1.2
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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 for restaurants, and a one-hour rating for retail. If, in the Landlords opinion, sound insulation is required to ensure sound transmission between two Tenants is minimized, the Tenant shall provide and install such insulation at Landlords direction and at Tenants expense. Tenant shall be responsible for maintaining the code-required fire rating at all demising wall penetration (duct work, piping, conduit etc.). This work shall include the installation of fire stops, fire dampers and fire rated penetration seals as required by code.
WALL CONSTRUCTION NOT PERMITTED:

TENANT DESIGN CRITERIA Wood stud construction Modifications to the exterior walls of the building shell
1.2.5
DEMISING PIERS/CAPS
For demising cap/pier conditions, please refer to the applicable storefront conditions in section 3.0 of this tenant design criteria. For demising cap/pier finishing details please contact the Landlords Representative for further details (ie. paint specifications).
1.3
F I N I S H I N G S TA N D A R D S
The storefront materials are critical in creating the overall atmosphere and look for each Tenant. Tenants are required to provide a high quality, well-detailed and unique interior and exterior environment. All materials, including flooring, walls, ceilings and lighting, are to be a high quality, durable and long lasting material with minimal maintenance requirements. Finishes are to be installed over a durable substrate and all storefront finishes shall be fire retardant and comply with local fire code requirements. All trade fixtures shall be first class new fixtures with durable finishes consistent with the anticipated public exposure. Although not mandatory, tenants are encouraged to incorporate rapidly renewable materials such as: bamboo, cork, linoleum, wheatboard, etc, as part of their fit-up. Materials that can be replaced by renewable products include partitions, furniture, flooring, wall coverings and panel products. Review all room and finish schedules and consider the use of renewable materials to replace those typically specified. Indoor air quality should also be considered when selecting a product. Associated sealants, adhesives, coatings and paints should be investigated to ensure they meet the volatile organic content (VOC) limits.
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1.3.1
GENERAL FINISHING REQUIREMENTS
1.3.1.1 FINISHED WOOD & WOOD VENEERS

Finished wood used in the storefront and interior shall be kiln-dried hardwood with a mill-quality finish and shall receive an approved fire-retardant coating or treatment. Joints must be sealed tight from grease and food particles. Tenants are encouraged to use FSC (Forest Stewardship Council) certified wood for their wood based products). Some of the most likely wood based products used in a Tenants space are: paneling products, wood doors, finishes (including flooring) and permanent furniture and carpentry.
1.3.1.2 PLASTIC LAMINATES

Plastic laminates are not permitted on the storefronts.
1.3.1.3 METAL
Metal may be used in architectural detail, hardware panels and other applications. The gauge, detailing and finish of all metal surfaces must be suitable for food service and heavy wear. Allowable finishes include polished, brushed, factory-applied paint and natural if appropriate. Stainless steel finishes are encouraged and most accepted by the Health Department. Anodized finishes are not allowed. Landlord must review any artificially weathered patina finishes for acceptability. Copper, brass and bronze are not allowed in food preparation areas per local code.
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
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All metal used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be even, straight and sealed tight. Heavy gauge or textured metals are required for large flat panel areas to avoid oil-canning. Identification of all seaming details and grain direction must be shown and detailed in drawings.
1.3.1.4 STONE
Granite, marble, limestone, slate and other natural stones are encouraged for the qualities of substance and elegance that it brings to storefronts and interiors. Granite is particularly suitable as a counter material due to its highly durable nature. Stone may be used in a variety of available natural finishes such as flamed or honed for vertical applications or polished for countertops. In all cases, installations must be suitable for food service and extended wear. The reflective surfaces of polished stone installations require a high degree of detail and craftsmanship to be executed properly and should only be used in small areas. All stone joints, maximum 1/16, shall be neat, even and regular. An eased and polished edge is required at all exposed joint, edges and corners. Careful and craftsman-like details are required at all transitions between stone and other materials. Some stone and grout may need to be sealed at levels where it could be stained.
1.3.1.5 TILE
Natural stone tile is preferred for its substance, elegance and durability. However, as limited accents, tile may be used as a decorative feature to natural stone surrounds. Decorative, non-glossy porcelain tiles or intricate mosaic tiles may be used as accents and in limited field applications. Tile, as an overall finish material is not acceptable. All horizontal tile corners and edges must be bull-nosed or covered. If used on three dimensional volumes, tile must cover all surfaces or be suitably trimmed at the corners. Tile edges may not be left exposed.
1.3.2.4 FLOORING
Tenants are required to supply and install the Landlord approved Nero Absoluto black granite flooring 15 x 15 tile from the lease line to the storefront closure line, At the Landlords opinionthe tenant may be required to carry the tile in further as per Landlords request. The new tile grout lines MUST align with the existing mall terrazzo zinc strips that are on 30 centres. All transitions between floor finishes of unequal thickness are to be accomplished by a g radual transition with floor leveling (a minimum of 3-0) compound to create a smooth and level walking surface. Tripping hazards such as carpet trim strips and noticeable reducer trim are not permitted. Vinyl transitions are not permitted. All flooring must have a ten year commercial grade warranty. Carpeting, if used in the sales area, shall be of the highest quality. Commercial grade high quality loop pile or loop/cut pile combination carpeting is required.
1.3
1.3.2
MATERIALS & APPLICATIONS
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1.3.2.1 BASE MATERIALS

Tenants are required to install a minimum 4 high durable storefront base. The base must be of highly durable material suitable for withstanding contact with maintenance equipment and cleaning solutions, i.e. stone, masonry, metal, etc. Materials such as rubber, vinyl or plastic laminates are not suitable surfaces for this application and are not permitted. TENANT DESIGN CRITERIA 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 refurbished on a periodic basis or be refurbished by the Landlord at the Tenants expense. Base materials must be scribed to the floor line - caulking is not permitted.
1.3.2.2 GLAZING MATERIALS

Storefront glazing must be of tempered glass (minimum 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 of clear silicone or glass clips (minimum of two clips between each panel) may be used to secure and stabilize panels. At the discretion of the Landlord, the storefront design may incorporate glass directly to the floor without a base, but it should be understood that the centres common area floors are wet mopped using liquids and rotary brushes. Hard surface base materials are recommended to avoid damage to glazing materials. Gaps between panes are not to exceed . Glass specifications are to conform to all building code requirements. Reflective glass (including the extensive use of mirror) is not permitted on storefronts or in the storefront entry zone. Tenant is to provide shading or reflective film over large glass areas receiving direct solar exposure.
1.3.2.3 PAINTS, COATINGS, ADHESIVES & SEALANTS

Tenants are required to use low emitting adhesives and sealants during their fit-ups. All paint and other such coatings used in the construction of a Tenants space must have a low VOC (Volatile Organic Compounds) rating. New environmental regulations, and consumer demand, have led to the development of low-VOC and zero-VOC paints and finishes. Most paint manufacturers now produce one or more non-VOC variety of paint. These new paints are durable, costeffective and less harmful to human and environmental health.
1.3
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Tenants are encouraged to use carpeting that contains recycled content. However any carpeting in the back of house portions of the Tenants space must contain recycled content. Tenants are to use low-emitting carpets for all carpets installed as part of their fit-up. Single colour low profile all loop carpeting is not permitted.
Vinyl tile or any other sheet goods flooring and simulated materials are not permitted. In restrooms, Tenant shall provide non-slip quality tile, porcelain ceramic tile floor or other impervious floor material which complies with local jurisdictions. Tenant is specifically prohibited from using vinyl sheet flooring, vinyl composition tile or any similar material in the Landlord Control Zone Tenant floor finish within the storefront must be level with the Landlords mall floor finish. Detailing and construction methods for feathering or cutting of any Tenant flooring to meet the mall floor level is subject to the Landlords approval. All proposed coring of the concrete slab floors must be submitted to the Landlord, for review by Landlords structural engineer, a minimum of 30 days before the proposed coring date. Submittal requests shall be in sketch form showing framing in the general areas, gridlines, existing penetrations and proposed penetrations for all trades. In addition, a large scale drawing of the existing enforcement in the area of proposed penetrations, based on an X-ray investigation must be included. Cutting of the reinforcement must be avoided during coring.
1.3
1.3.2.5 CEILINGS
Individual access panels shall be provided to allow access to the Landlords or Tenants pull boxes, damper control, valves, junction boxes, or other equipment. Tenant is to coordinate this with the Landlords Representative. All ceilings and associated framing, furring and blocking shall be non-combustible material. Absolutely no wood of any kind shall be used above any ceiling or soffit. Painted gypsum board ceilings or other high quality non-combustible ceiling materials are permitted. 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 (for back of 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 of Unistrut Metal Framing or a similar system. No puncture through roof deck for any type of ceiling or element suspension will be permitted. Wood ceilings are not acceptable ceiling material, except where installed in accordance with the following: (1) All wood must be fire retardant; and (2) the wood trim or panels must be installed on the underside of a gypsum board ceiling so no wood is exposed to the plenum space above the ceiling. 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.
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1.3
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1.3.3
MATERIALS PERMITTED
The use of the following materials are permitted: TENANT DESIGN CRITERIA Tempered glass (minimum of 1/2 or 12mm thick) for framed glass Tempered glass (minimum of 1/4 or 6mm thick) for showcases Glass block Sandblasted or stained glass Marble, granite, ceramic tile, brick Polished or hand-cut stone Precast concrete elements (i.e. columns, pilasters, mouldings) Glass fibre reinforced gypsum Solid surface, laminates or equal (pattern subject to Landlords approval) Anodized aluminum Electrostatic colours metals Stainless steel Polished, brushed or textured metals Finished grade hardwoods, painted or stained Tile Glass Concrete Stainless Steel Corian Granite Natural Stone Wood
Glass Tile
1.3
1.3.3
MATERIALS NOT PERMITTED
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The use of the following materials is not permitted: Plywood Continuous Slatwall Stippling Pegboard Chipboard Foil Plastic Laminate Plaster Mirror Mirror finishes Glossy or large expanses of acrylic or plexi-glass Vinyl or fabric wall coverings Rubber, vinyl or plastic laminate baseboards Painted drywall or stippled finishes Continuous slat wall Field painted metal Continuous pegboard Venetian plaster Stucco/Dryvit Imitation brick Foil face laminates Plywood panelling Vinyl or resilient flooring False brick or rusticated stone Imitation wood grained laminates Foil faced laminates Softwood for counter millwork or trims Plywood paneling or any unfinished wood composite Plastic laminates Painted gypsum board wall TENANT DESIGN CRITERIA
1.4
LIGHTING
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Pendant Fixtures
Trough Lighting
Cove Lighting
Pendant Fixtures
Combination Lighting
Combination Lighting
Accent Lighting
General Lighting
Chandelier
1.4
LIGHTING
Lighting greatly influences the perception of storefronts, displays and interiors. It also distinguishes the well-designed retail environment from background and support areas. The owner does not provide lighting for Tenant storefronts. General illumination will not be adequate to light storefront merchandise. Tenants are asked to follow the guidelines listed below: All lighting designs must incorporate energy efficient lighting and shall be of a high quality commercial grade. Tenant storefront display lighting is to be of an approved type, recessed light or track light. All storefront track lights must be recessed or concealed from mall view. Colour temperatures and CRI must be defined with detailed specifications. CRI must be 80 or higher.
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All lighting fixtures shall be constructed and installed to be glare free. Specific Landlord approval is required for the use of coated metal halide lighting. For consideration, information must be submitted which documents the quality of the light and style of fixture. (ie. copper) Fluorescent lighting without lenses will not be permitted anywhere in public areas of stores. Exposed fluorescent tube fixtures are to be used in non-public storage areas only. All fluorescent lighting shall utilize lamps, which provide colour corrected light appropriate for a retail environment (3500K). Fluorescent lighting must be used in combination with directional and/or spot lights. Recessed compact fluorescent pot fixtures should be provided with parabolic diffusers and should have a have a colour temperature ranging between 3000K - 3500K. NOTE: These are not permitted in the Landlord Control Zone. Recessed incandescent can-type fixtures must have specular or semi-specular Alzak reflectors, coilex baffles, or other glare free shielding devices. Mercury vapour or high pressure sodium lamps, strobe, spinner chase or moving types of lighting are not permitted. Exposed, unshielded neon tube lighting of any kind is not permitted. Should LEDs be considered, note that the performance largely depends on the ambient temperature of the operating environment. Driving an LED hard in high ambient temperatures may result in overheating of the LED package, eventually leading to device failure. Adequate heat-synching is required to maintain longevity. Tenant is required to provide a diffuser when linear lighting (fluorescent, strip lights, etc.) are used as cove lighting to illuminate storefront bulkhead. Lighting in cove to be stagger-mounted to prevent uneven light distribution. Tenants on the lower level of a multi-storey shopping centre must ensure that bulkhead and signage lighting lamps are not visible from above. The installation and use of automated lighting controls is mandated for back of house applications where lighting is not required constantly (ie. office, washrooms) and/or does not a compromise the health and safety of the employees and the space.
Lamps within the lighting fixtures shall not be directed to shine or to be visible from the mall and is not permitted to spill onto the Landlord common area. Where Tenant uses up lighting to illuminate storefront bulkhead, lighting must not spill onto Landlords bulkhead/ceiling above.
1.5
STOREFRONT CLOSURES
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CLOSURE CONDITIONS
Storefront doors are to be substantially made of glass or of a visible nature to the Tenants store interior and must be a minimum of 9-0 high. Closing grills (folding or roll up) are not permitted for general retail tenants. Glass swing or glass bi-fold doors are encouraged. Closure grilles must stack within approved pockets, which conceal them from view. Spring loaded floor and ceiling locking-pins must be used. Ceiling tracks and Floor tracks for sliding glass doors must be cleanly recessed into the bulkhead & flooring and may only protrude from the bulkheads surface and factory finished to match surroundings. All materials used in closure systems, sliding, or swinging doors are subject to the Landlords 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, frames, and hardware servicing the Tenants premises are to be furnished and installed by the Tenant. New rear door installations will include masonite and steel corner guards to match base building. Rear exit doors must be recessed and conform to all requirements of the Landlord and local jurisdictions. Rear exit door to be a 3-0 x 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 Tenants name and space number per local code, to be provided by the Landlord at the Tenants expense. If any existing conduit, fixtures or utilities must be relocated due to the Tenants rear door placement, the Landlord will relocate them at the Tenants expense.
1.5
STOREFRONT CLOSURES continued
Frameless Glass & Door System
1.5.1.1
FRAMELESS GLASS & DOOR SYSTEMS
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If a metal framing system is used, the metal base and head member shall be stainless steel, or solid colour metal (in factory finish only). Doors must swing towards the common area and be on double acting hinges to be held in the open position (with floor bolts and dust proof sockets) during business hours. Doors must swing out, however not swing past the maximum storefront projection line or the lease line. When doors are in the open position, a minimum opening width of 6-0 must be maintained. Common area Landlord flooring from lease line to storefront closure is to be installed by the Tenant at the Tenants expense. Floor mounted hold open devices are not permitted. Floor bolts in dust-proof sockets are required.
1.5.1.2 WOOD DOORS IN A GLASS STOREFRONT

Wood Doors in Glass Storefront Wood framed doors are permitted only if primarily constructed of glass (minimum 75%). Hinges shall be pivot type - no butt hinges will be permitted. Under some conditions wood storefront closures, trim and fittings will be permitted. Such details must conform to flame spread ratings required by applicable building codes and authorities having jurisdiction.
1.5.1.3 HORIZONTAL STACKING DOORS

Horizontal Stacking Doors Horizontal stacking doors are permitted provided that when in the open position, the doors are completely concealed and stacked parallel to the demising wall. The doors are to be glass with anodized aluminum head and base similar to Kawneer 1040 Sliding Front. The overhead track must be installed flush with the finish ceiling bulkhead. This type of closure must occur 24 beyond lease line Common area flooring from must be installed from lease line to the closure line by the Tenant at the Tenants expense.
1.6
SECURITY SYSTEMS
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The Tenant is fully responsible for the security of the leased premises, all its contents from and after the time of availability for Tenant work. Storefront electronic security systems and other shoplifting detection devices at the storefront must be located behind the closure line. Such devices must be completely hidden from view and integrated with the Tenants storefront design. Electronic security systems, which obstruct entry into the store are unacceptable as are any components which remain outside the storefront when the store is closed. Any theft detection/security system must be indicated on the Tenants 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 Tenants expense. All wiring to security systems must be concealed from view. Power poles or wiring channels exposed to view are not permitted.
Tenant may use the following: Under floor antenna systems that are not visible to the public. Note: Verify structural capacity of this application with the Landlord. Suspended overhead bar type systems concealed behind a storefront soffit above the entry. Small pod type systems on each side of the storefront opening. Pods must be enclosed in a millwork element, which coordinates with the interior design and finishes of the store.
* Freestanding tower type systems are not permitted. All other systems are subject to Landlords approval.
ACCEPTABLE SECURITY SYSTEMS
UNACCEPTABLE SECURITY SYSTEMS
1.7
SIGNAGE & GRAPHICS
Store signage is for the purpose of identification only, and must be limited to trade name (as agreed in lease documentation with the Landlord) and logo. Advertising or product names may not be displayed as part of the overall signage. The installation of all Tenant storefront signs shall be conducted in accordance with the sign criteria listed below. All interior signs are subject to prior written Landlord approval. All signs will be reviewed with compatibility to surroundings as part of the approval process. The Landlord reserves the right to approve sign presentations on an individual basis.
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1.7.1
GENERAL SIGN CONDITIONS

The Tenant is required to design, fabricate and maintain an identification sign as shown in this criteria. Signage should be decorative as well as informative and should reinforce the overall design of the store. These objectives can be achieved through careful use of colours, materials, type styles and size. The sign should not dominate or overpower the storefront itself. Size and letter height is subject to Landlord approval. Signage should be limited to trade name and logo only. No description or listing of goods or services will be permitted. All illuminated signs must be controlled by a 24 hour timer and operated during the hours specified by the Landlord. The electrical feed shall be included in the Tenants electrical contract and will not be the responsibility of the sign contractor. The electricity for the Tenants sign is to be fed from the Tenants electrical panel. The Tenant shall submit storefront elevation and sign shop drawings (prepared by sign manufacturer) for approval prior to manufacture of the signs. All drawings must be submitted as part of the final drawings submission package. Halo lit letters may not be mounted on reflective surfaces or backers and require a rear diffuser to be installed. All neon and lighting connections must be hidden from direct view. The size, location and method of installation must be specifically approved by the Landlord. All hangers, bracing, anchors, conduit, mounting grounds and electrical connections are subject to Landlord approval. The Tenant will not erect or affix any sign or advertisement to the exterior of the leased premises or in the Landlord Control Zone including windows and doors, without the prior written approval of the Landlord. Any signs or advertisements erected or affixed without the Landlords approval will be removed by the Landlord at the Tenants expense. Advertising slogans and/or product identification are not permitted within the immediate storefront area. All such classification or category signage is subject to independent approval by the Landlord as per the Landlord Control Zone. Website signage (of any sort) is not permitted on or around the Tenants storefront. All emergency exit signs must use light emitting diode (LED) technology.
1.7
SIGNAGE & GRAPHICS continued
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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 from view. No visible screws or edge connected tabs. Internally illuminated panels with insized letters are permitted, provided the letters do not protrude more than 1 and the background millwork substrate is an integral part of the architecture of the storefront. This sign may not resemble in any way a lit box assembly. Individual cut out letters are permitted, provided they are minimum of thick and are mounted on pins maximum off the bulkhead face, and they have completely finished edges. All must be made of solid M.D.F. (medium density fibreboard), solid wood, cast metal, or solid acrylic. An external light source may be required. LED light sources are encouraged.
1.7
1.7.2
UNACCEPTABLE SIGN APPLICATIONS

Self Illuminated channel letters, illuminated box signs or canopies, styrofoam or vinyl signage are NOT PERMITTED. Animated portions, flashing lights or audible sound Moving signs or moving light - signs may not be illuminated intermittently or with varying intensity Exposed or surface mounted box or cabinet type signs Exposed tube neon signs and open face channel letters with exposed tube neon. Exposed raceways, ballast boxes, transformers, crossovers, fasteners or conduit Sandblasted wood signs in natural wood finish with painted, raised letters and/or logos Advertising placards, banners, pennants, names, insignia, trademarks or other descriptive or promotional material affixed or maintained on windows, glass fixtures and equipment or any other area of the storefront, including method of payment and sale signs. Stickers or decals on or around the storefront surface and signs that are not professional in appearance. Internally illuminate box signs with lit background faces Foam, cloth, paper, cardboard Pylon or pole signs Visible screws or edge connected tabs Moveable and/or portable displays or signage.
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1.7
30
1.7.3

SIGNAGE - INTERIOR
Tenants are limited to one sign per storefront elevation. Secondary signage (if permitted), shall be mounted directly on glazing below the height of 3-0 and have a maximum height of 4. Manufacturers stickers on signs must be concealed. Maximum overall width of sign is restricted to 50% of the storefront width measured from the inside edge of the demising caps. The size, locations and method of installation must be specifically approved by the Landlord. All hangers, bracings, anchors, conduit, mounting grounds and electrical connections are subject to Landlord approval. Rear service doors to Tenants premises must have standard identification designed and installed by the Landlord at the Tenants expense. No other signage is permitted. Individually illuminated channel letters are not to exceed 5 in depth for can-type letters. Halo lit letters may not be mounted on reflective surfaces or backers and require a rear diffuser to be installed. All neon must be hidden from direct view. All electrical connections must be hidden from view. Where individual cut out letters are mounted on glass fascia panels, they must be solid or vinyl letters (cut in reverse) and mounted to the back side of glass. Diffusers must be incorporated for letters illuminated with LED lights. Website addresses are not permitted on storefronts or within the Landlord Control Zone. Alarm system stickers and method of payment stickers (ie. VISA, debit etc.) are not permitted on the storefront or within the Landlord Control Zone.
1.7.4
SIGNAGE - EXTERIOR
Exterior signage will only be allowed for Tenants who have a significant exterior public presence and as previously agreed upon in the Tenants lease agreement. Exterior signage shall be three-dimensional individual letters, and size of signage shall be proportional to the scale of the overall exterior faade design. Surface mounted raceways and illuminated light boxes are not permitted. The Tenant is responsible for 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
1.7.6
MERCHANDISING, GRAPHICS & DISPLAY

Tenant window presentations shall be the very best examples of their image. Store images shall be creatively adapted to the design criteria. A total store design concept must be developed that coordinates storefront, signage, interior design, lighting and visual display. Tenants are encouraged to build this total design concept around unique aspects or themes of their business operation or product type. The customer experience must be enhanced by a one-of-a-kind environment, showcasing superior merchandising skills and excellence in customer service.
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All graphics, signs, materials and methods of presentation are subject to the Landlords approval and will be removed at the Tenants expense should these items be deemed unacceptable by the Landlord. Mass merchandising, slatwall or the use of general merchandising concepts must not occur. The use of curtains, drapes and other shielding devices within the Tenants storefront is not permitted. Full height display fixtures must have integral lighting designed within fixture. Displays within the Landlord Control Zone shall be spaced out to open sight lines into the premises along at least 50% of the storefront. A system for attaching promotional materials within the Landlord Control Zone must be designed and submitted to Landlord for review before installation. No displays or signs are permitted beyond the lease line. All showcases and display cases must be lighted and vented. Direct visual exposure of incandescent bulbs, and/or fluorescent tubes is not permitted. Display cases must be UL approved and wired to meet all national and local electrical code.
1.7.6.1 ILLUMINATED POSTER BOXES

Illuminated poster boxes are not permitted on lease line or within the Landlord Control Zone Illuminated poster boxes will be considered, when part of an overall visual presentation strategy that includes other methods of visual display merchandising as well. Visual displays as part of the overall display windows must incorporate display platforms and the ability to merchandise at different levels. The position of mass merchandise presentation or back lit poster boxes are subject to Landlord approval.
The first 10-0 of a Tenant store, from lease line is considered the Landlord Control Zone and will be reviewed closely by the Landlord. The store windows located within this zone must incorporate an upgraded finish level as defined by the design criteria with an exciting and well-designed presentation to shoppers passing by the Tenants storefront. Within the Landlord Control Zone, all fixturing types and layouts must relate to a display-oriented presentation.
1.7
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1.7.6.2 VINYL GRAPHIC APPLICATIONS

It is understood by the Landlord a Tenants need to advertise and apply graphics on the storefront glazing. The Landlord requires that such applications be submitted to the Landlord for approval prior to fabrication and installation and that the following general guidelines be followed: All vinyl to be applied to interior side of Tenant storefront. All signs must be professionally designed, installed, maintained and removed. All sign areas must be thoroughly cleaned prior to and post installation. Vinyl coverage must not exceed 50% of glazing. Content and coverage is subject to Landlord approval based on individual merit. Material chosen must be fit the type of application. ie. Tenant must determine the material appropriate for an interior vs. exterior application.
Should the above stipulations not be followed, the Landlord will remove all such graphics at the Tenants expense.
ACCEPTABLE DISPLAY APPLICATIONS
UNACCEPTABLE DISPLAY APPLICATIONS
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SECTION 2.0 Food Court Design Criteria
2.0
G E N E R A L F O O D C O U R T I N F O R M AT I O N
The food court features many merchants selling a wide variety of prepared foods for take-out or on-premise consumption in a comfortable setting. The purpose of this portion of the design criteria is to assist the Tenant in maximizing their storefront potential as part of the current design and any future project renovations which might occur at the property as well as a guide in the Tenants design process. The food court design criteria must be read in conjunction with the remainder of the tenant design criteria. The merchandising concept of a food court is to emphasize a Tenants presence through food display in the front areas of their stores. Particular attention shall be paid by the Tenant to the visual organization of the serving area. All graphics, signs, menu boards, materials, colours, finishes, lighting and equipment layouts shall be submitted for Landlord approval. Please note that Tenants are responsible for providing all storage necessary for the operation of their business within the leased premises except where specified by the Landlord. Note: All stored items must be kept from public view at all times. ***ALL AREAS EXPOSED TO PUBLIC VIEW ARE ESPECIALLY SUBJECT TO LANDLORD APPROVAL. *** The face of food service counters shall align with the lease line. No portion of the front service counter is allowed to project past the lease line. Particular attention shall also be paid by the Tenant to the visual organization of the store, the rear of all counters in public view and its conformance with the technical design criteria for Tenant HVAC, plumbing, and electrical work as set out in the engineering portion of this criteria. Layout of the store, fixture locations, both permanent and moveable are explicit requirements of the Schedule C and as such must be included in the submittal and receive approval, as provided herein. The Landlord will not permit reshuffling or the addition of fixtures and/or signs, regardless if they are permanent or movable, unless their design and location receives written approval prior to installation.
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2.0.1
LANDLORD CONTROL ZONE

The entire front of house section is considered to be part of the Landlord Control Zone. For more information, please refer to section 1.1.
2.1
DESIGN GUIDELINES- FOOD COURT
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2.1.1
STOREFRONTS
Tenant storefront construction must be set back behind the lease line. Food Tenants whose spaces are not located within the immediate food court section, must locate their storefront counters a minimum of 2-0 behind the lease line, and follow the guidelines for foodcourt finishes in the service areas. All store treatment must encompass the full width of the storefront opening, and will abut the demising pier. Where existing demising pier treatments are damaged, they shall be repaired or replaced by the Tenants general contractor at the Tenants expense. Tenants will generally have display and serving counters at the storefront lease lines. Storage units, refrigerators, counter displays etc. located in the serving area shall be secured by locks where retractable storefront enclosure assemblies are prohibited. Please verify with the Landlord for specific conditions. Tenants back of house or food preparation/storage areas are not permitted to be visible from the mall common area. Service doors and/or pass-through windows will be considered in the servery however its size and location will are subject to Landlord approval. Counter height can be less than 3-6, but a maximum of 4-6 for display cases is allowed. Counter design, including heights, must comply with all accessibility guidelines enforced by national or local jurisdictions. Counter fronts may not have a swinging access gate or mobile counters, and all access will be made through rear service corridors (where available). If access is required, finishes should match the rest of the servery. Please verify this with the Landlord. All food serving equipment, point of sale equipment, serving tray storage and rails, cup dispensers, utensils, straws, napkins, trays, etc. must be fully recessed into the countertop in permanent holders and organized in a neat and orderly manner. Recessed items in the top counter surface (for cash registers, food trays, drink dispensers, etc.) must be set back a minimum of 6 from the front edge of the counter. All sneeze guards are to be custom designed as an integral part of the front counter, may be flush with the face of the counter, and shall be no higher than 4-6 above the floor. All vertical joints are to be butt glass joints to allow for maximum visibility. Back counters, storage cabinets or rear display cases may be installed at Tenants option. Any such unit shall adhere to the entire counter and display case material criteria and a maximum equipment height of 6- 6AFF.
2.1
2.1.1.1 CORNER LOCATIONS

For Tenants located on corners, a secondary service counter must be provided. One sign is permitted on each elevation.
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2.1.2
STOREFRONT DECORATIVE PROJECTIONS

Storefront decorative projections are not permitted. TENANT DESIGN CRITERIA
2.1.3
STRUCTURAL
Tenants storefront must tie into existing building structure above, including closure grilles and signage. Submission of drawings are to include detailed sections of the tie-in. All storefront treatment shall be the full width and height of the storefront opening, and shall abut the demising piers. All storefront construction shall be self supporting. Where elements of the storefront (such as overhead grille closures) are used; structural engineering drawings must be submitted with design drawings. Structural steel support columns must be buried within the mall demising cap or within architectural detailing on the storefront. Under No condition will structural steel columns be allowed to be covered with simple surface finishes. Where demising piers are damaged due to previous construction, the Tenants contractor shall repair/replace all finishes and/or tiles and grout to match the standard mall layout, at the Tenants expense.
2.1
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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 full-height partition must separate the service and kitchen areas. Access to the kitchen is to be via a self closing door or between staggered blind walls. Pass-through windows with customer views into preparation kitchen are not permitted except in conditions where the front of house finishes are carried through to the back of house. Any exception to this requirement is subject to the Landlords approval. All grout shall be sealed in areas of moisture or grease producing equipment. All preparation area walls visible to the public are to have durable material applied in full height to the ceiling. Material is subject to Landlord approval. Manufacturer and application warranty specifications are required for final approval. Metal stud framing with non combustible drywall is the basic construction of 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.
Wall construction not permitted:

Concrete block or other masonry partitions. Wood stud construction. Modifications to the exterior walls of the building shell.
2.1
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2.1.5 DEMISING PIERS
Existing demising cap to remain. Tenant must ensure that demising cap is repaired and/or cleaned as required. For demising cap/pier finishing details please contact the Landlords Representative for further details (ie. paint specifications).
2.1.5
SECURITY
TENANT DESIGN CRITERIA Electronic surveillance cameras located within the Tenants space must be concealed within interior architectural elements and not visible to the public. Tenants security system shall be a stand-alone system and not connected to the mall system. Tenants emergency alarm contact information must be kept current with the Landlord security office. Where applicable, employee entry to the space must be by means of a Tenant-installed recessed rear entry door that matches the base building specifications.
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
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The storefront materials are critical in creating the overall atmosphere and look for each Tenant. Tenants are required to provide a high quality, well-detailed and unique interior and exterior environment. All materials, including flooring, walls, ceilings and lighting, are to be a high quality, durable and long lasting material with minimal maintenance requirements. Finishes are to be installed over a durable substrate and all storefront finishes shall be fire retardant and comply with local fire code requirements. All trade fixtures shall be first class new fixtures with durable finishes consistent with the anticipated public exposure. Although not mandatory, tenants are encouraged to incorporate rapidly renewable materials such as: bamboo, cork, linoleum, wheatboard, etc, as part of their fit-up. Materials that can be replaced by renewable products include partitions, furniture, flooring, wall coverings and panel products. Review all room and finish schedules and consider the use of renewable materials to replace those typically specified. Indoor air quality should also be considered when selecting a product. Associated sealants, adhesives, coatings and paints should be investigated to ensure they meet the volatile organic content (VOC) limits.
2.2.1
GENERAL FINISHING REQUIREMENTS
2.2.1.1 FINISHED WOOD & WOOD VENEERS

Finished wood used in the storefront and interior shall be kiln-dried hardwood with a mill-quality finish and shall receive an approved fire-retardant coating or treatment. Joints must be sealed tight from grease and food particles. Tenants are encouraged to use FSC (Forest Stewardship Council) certified wood for their wood based products). Some of the most likely wood based products used in a Tenants space are: paneling products, wood doors, finishes (including flooring) and permanent furniture and carpentry.
2.2.1.2 PLASTIC LAMINATES

Plastic laminates (not solid colours) may only be used as storefront facing material if affixed to a plywood base of an appropriate thickness, and if joints between adjacent panels of the material are concealed in an acceptable manner; exposed butt joints are not permitted. Plastic laminates may be considered on the overall quality of design and application Plastic laminates used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be even, straight and sealed tight. Identification of all seaming details and grain direction must be shown and detailed in drawings.
2.2
2.2.1.3 METAL
Metal may be used in architectural detail, hardware panels and other applications. The gauge, detailing and finish of all metal surfaces must be suitable for food service and heavy wear. Allowable finishes include polished, brushed, factory-applied paint and natural if appropriate. Stainless steel finishes are encouraged and most accepted by the Health Department. Anodized finishes are not allowed. Landlord must review any artificially weathered patina finishes for acceptability. Copper, brass and bronze are not allowed in food preparation areas per local code. All metal used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be even, straight and sealed tight. Heavy gauge or textured metals are required for large flat panel areas to avoid oil-canning. Identification of all seaming details and grain direction must be shown and detailed in drawings.
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2.2.1.4 STONE
Granite, marble, limestone, slate and other natural stones are encouraged for the qualities of substance and elegance that it brings to storefronts and interiors. Granite is particularly suitable as a counter material due to its highly durable nature. Stone may be used in a variety of available natural finishes such as flamed or honed for vertical applications or polished for countertops. In all cases, installations must be suitable for food service and extended wear. The reflective surfaces of polished stone installations require a high degree of detail and craftsmanship to be executed properly and should only be used in small areas. All stone joints, maximum 1/16, shall be neat, even and regular. An eased and polished edge is required at all exposed joint, edges and corners. Careful and craftsman-like details are required at all transitions between stone and other materials. Some stone and grout may need to be sealed at levels where it could be stained.
2.2.1.5 TILE
Natural stone tile is preferred for its qualities of substance, elegance and durability. However, as limited accents, tile may be used as a decorative feature to natural stone surrounds. Decorative, non-glossy porcelain tiles or intricate mosaic tiles may be used as accents and in limited field applications. Tile, as an overall finish material is not permitted. All horizontal tile corners and edges must be bull-nosed or covered. If used on three dimensional volumes, tile must cover all surfaces or be suitably trimmed at the corners. Tile edges may not be left exposed.
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
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2.2.2
MATERIALS & APPLICATIONS
2.2.2.1 BASE MATERIALS

Tenants are required to install a minimum 6 high durable storefront base. The base must be of highly durable material suitable for withstanding contact with maintenance equipment and cleaning solutions, i.e. stone, masonry, metal, etc. Materials such as rubber, vinyl or plastic laminates are not suitable surfaces for this application and are not permitted. Base materials must be scribed to the floor line - caulking is not permitted.
2.2
2.2.2.2 PAINTS, COATINGS, ADHESIVES & SEALANTS

Tenants are required to use low emitting adhesives and sealants during their fit-ups. All paint and other such coatings used in the construction of a Tenants space must have a low VOC (Volatile Organic Compounds) rating. New environmental regulations, and consumer demand, have led to the development of low-VOC and zero-VOC paints and finishes. Most paint manufacturers now produce one or more non-VOC variety of paint. These new paints are durable, costeffective and less harmful to human and environmental health.
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Approved counter top and counter front materials include: clear glass, stainless steel, miscellaneous metals, solid surface, ceramic tile, granite or stone. Unacceptable materials include but are not limited to: plastic laminates, metal laminates, wood and painted finishes. Plastic laminates will not be permitted as a work surface material for the front of house.
2.2.2.4 COUNTER CABINET FINISHES

Clear lacquer finish is required on natural metals other than stainless steel to prevent tarnishing. All materials are to be shop finished and not applied on site. Sealant is required on natural stone to prevent staining. Clear, leaded/stained, etched, beveled, fitted, crackled or textured glass or glass block is permitted. Quality hardwood, stained and sealed, or enamel painted casework is permitted. Porcelain ceramic tile, terrazzo, glass tile is permitted in a glazed or natural form.
2.2.2.3 WORK/TASK SURFACES
2.2
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2.2.2.5 CEILING
It is the Tenants responsibility to verify that the ceiling height selected by the Tenant is not in conflict with Landlords work including but not limited to base building structure, ductwork, chilled water piping, etc. Tenant is required to install a gypsum board ceiling in the servery, finished with a cleanable coating in all publicly visible spaces. The back of house (preparation and storage area) ceilings may be composed of 24 x 24 recessed t-bar construction. At a minimum, Tenants using ceiling tile for back of house application must specify tiles that contain recycled content. Tenants back of house ceiling must not be visible from the common area or the front of 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 of Unistrut Metal Framing or a similar system. No puncture through roof deck for any type of ceiling or element suspension will be permitted. All access panels must be metal, vinyl faced, or other lay in panel construction specifically designed to minimize damage within the service area. Luminous ceilings are prohibited. The use of 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 Tenants ceiling aligns with the mall ceiling, the Tenant must continue the mall paint into their space. The Tenant is to coordinate this with the Landlords Representative.
2.2
2.2.2.6 FLOORING
Common area floor tile material must be extended in the Tenants premises in all areas between the lease line and the counter or to an architecturally designated point by the Landlord. All grout lines and grout must match existing Landlord floor patterns. All flooring in Tenant spaces exposed to public view shall be ceramic tile or natural stone with matching grouts. All grouts and floors shall be sealed prior to installation of any fixtures, to ensure against dirt build up. In the food preparation area, Tenant shall provide non-slip quality porcelain or ceramic tile floor or other impervious floor material which complies with local regulations. Flooring in back kitchens containing cooking equipment must have epoxy type flooring with a continuous coved base with a minimum of 4 high.
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Flooring visible to the public is to be quarry, porcelain, ceramic or stone tile with a 4 minimum self-coved base of the same material and a continuous waterproofing membrane, which must continue 4 minimum up the wall service area. Tenant is specifically prohibited from using vinyl sheet flooring, vinyl composition tile or any similar material in the front of house area. Counters are to have a minimum 6 high base of ceramic tile, stainless steel, stone or metal (plastic laminate, wood and rubber bases are not permitted). All proposed coring of the concrete slab floors must be submitted to the Landlord, for review by Landlords structural engineer, a minimum of 15 days before the proposed coring date. Submittal requests shall be in sketch form showing framing in the general areas, gridlines, existing penetrations and proposed penetrations for all trades. In addition, a large scale drawing of the existing reinforcement in the area of proposed penetrations, based on an X-ray investigation must be included. Cutting of the reinforcement must be avoided during coring. Coring shall not be performed without Landlords written approval to the Tenant. All penetrations must be made waterproof and must conform to the fire rating of the floor slabs penetrated. A 1/8 zinc strip is to be provided between Landlord tile and Tenants flooring entry. Landlord flooring can be purchased through from the Landlord - please contact the Landlords Representative for further details.
Vinyl base is not permitted.
2.2
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2.2.3
MATERIALS PERMITTED
The use of the following materials is permitted: TENANT DESIGN CRITERIA Tempered glass (minimum of 1/2 or 12mm thick) for framed glass Tempered glass (minimum of 1/4 or 6mm thick) for showcases Glass block Sandblasted or stained glass Marble, granite, ceramic tile, brick Polished or hand-cut stone Precast concrete elements (i.e. columns, pilasters, mouldings) Glass fibre reinforced gypsum Solid Surface, Laminates or equal (Pattern subject to Landlords approval) Anodized aluminums Electrostatic colours metals Stainless Steel Brushed or textured metals Finished grade hardwoods, painted or stained Tile Glass Concrete Stainless Steel Corian Granite Natural Stone Wood
Glass Tile
2.2
2.2.3
MATERIALS NOT PERMITTED
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The use of the following materials is not permitted: Plywood Continuous Slatwall Stippling Pegboard Chipboard Foil Plastic Laminate Plaster Mirror Mirror finishes Glossy or large expanses of acrylic or plexi-glass Vinyl or fabric wall coverings Rubber, vinyl or plastic laminate baseboards Painted drywall or stippled finishes Continuous slat wall Field painted metal Continuous pegboard Venetian Plaster Stucco/Dryvit Imitation brick Foil face laminates Plywood panelling Vinyl or resilient flooring False brick or rusticated stone Imitation wood grained laminates Foil faced laminates Softwood for counter millwork or trims Plywood paneling or any unfinished wood composite Plastic laminates for any portion of front or rear counters exposed to public view Painted gypsum board wall TENANT DESIGN CRITERIA
2.3
LIGHTING
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Tenants are required to design decorative and accent lighting systems which emphasizes their food displays. All lighting installations must be approved by the Landlord. All lighting designs must incorporate energy efficient lighting and shall be of a high quality commercial grade. Colour temperatures and CRI must be defined with detailed specifications. CRI must be 80 or higher. Tenant lighting is to be of an approved type recessed light or track light. All storefront track lights must be recessed or concealed from mall view. Lamps within the lighting fixtures shall not be directed to shine or to be visible from the mall and are not permitted to spill onto the common area. Where Tenant uses up lighting to illuminate storefront bulkhead, lighting must not spill onto Landlords bulkhead/ceiling above. All lighting fixtures shall be constructed and installed to be glare free. Fluorescent lighting without lenses will not be permitted anywhere in public areas of stores. Exposed fluorescent tube fixtures are to be used in non-public storage areas only. All fluorescent lighting shall utilize lamps, which provide colour corrected light appropriate for a retail environment (3500K). Fluorescent must be used in combination with directional and/or spot lights. 2x2 and/or 2x4 fluorescent, compact fluorescent, mercury vapour, high pressure sodium lamps, strobe, spinner chase or moving types of lighting are not permitted in the servery. Recessed incandescent can-type fixtures must have specular or semi-specular Alzak reflectors, coilex baffles, or other glare free shielding devices. Exposed, unshielded neon tube lighting of any sort is not permitted. Should LEDs be considered, note that the performance largely depends on the ambient temperature of the operating environment. Driving an LED hard in high ambient temperatures may result in overheating of the LED package, eventually leading to device failure. Adequate heat-synching is required to maintain longevity. The installation and use of automated lighting controls is mandated for back of house applications where lighting is not required constantly (ie. office, washrooms) and/or is not a compromise to the health and safety of the employees. Tenant is required to provide a diffuser when linear lighting (fluorescent, strip lights, etc.) are used as cove lighting to illuminate storefront bulkhead. Lighting in cove to be stagger-mounted so as to prevent uneven light distribution. Lighting must be continuous with no hot or dark spots. All display cases must be lit and vented. Ventilation shall be incorporated into the overall design when part of the storefront service counter.
2.3
LIGHTING continued
Low voltage light fixtures are strongly encouraged.
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All lighting in the servery area must be approved type down lights or track lights - see Storefront Types below. Tenants are required to integrate lighting within the lower level of their storefront counters to provide indirect illumination of the counter face. Lights in ceiling soffits are not permitted. Sprinklers and lights located in the soffit areas of the storefront shall be flush head and recessed type respectively. The arrangement of sprinklers and lights shall be shown on the reflected ceiling plans and be so noted. Heating lights are to be horizontal. Equipment which may have hot surfaces, sharp edges or any other public safety hazard will not be allowed to be installed at any location on the storefront 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:

Storefront Types 1- 2 Recessed incandescent can type fixtures must have specular or semi-specular Alzak reflectors, or other flare free shielding devices. Track lights - with halogen type lamps Pendant Type Fixtures - at storefront counter
Storefront Type 3 Recessed incandescent can type fixtures must have specular or semi-specular Alzak reflectors, or other flare free shielding devices. Track lights - with halogen type lamps , tracks must be concealed within bulkhead of tenants space Pendant Type Fixtures - at storefront counter
Storefront Type 4 - Wood Ceiling Recessed incandescent can type fixtures must have specular or semi-specular Alzak reflectors, or other flare free shielding devices. Track light - with halogen type lamps - must be recessed into ceiling structure and not be visible from the mall space Pendant Type Fixtures - at storefront counter must be recessed into ceiling structure Tenant must respect the existing wood ceiling and any alteration to the existing structure must be first approved by Landlord.
2.4
STOREFRONT CLOSURES
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2.4.1
GENERAL CONDITIONS
Grilles must be open-style or perforated metal, to permit air flow. Glass inserts are not permitted. Please refer to section 1.5.1.6 for a list of approved manufacturers. Grilles must be suspended from slab above, not from Landlords bulkhead. Where sliding and overhead grilles are being utilized, the storefront shall be designed to minimize the appearance of such doors and grilles when open. Closure grilles must stack within approved pockets, which conceal them from view. Spring loaded floor and ceiling locking-pins must be used. Ceiling tracks for folding doors must be cleanly recessed into the bulkhead and may only protrude from the bulkheads surface and factory finished to match surroundings. Natural brushed aluminum finish shall be the base standard. All other finishes require the specific approval of the Landlord. All materials used in closure systems, sliding, or swinging doors are subject to the Landlords approval. Surface mounted striker posts or wall channels are not permitted. Specifications (with structural site specific drawings) for roll down grilles, must be submitted to the Landlord for separate approval prior to fabrication. Garage doors are not permitted. Retractable storefront enclosure assemblies are not permitted. Storage units, refrigerators, counter displays, etc. located in the serving area shall be secured by locks to avoid retractable storefront enclosures.
2.4.2
EGRESS/EXITS
All interior and exit doors, frames, and hardware servicing the premises are to be furnished and installed by the Tenant. Rear exit doors must be recessed and conform to all requirements of the Landlord and local jurisdictions. Rear exit door to be a 3-0 x 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 Tenants name and space number per local code, to be provided by the Landlord at the Tenants expense. If any existing conduit, fixtures or utilities must be relocated due to the Tenants rear door placement, the Landlord will relocate them at the Tenants expense.
2.5
EQUIPMENT
2.5.1
GENERAL
All trade fixtures shall be first class new fixtures with durable finishes consistent with the anticipated public exposure. Used equipment may not be installed without prior written approval by the Landlord. Photographs of this equipment must be submitted to the Landlord. (Judgment will be based on compatibility of size, finishes, and condition of equipment). Equipment, if it is being reused, shall be cleaned and maintained to like-new status. Recesses in the top counter surface for equipment must be set back a minimum of 6 from the front edge of the counter. All napkin holders, straw dispensers, condiments and plastic utensils must be kept off the sneeze guard or display cabinets. These items require a fully recessed, built-in dispenser permanently incorporated into the design of the counter.
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Heating lights may not occur on the front counter. Any heating lights necessary for Tenant operation shall occur on the rear counter and must be horizontal and not suspended from above. Equipment which may have hot surfaces, sharp edges or any other public safety hazard are not permitted to be installed at any location on the storefront serving counter. All cash registers must be installed in recessed positions, and be kept at least 6 away from the counter front and in such a manner as not to be visible from the common area.
ACCEPTABLE EQUIPMENT DISPLAY
UNACCEPTABLE EQUIPMENT DISPLAY
All paper goods and supplies are to be stored in areas not visible to the public. Any clutter or unsightly equipment such as boxes, shelves, sinks, personal items, etc. must be fully concealed from public view.
2.5
EQUIPMENT continued
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2.5.2
BEVERAGE MACHINE
Beverage machines and other miscellaneous equipment on the front counter are subject to design review and must be recessed into the counter top so as not to exceed 4-6 AFF. Drink dispensers and other kitchen equipment may not be placed on the front counter unless approved by Landlord. Beverage refrigerators are restricted to back counter placement. Branding labels (of any sort - ie. Coke, Pepsi) are not permitted.
2.5.3
REFRIGERATORS (Back of House)

All walk-in coolers, refrigerators, freezer boxes or safes must be submitted to the Landlord to review the loads imposed on the structure prior to installation. Additional support, reinforcements or modifications necessary to structurally carry the Tenants equipment shall be at the Tenants expense.
2.5.4
COOKING GRILLES
All equipment and fixtures including exhaust hoods, cooking appliances, warming trays, coolers, etc, which are allowed in the front of house, must have walls, soffits or finished panels to conceal unfinished surfaces of this equipment, and where exposed, finished surfaces must be compatible with the overall design of the space.
2.5.5
STORE FIXTURING
Layout of the store, fixture locations, both permanent and moveable are explicit requirements of the Schedule C and as such must be included in the submittal and receive approval, as provided herein. The Landlord will not permit reshuffling or additional fixtures or signs (both permanent and moveable) unless their design and location received written approval prior to installation.
2.5
EQUIPMENT continued
2.5.6
EXHAUST SYSTEMS
The Tenant is to provide and install kitchen exhaust hood and fire suppression systems to meet all local codes. Tenant to provide and install grease exhaust shaft and all fire-rated assemblies, per local codes, from Tenant premises to a location outside the building designated by the Landlord. Routing must be coordinated and approved by the Landlord prior to installation. Roof curb and roof patching to be performed by Landlord designated contractor at Tenants expense. Tenant shall provide structural engineering and structural supports as required to carry Tenants roof 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 Landlords base building ceiling. All locations and specifications must be approved by the Landlord.
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Exhaust hoods shall be enclosed in a decorative cover, to the underside of the structure/ceiling, of a suitable fire resistant material conforming to building code requirements, and approved by the Landlord. The Landlord reserves the right to designate on an individual basis when such exhaust hoods are required.
ACCEPTABLE EXHAUST HOOD INSTALLATION
Provide technical data sheets from equipment manufactures for review as well as site specific installation sections and specifications.
2.6
SIGNAGE - FOOD COURT
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The installation of all Tenant storefront signs shall be conducted in accordance with the sign criteria listed below. All interior signs are subject to prior written Landlord approval. All signs will be reviewed with compatibility to surroundings as part of the approval process. The Landlord reserves the right to approve signing presentations on an individual basis.
2.6.1

GENERAL SIGN CONDITIONS:

Tenant's signage is for the purpose of identification only, and must be limited to trade name and logo only. Advertising, slogans and or product names may not be displayed a part of signage. No description or listing of goods or services will be permitted. Each Tenant is required to design, fabricate and maintain an identification sign as shown in this criteria. Signage should be decorative as well as informative and should reinforce the overall design of the store. These objectives can be achieved through careful use of colours, materials, typestyles and size. Tenant's signage shall be proportional to the scale of the overall storefront design. The sign should not dominate or overpower the merchandise itself. The maximum overall width of the signing may not exceed 50% of the storefront width measured from the inside edges of the demising piers. Where a Tenants space is 15-0 or less, the overall width of the signing area may be up to 70% of the storefront width, provided that a minimum 12 side setback is maintained. Bottom of sign must reach a minimum height of 8-0 A.F.F. Lettering is not permitted to exceed a height of 1-6 Internally illuminated signage is considered a basic requirement; however, non-illuminated signage will be considered on the basis of its own design merit. All illuminated signs must be controlled by a 24 hour timer and operated during the hours specified by the Landlord. The electrical feed shall be included in the Tenants electrical contract and will not be the responsibility of the sign contractor. The electricity for the Tenants sign is to be fed from the Tenants electrical panel. All conduits, transformers or other related equipment must be completely concealed from view. LED light sources are encouraged. The Tenant shall submit elevation and sign shop drawings, prepared by the manufacturer, for approval prior to manufacture of the sign. All drawings must be submitted as part of the final drawings submission package. Exposed brackets and fastenings must be concealed or painted out to minimize their appearance, and manufacturers' and governmental labels must be concealed from view. All emergency exit signs must use LED technology. Service doors to the Tenants premises shall have standard identification designed and installed by the Landlord at the Tenants expense
2.6
SIGNAGE continued
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2.6
SIGNAGE continued
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2.6.2
ACCEPTABLE SIGN APPLICATIONS

Internally illuminated panels with insized letters are permitted, provided the letters do not protrude more than 1 and the background millwork substrate is an integral part of the architecture of the storefront. This sign may not resemble in any way a lit box assembly.
2.6.2
UNACCEPTABLE SIGN APPLICATIONS

Plexi, plastic, metal, injection backers or frames Animated portions, flashing lights or audible sound Moving signs or moving light - signs may not be illuminated intermittently or with varying intensity Formed plastic or injection molded plastic signs Vacuum formed plastic letters Exposed or surface mounted box or cabinet type signs Exposed raceways, balast boxes, transformers, crossovers, fasteners or conduit Sandblasted wood signs in natural wood finish with painted, raised letters and/or logos Advertising placards, banners, pennants, names, insignia, trademarks or other descriptive or promotional material affixed or maintained on windows, glass fixtures and equipment or any other area of the storefront, including method of payment and sale signs. Stickers or decals on or around the storefront surface and signs that are not professional in appearance are not permitted. Internally illuminate box signs with lit background faces Exposed or surface 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 face channel letters with exposed tube neon are not permitted. Foam, cloth, paper, cardboard, pylon, pole, moveable and/or portable displays or signage.
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 of the criteria. They must be set back a minimum distance of 4 off the side demising walls and be a minimum of 6-8 above finished floor. Where the depth of demising walls varies within a location, the face of the menu board is a minimum of 40 back of its demising pier and the signboard remains straight across the store. Where there is no variation of depth on the storefront, the sign band must be a minimum of 40 back of the full height demising wall face. Thin profile menu boards are encouraged and must be front lit. Rear illuminated menu boards and high gloss surfaces are not permitted.
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The menu board is to be submitted as part of the preliminary submission, regarding the fabrication technique, layout, letter style and quality of design by color illustration or photograph. Tenants must submit their menu boards design proposals to the Landlord for review and approval prior to fabrication. All interior graphics must have a decorative frame assembly tied to the design character of the store. If this sign is intended as a specials menu board, it must have professionally prepared graphics or have professionally hand lettered menu items and prices applied. Note: this is the only location at which hand lettering is allowed. Menu boards must be adjustable with respect to price and menu. No advertisement sign or trademarks (eg. Coca-Cola or Pepsi Cola) will be allowed on the menu board. Additional signage on the menu board is limited to one designated logo or trade name only. Small food identification signs or photographs must be professionally produced and are subject to the approval of the Landlord One flat screen monitor may be considered based on the overall design merits and size. Content is subject to Landlord approval.
ACCEPTABLE MENU BOARD DESIGN
Track lights utilzing MR16 type adjustable lighting (or similar) is required and must be recessed into the Tenant ceiling.
2.7
LANDLORD FOOD COURT FINISHES
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T H I S PAG E WA S I N T E N T I O N A L LY L E F T B L A N K .
SECTION 3.0 Storefront Sections & Details
3.1
TD Centre -KEY PLAN - GROUND LEVEL Not to scale
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3.1
TD CENTRE KEY PLAN - FOOD COURT N OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
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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 VAT I O N L N OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
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3.2
TD CENTRE - STOREFRONT CONDITION A - SECTION N OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
66
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 VAT I O N N OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
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3.3
TD CENTRE - STOREFRONT CONDITION B - SECTION N OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
68
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 VAT I O N N OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
69
Note: Storefront Type D will have an opening height of 9-3 aff with an 8 black anodized aluminum band.
3.4
TD CENTRE - STOREFRONT CONDITION
C & D - SECTION
N OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
70
3.5
TD CENTRE - STOREFRONT CORNER DEMISING CONDITION N OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
71
CORNER CAP DETAIL - N.T.S.
TYPICAL CORNER STOREFRONT CONDITION
LEASE LINE
3.3
TD CENTRE - STOREFRONT DEMISING CONDITION N OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
72
DEMISING WALL FINISH BY TENANT
5'-0" (N.T.S.) LANDLORD DESIGN CONTROL ZONE
LEASE LINE
PLAN - N.T.S.
3.3
TD CENTRE - STOREFRONT DEMISING CONDITION N OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
73
2 1/4"
DEMISING CAP DETAIL - N.T.S.
3.6
TD CENTRE - FOOD COURT - TYPE 1 N OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
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3.6
TD CENTRE - FOOD COURT - TYPE 1 - SECTION N OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
75
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 OT T O S C A L E - Te n a n t t o v e r i f y a l l d i m e n s i o n s o n s i t e
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3.7
77
3.8
78
Elevation
3.8
79
Section
3.9
80
Elevation
3.9
81
Section
SECTION 4 Engineering Criteria TD CENTRE
4.0
G E N E R A L I N F O R M AT I O N
Tenants are required to retain a qualified professional engineer or engineers, certified in Ontario, for the preparation of their design and working drawings for their electrical, mechanical, structural and sprinkler distribution system. This engineer is expected to survey the site to verify site conditions and services provided in the Tenant premises. It is strongly recommended by the Landlord that Tenants retain the Landlords base-building consultants for their mechanical, electrical, structural, sprinkler design and telecommunications design.
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Architect:
Mechanical Engineer:
Hidi Rae Consuting Engineers Inc. 1 Yonge St.- Suite 2100 Toronto, ON, M5E 1E5 Tel: (416) 364 2100 Contact: Mark Camilleri
Structural Engineer:
Exp Services Inc. 220 Commerce Valley Drive West Suite 500 Markham, ON, L3T 0A8 Tel: (905) 695 3217 ext. 3726 Contact: Gordon Ho
Should Tenants decide that they prefer to retain engineers other than the Landlords base-building consultants; the engineering drawings produced must be submitted to the Landlord for approval. The cost of the review and comment on these drawings by the Landlords consultants will be charged to the Tenant.
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: George Hao
4.1
MECHANICAL SYSTEMS
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4.1.1
ALL TENANTS
The Tenant is to connect to the HVAC system provided by the Landlord, which is designed for a maximum cooling capacity for general lighting and miscellaneous electrical load of 8.0 watts per square foot of the premises. In the existing area of the retail area, the Tenant is to reuse mechanical service. If the existing mechanical service of the premises is not adequate as a result of the Tenants design for the premises, the Tenant will provide the calculations necessary for the Landlord to determine the service capacity required and subject to availability the Landlord may, at its option, agree to provide the additional HVAC capacity at the Tenants expense. In the case of food court tenants, the Tenant is responsible for additional make-up air and cooling required over the standard cooling load of 8.0 watts per square foot of the premises which to be appropriated from the common elements adjacent to the premises. The Tenant will supply and install all distribution ductwork, diffusers, controls and appurtenances required for maintaining the design conditions throughout the premises. The Tenant will supply the sanitary ventilation system and install all necessary fans, ductwork, grilles, connecting to duct through roof provided by the Landlord. Any reheat coil and any electrical heating system installed in the premises must be connected to the Tenants service meter. Exhaust systems will be required for any Tenant occupancy that may produce odors and substances, including but not limited to: pet stores, hair salons, photo processing stores. The Landlord may also require that a suitable makeup air system be provided by Tenants installing such system. In case of food service Tenants, exhaust hoods over cooking surfaces or areas must be complete with an automatic fire fighting system and a duct system which fully satisfy the requirements of the fire prevention authorities having jurisdiction. Tenants are cautioned not to block or impede any diffusers in mall bulkhead soffits at storefronts.
4.1.2
HEATING, VENTILATION & AIR CONDITIONING

The Landlord will provide an HVAC system for the premises consisting of a chilled water air handling unit suitable to handle a total of 8.0 watts/SF of lighting and other sensible heat gain generated by Tenants equipment. The Tenant shall supply and install necessary air distribution system consisting of ductwork, diffusers and grilles and connected to the equipment or ductwork provided by the Landlord for the premises. The Landlord will provide a thermostat to control the HVAC equipment supplied by them. Tenant shall install the thermostat to final location engaging the services of the Landlords base building contractor approved by the Landlord.
4.1
MECHANICAL SYSTEMS continued
4.1.3
EXHAUST VENTILATION
Where the Landlord makes a provision for a washroom, a sanitary exhaust facility will be provided within the Tenant premises at a point designated by the Landlord. The Tenant must supply and install the ductwork for connection to this facility. The Tenant shall supply and install an exhaust grille, and connect the grille to the exhaust ductwork.
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Minimum Requirements for 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 fan, make-up air unit, ductwork, fire suppression system, kitchen exhaust hoods and any other related equipment in conformance to NFPA 96 and to the requirements of the authorities having jurisdiction. In addition, the Landlord requires that the kitchen exhaust hood and fan be ULC listed. Tenants make-up air system shall not be less than 80% of the kitchen exhaust system. If an approved ULC listed compensating style hood is used, the untreated make-up air shall be supplied to the hood and shall not exceed 45% of the total make-up air. The balance of the make-up air shall be heated. Kitchen exhaust ductwork shall be manufactured from 16 GA mild steel or stainless steel and continuously welded. The entire system design and installation shall meet NFPA 96 and other applicable codes and the requirements of the authorities having jurisdiction. If the Tenant is occupying an existing food court or restaurant premises, then the Tenant may use the existing exhaust and ventilation system if approved by the Landlord; however, the Tenant bears the responsibility of ensuring the system is adequate, compatible and in good condition and repair and will meet the requirements of the prevailing NFPA 96 Standards and the requirements of authorities having jurisdiction. Where existing kitchen exhaust ductwork is reused, Tenant is responsible to have the system cleaned by a qualified contractor and submit a written report to the Landlord prior to operating the system. Food court tenants are responsible for connecting their kitchen exhaust hood fire suppression, fire alarm systems and control panels to the Landlords central fire alarm systems by engaging the services of Landlords base building fire alarm contractor. The Landlord will maintaining and inspect all exhaust systems at the Tenants expense.
4.1
MECHANICAL SYSTEMS continued
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4.1.4
GAS RESTRICTIONS
Food court and restaurant tenants may reuse existing gas service; however, Tenant is responsible to determine its adequacy and capacity. If additional gas capacity is required, Tenant is responsible for the design and costs associated with the upgrade including coordination with the gas utility. If the service is metered by the gas utility, the Landlord will (at the Tenants expense) make the necessary arrangements with the gas company for installation of the meter. If the gas service is extended from an existing Landlords service then the Landlord will (at the Tenants expense) provide a check meter on the service for cost allocation purposes.
4.1.5
CONSTRUCTION OF TENANTS SYSTEMS

Where ceiling spaces remain open to the deck, all ductwork shall be architectural ridged round ductwork, suspended in layouts coordinated to the design of the store. Layouts are specifically subject to Landlord approval. In general, the Tenants mechanical systems shall be subject to: Compliance with all requirements, by-laws and regulations of governmental authorities having jurisdiction. Comments by and requirements of the Landlord prior to the systems 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 fittings. Insulate all chilled/ heating water piping as per base building standard.
4.1.6
INSPECTION ACCESS
Access doors (and service ladders where necessary) must be installed by the Tenant to allow adequate service inspection of pipes, ducts and concealed equipment. Size, type and locations of access doors shall be approved by Landlord.
4.1.7
AIR BALANCE REPORT

Tenants and/or their contractors must supply an air balancing report to the Landlord upon completion of the leasehold improvement. This report must include both measured and engineered air flow amounts.
4.2
PLUMBING SYSTEMS
Where the Landlord provides a washroom connection, water and sewage services will be supplied sufficient for one two-piece washroom for connection by the Tenants contractor to the Landlords designated point. The Tenant is responsible for the distribution of supply and waste plumbing lines and fixtures required by the Tenant to serve its own premises and for installation of a water heater within their premises. All piping to be as follows: Domestic water piping Type K copper only Waste piping above ground to be insulated Type DWV copper, except for waste piping from urinals which shall be cast iron, and buried pipe to be Class 4000, cast iron. All hot and cold water piping and above ground waste piping from coolers and other refrigerated equipment shall be insulated with 1 preformed fibreglass pipe insulation as per base building standard.
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Tenants with water consumption requirements greater than a two piece washroom are required to install a pulse type water check meter for each main water connection servicing the space. Where the check meter is installed in a location inaccessible for easy reading, a remote readout must be installed within the premises at eye level. The Tenant is to install water conserving features where appropriate, including: Washroom fixtures shall be commercial grade. Low/Ultra Low Flow lavatory and kitchen fixtures (water closets, faucets, etc.) that are a minimum of 20% better than standard commercial equipment Faucets min. 0.5 gpm / 1.9 Lpm @ 60 psi Toilet shall be low-consumption type (maximum 1.6 gpf / 6.0 Lpf ). Tenant is required to replace any outdated toilets to either a low-consumption or dual flush system. Urinals are to be low-consuming (maximum 1 gpf / 3.8 Lpf ). Tenant is required to replace any outdated urinals to a lowconsumption system. Lavatory faucets must also be low-consuming (maximum 0.5 gpm / 1.9 Lpm @ 60 psi) and shall be equipped with an energy efficient aerator. Kitchen sinks must install faucets with a maximum flow of 8.7 LPF. Ideally kitchenette faucets should target a flow rate of between 1.9 LPM and 3.8 LPM. If suitable kitchen faucets with lower flow rates are not available, after-market aerators can be installed. Automatic valve controls and/or proximity detectors To ensure that due consideration has been placed on Energy & Water Efficiency technologies, the Landlord reserves the right to request and review supporting documentation which demonstrates that such strategies have been applied and followed.
* LPF - Litres per flush * LPM - Litres per minute
4.2
PLUMBING SYSTEMS continued
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The Tenant must, at its cost, provide floor drains in all kitchens and washrooms; install membrane-type waterproofing under all kitchen and washroom floors and baseboards; and have these inspected by the Landlord prior to installing the finished floor. All Tenants on the upper level must provide a cleanout on their waste line and extend it to floor level for cleaning purposes. Grease interceptors shall be installed by the Tenant where required by local jurisdictions or determined by the Landlords engineers. Hair Salon tenants must install hair interceptors on waste line serving hair wash sinks. The Tenants contractor must ensure that all floor penetrations are sleeved, caulked, waterproofed and fireproofed. All core drilling must be x-rayed at the Tenants expense, and approved by the Landlord. Tenant shall install a waterproofing membrane system and install cast iron protective sleeves on floor penetrations in all water closets, food preparation and wet areas of the space. Waterproofing membrane and sleeves for penetrations must return a minimum of 4 above the floor line and conform to manufacturer requirements. Waterproofing system to be a Neoguard epoxy membrane or Mer-Krete hydroguard 2000 membrane for areas that have a floor finish of tile. Each Tenant shall review the appropriate waterproofing guideline details and specifications, and determine if any discrepancies exist, or if special details are required for the Tenant build-out. Tenant will design their plumbing piping to run horizontally, wherever possible, joining into common drains to minimize the number of penetrations in the floor. If required, the Tenant shall submit proposed changes or revisions to the waterproofing system design to the Landlord at least 30 days prior to commencing construction. Tenant shall provide a floor plan indicating locations, types and sizes of floor penetrations including, but not limited to, floor drains, clean outs, floor sinks, mechanical and electrical penetrations, grease trap connection, floor slope etc. All hot water tanks are to be classified as energy efficient (minimum energy star rating is required). Water temperatures are to be maintained at a temperature no greater than 55C (131F). All hot water tanks must be installed with an containment pan and the containment pan drain hooked up directly to the Tenants sanitary drain. Piping under Tenants slab shall be protected from leaking into the space below by means of stainless steel pans suspended under the piping. All drain pans must be hard piped to an indirect drain, such as a floor sink or a floor drain.
In addition to the provisions and requirements above, food use tenants should take note of the following items: The Landlord will provide a water line A sanitary drain A sanitary vent connection to the Landlords designated points for the Tenants connection. Sizes of these services are as outlined in Schedule C of the Tenants lease.
4.3
ELECTRICAL SYSTEMS
4.3.1
ALL TENANTS
The Landlord has provided a main electrical service conduit and power feed (to be verified by Tenant on site) terminating at a location designated by the Landlord.
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The Tenant is responsible for all costs associated with the installation of all electrical and mechanical metering consumption devices for the entire Leased premises. Submeters are required for all services, including receptacles, lighting, supplementary HVAC units, etc. Electronic metering and requirements must be determined by Carma Industries. Electrical panels, service disconnect switch, transformer and digital check meter shall be installed by the Tenant immediately upon takeover of the leased premises and Ontario Hydro approval obtained thereof, enabling the Tenants contractor to have temporary lighting and use of power tools. Power will be turned on by the Landlord only after the completion of the Ontario Hydro inspection. All methods of temporary heating and power for the premises must be approved by the Landlord in writing prior to their use. The Tenant is responsible for supplying, installing and/or relocating all electrical equipment within the premises, including the following: main disconnect switch; digital check meter; lighting and power panels; branch wiring; splitter box; distribution; starter; lighting outlets and receptacles; all lighting and electrical fixtures, including lamps; time clocks; exit signs; emergency lighting; night lights; contractors; appliances; any required smoke detectors or pull stations completely wired to the alarm system of the property; bell system and other equipment as required. All Tenant fixtures and electrical equipment must be CSA and ULC approved. Methods used must be approved by the Landlord prior to installation. Tenant must also specify (where applicable) Energy Star computers and technological equipment. All floor penetrations must be scanned and/or x-rayed at the Tenants expense, and approved by the Landlord prior to core drilling. They must be sleeved, caulked, waterproofed and fireproofed. The Tenant must supply the Landlord with a copy of its electrical permit from the Electrical Safety Authority (E.S.A.), with a copy to be posted at the site by the Tenant. A copy of the final inspection approval from E.S.A. must also be provided by the Tenant to the Landlord.
4.3.2
FOOD COURT TENANTS

All requirements as listed above apply for food court tenants except for the size of electrical service provided. In the case of food court tenants, the Landlord shall provide a basic electrical service of maximum 60 amperes service at 600v.3 phase 3 wire in form of an electrical service feeder brought to the premises at a allocation to be determined by the Landlord (when 600v.3 phase service is available at the property for Tenant services). Additional power requirements beyond those outlined above may be installed where available by the Tenants contractor with prior approval by and to the specifications of the Landlord, at the
4.3
ELECTRICAL SYSTEMS continued
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Tenants expense. When Tenants install fire alarm devices in their premises, they will be required, by the Landlord, to install a fire alarm panel which will be tied into the main base building panel. Landlords approved trades must do any and all changes to the fire alarm system. Landlords approved trades shall install fire alarm devices as requested by the fire department when new tenants occupy existing tenants space. Tenant spaces are to also reduce energy consumption by specifying Energy Star appliances such as dishwashers and refrigerators. Energy Star appliances typically consume 15% - 40% less energy than federal standards and conventional products. Energy Star dishwashers also require less water, reducing potable water consumption.
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 conformance to NFPA 13 Group II, Hazard Classification. The Tenant is responsible to modify the existing system as necessary, by a Landlord approved member company of the Canadian Automatic Sprinkler Association and in accordance with all applicable bylaw requirements, including the requirements of the National Fire Protection Association Standard No. 13 (latest edition) and the Landlords underwriters. A list of approved sprinkler contractors may be obtained from the Tenant Coordinator. Where the design intent for a particular store relates to ceiling spaces open to the deck, all sprinkler mains, and branch lines shall be laid out in an orderly fashion with direct and balanced routing. All layouts are subject to review by the Landlord. All pipes and hangers must be painted out to match surroundings. The Landlords sprinkler contractor must be retained for any work at the Tenants expense. To ensure the granting of an occupancy permit, Tenants must have their sprinkler design certified by the Tenants engineer. If required, sprinkler drawings complete with hydraulic or pipe sizing calculations must be submitted to the Landlords Representative for their approval. Copies of these approved drawings must be submitted to the Landlords Fire and Life Safety Coordinator. Stores larger than 2,000 square feet may be required to submit sprinkler drawings complete with hydraulic or pipe sizing calculations to the Landlords insurers for their approval; consult with the Landlords Representative.
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4.4.2
SYSTEM TIE-IN & TESTING CHARGES

Contractors will be charged $200 (+ GST) to drain down and refill the base building sprinkler/ standpipe / zone / day.
4.5
STRUCTURAL SYSTEMS
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Tenants and their contractors may not impose a greater load on any concrete floor than the design of (100 lbs) per square foot. No unusual loads may be suspended from the base building structure. No alterations by means of cutting, drilling, trenching or otherwise, to columns, floors, roof or walls of the structure will be permitted without the prior written approval, in specific terms, by the General Manager, Operations Manager or the Landlords Representative. Trenching is not permitted on the upper levels of the property. All proposed coring of the concrete slab floors must be submitted to the Landlord, for review by the Landlords structural engineer, a minimum of 30 days before the proposed coring date. Submittal requests shall be in sketch form showing framing in the general areas, gridlines, existing penetrations and proposed penetrations for all trades. In addition, a large scale drawing of the existing enforcement in the area of proposed penetrations, based on an X-ray investigation must be included. Cutting of the reinforcement must be avoided during coring. Coring shall not be performed without the Landlords written approval to the Tenant. All core drilling will be carried out by the Landlords forces as located by the Tenant contractor and back charged to the Tenant. Proper protection will be the responsibility of the Tenant. A CSA-ULA approved material (ie. firestop) must be used to seal all core drills. Columns and column capitals shall not be cored under any circumstances. Moment frame beams, post tension cables and shear wall link beams shall not be cored. All penetrations must be made waterproof and must conform to the fire rating of the floor slabs penetrated. Penetrations may only be proposed for floor beams, wall and slabs. If re-sizing or repositioning of the proposed openings are not possible in order to avoid a loss of structural integrity, remedial work may need to be developed by Landlords structural engineer. The costs of testing, engineering review, remedial work, if required, and any delays to Tenants project are at Tenants sole cost. The cost of any structural design reviews by the Landlords structural consultant will be rechargeable to the Tenant. Proper protection of the structure will be the responsibility of the Tenant. A CSA-ULC approved material (i.e., firestop) must be used to seal all core drills. Approval by the Landlord does not in any way absolve the Tenant or its contractor from assuming responsibility for damage, however caused.
Any alterations and/or additions to the Base Building structure that may be required to accommodate the Tenants design shall be subject to the approval of the Landlord and its Base Building Engineer(s). This work may be carried out by the Tenants contractor (subject to the Landlords approval), but must be done under the supervision of the Landlords Base Building Engineer. All associated costs are at the Tenants expense. If the Landlord coordinates the work on the Tenants behalf, any costs incurred will be charged back to the Tenant, plus a 15% administration fee.
4.6
T E L E C O M M U N I C AT I O N S
Data & Communications

To ensure and maintain security, all work in riser rooms must be approved by the property riser management firm Rycom (see TDC Required Contractors/Consultants on page 6) in advance of performing the work. The Contractor is responsible for all associated costs, and must submit drawings to Rycom for approval before work may begin. Once approval is given, Rycom will provide Cadillac Fairview with all the necessary information. 48 hours advanced notice is required for all requests.
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P o w e r & Te l e p h o n e
TENANT DESIGN CRITERIA Capacity for the wiring of power and telephone systems is provided by means of an under floor raceway system. Power for duplex outlets at 120/208 volts is available on each floor at a design capacity of two (2) watts per square foot of leased space. Supply, installation and connection of outlets are the Tenants sole responsibility. All wiring in the ceiling (e.g. telecom and data lines) must be completely enclosed in conduit for FT-4 rated cables and plenum rated cable from ceiling boxes. If cable is FT-6 rated, cabling must be independently supported and NOT secured to existing pipes, conduits, or t-bar ceiling hangers.
Life Safety Systems

The TDC utilizes an Edwards EST3 Fire Alarm addressable system. The Tenants Contractor is responsible for any and all associated costs with the re-mapping and re-verification of the Life Safety systems and its components due to modifications, at both the beginning and end of the renovation.
SECTION 5.0 Site Rules & Regulations
5.1
TENANT CONSTRUCTION
The Tenant and all of its contractors, agents and employees are required to abide by the following regulations in carrying out the Tenant development work in the premises: Landlords Representative: Andrew Grube - 416 774 8147
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5.1
TENANT CONSTRUCTION
Tenant construction may only proceed after the Tenant has completed the following: The Landlord has approved the Tenant's working drawings. A set of prints bearing the Landlord's signed stamp of approval must be kept in the premises for the duration of the construction period, and be available to the Landlord's representative for reference. All permits (building permit) and approvals (which are required to be obtained from all government authorities having jurisdiction) where required have been posted at the premises. Copies must be forwarded to the Landlord. Arrangements must be made with the Landlords Representative for access to the premises for construction. Tenant must provide evidence of the insurance coverage, on the Landlord's standard form, required by the executed lease documentation prior to being given access to the premises for any reason. Copies must be forwarded to the Landlord. Tenant must file a Notice of Project with Ontario Ministry of Labour and must post it on site during construction. Contractor Deposit WSIB
5.1.1
PRE-CONSTRUCTION SURVEY
The contractor is to identify and verify for the Tenant any obstructions to clear heights, storefront openings or store fixtures critical to the Tenants design and store operation (that may or may not be included in the lease outline drawing). ie. ductwork, plumbing, rain water heaters.
5.1.2
PRE CONSTRUCTION ENVIRONMENTAL SURVEY

Prior to the commencement of any construction, renovation or demolition work that may damage or disturb existing building materials, a pre-construction survey must be carried out by the proponent or constructor of the work for the purposes of
5.1
TENANT CONSTRUCTION continued
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identifying any hazardous materials present. The survey must be performed by an reputable environmental consultant, and a copy of the consultants pre-construction survey report must be provided to Landlords Representative before any work commences. Any hazardous material that may be damaged or disturbed during construction, renovation or demolition work must be removed and disposed of in accordance with applicable government regulations which are in effect at the time the work is carried out.
5.1.3
STRUCTURAL ALTERATIONS
No alterations by means of cutting, drilling or otherwise, to columns, floors, roof or walls of the structure will be permitted without the prior written approval, in specific terms, by the Landlords Representative. All core drilling will be carried out by the Landlords contractor and back charged to the Tenant. Proper protection will be the responsibility of 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 Landlords approved contractor. Cutting and coring is to be carried out before or after regular business hours. Arrangements for adjacent Tenants security requirements to be coordinated by the Landlord at the Tenants expense. Approved cutting and coring contractors (Contact the Landlords Representative for additional contractors.): Canadian Cutting and Coring Graff Cutting and Coring
All construction materials, tools, equipment and workbenches must be kept within the premises throughout the construction period. With special arrangement, scaffolding, mounted on proper supports, may be used at the property to permit the installation of storefronts and signage.
GENERAL GUIDELINES
The TD Centre does not permit: loud playing of music alcoholic beverages use of gasoline equipment use of propane equipment
5.2
S I T E R E G U L AT I O N S
5.2.1
WORKING HOURS
Certain portions of Tenant construction may be carried out in the premises during regular working hours (to be confirmed with the Landlords Representative). Construction that involves excessive noise must be carried out after retail operating hours. Where applicable, any large materials or merchandise shipments that cannot be brought in through the rear door of the premises must be cleared through the management office. NO delivery or removal of large items are allowed in common areas during normal business hours. Delivery or removal of large items can be safely made early in the morning or late in the evening with notice given to the management office at least one day in advance. Where applicable, all contractor and delivery personnel must use rear door of the premises. No one will be permitted to enter the space through the common area. Where applicable, arrangements for all after-hours work to be arranged with the Landlords representative.
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5.2.2
EQUIPMENT & TOOLS

The use of property equipment and tools is strictly prohibited. Contractors must supply all equipment necessary for the job, including ladders, to WSIB and Occupational Health and Safety Act standards. No exceptions to this policy will be made.
5.2.3
POWER FASTENING
The use of power-actuated fasteners, such as Ramset, is not permitted during retail operating hours.
5.2.4
CLEANLINESS OF WORK SITE

Contractors must ensure that the construction site and common areas are completely free of debris. Daily removal of dirt and marks from common areas is required. Arrangements with the base-building cleaners should be made. All work near the elevator lobbies requires the installation of adequate protection to ensure that infiltration of dirt and debris does not enter the elevator shaft (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 Contractors expense. Safety precautions must be undertaken when extension cords are required. Where possible, the extension cord must be run through the ceiling to the desired location.
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
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3 x 4 carpet must be installed inside the entrance of the premises to avoid workers tracking dust into the common area. Common areas in front of the hoarding must be kept clean and clear at all times. Loading docks, elevators, stairwells, and any other areas used to transport equipment, materials or garbage will be cleaned by the contractor should the contractor have left areas of concern in an unacceptable condition, in the Landlords opinion.
5.2.5
GARBAGE REMOVAL
The Contractor is solely responsible for the removal of all generated construction debris, and must remember to avoid the accumulation of large amounts within the construction premises to avoid fire hazards. The Freight Elevator must be reserved to remove such debris. As space in the Loading Dock is limited, disposal bins are only allowed to remain in designated areas between 1700 and 0700 hours Monday through Friday, and all hours on Saturday, Sunday and holidays. Arrangements for disposal bin delivery must be made through the Shipping and Receiving Department. A list of Authorized companies to deliver disposal bins is available from the Shipping & Receiving Department. Bins must be placed upon wooden supports in designated areas, and upon removal of the bins, the Contractor shall leave the area in a tidy swept condition. For recycling information purposes, the disposal bin provider bin will be required to submit a copy of the materials weight scale ticket to the Facilities Operations Manager. The materials weight scale ticket must be submitted within 24 hours. The Tenant is responsible for ensuring that its contractor removes all construction garbage and debris from the premises daily . This must be coordinated with the Landlords Representative regarding access, routes and garbage bins locations. All carts, bins, etc. must have rubber wheels. Please abide by any direction regarding recyclable waste. Boxes and debris are to be broken down as small as possible. Any materials that can be recycled, must be, with copies of weight receipts of all recycled goods submitted to the Landlords Representative at the end of project. Lack of cooperation in this regard may result in labour back charge to the Tenant. No construction debris or building materials may be placed in the compactor units. Arrangements are to be made with the Landlord or the Landlords approved hauler to provide an open container at the Tenants or contractors expense. Property Management is to be notified in advance when an open container arrives, all construction debris is to be loaded as soon as possible, in order to avoid having the container filled with trash from other tenants. Placement of the dumpster to be coordinated with mall management. Please contact the Landlords representative one day prior to the scheduled arrival of the dumpster, so site selection can be made.
5.2
5.2.6
FLOORING PROTECTION
Tenant contractors are responsible for protecting the common area flooring in front of the premises during construction. Any tiles, which are damaged along the Tenants storefront, shall be repaired or replaced by the contractor at the Tenants expense.
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5.2.7
SECURITY OF PREMISES
The Tenant is fully responsible for the security of the premises and its contents from and after the time of availability for Tenants leasehold improvements. TENANT DESIGN CRITERIA
5.2.8
TEMPORARY SERVICES
Immediately after takeover of the premises, the Tenant must install its permanent electrical equipment with a digital check meter (provided by the Landlord and installed by the Landlords electrician, at the Tenants expense) and obtain all permits and approvals required by all authorities having jurisdiction thereof so that the service may be legitimately energized, allowing the Tenants contractor to take temporary power from its permanent source. The Tenant is required to maintain operable fire extinguishers in good working order within the premises throughout the construction period. All methods of temporary heating of the premises must be approved by the Landlords Representative in writing prior to their use.
5.2.9
WORK ON ROOF
Work on the Landlords roof in not permitted.
5.2.10 DAMAGE TO THE LANDLORDS PROPERTY

The Tenant will be held fully responsible for any damage of any nature caused by the Tenant, its agents or contractors to any part or item of the Landlords property. Should damage occur, the Tenant will be back charged the full cost of any necessary remedial work, plus a 15% fee for Landlords overhead.
5.2
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5.2.11 TESTING OF SERVICES

The Tenant must obtain permission from the Landlords Representative prior to conducting tests of plumbing, gas or fire protection system. Any damage that may result from such testing will remain the Tenants responsibility, notwithstanding prior approval having been obtained.
5.2.12 WATER METERS

Tenants with water consumption requirements greater than a two piece washroom are required to install a pulse type water check meter for each main water connection servicing the space. Where the check meter is installed in a location inaccessible for easy reading, a remote readout must be installed within the premises at eye level.
5.2.13 ACCESS PANELS

The Tenant must provide suitable methods of access through wall, ceiling or floor as necessary to permit access to services or equipment which require it, or where required by authorities having jurisdiction or the Landlord (i.e. access panels required to permit filter changes on fan coil units).
5.2.14 SPRINKLERS
The sprinkler system must be hydrostatically tested in accordance with National Fire Protection Association Standard No. 13 (latest edition). The test should be witnessed by the Operations Manager and a copy of the test report provided to same. All sprinkler work is to be performed by the Landlords contractor at the Tenants expense.
5.2.15 FIRE SUPPRESSION SYSTEM

For any fire protection (i.e. sprinkler coverage on exhaust hood), it shall be the Tenants responsibility to ensure proper connection to the Landlords termination point at the Landlords discretion.
5.2.16 HAZARDOUS SUBSTANCES

It is the responsibility of the Tenant and the Tenants contractor, when preparing for, and proceeding with, construction in the premises, to comply with all requirements of all applicable laws concerning hazardous substances. The Tenant shall not permit
5.2
the installation of any hazardous substances in any component of the premises during its tenancy. The use of any materials emitting a strong vapour odour, is not permitted during retail operating hours.
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RIGHT TO KNOW REQUIREMENTS:

All contractors are required to submit a list of all paints, glues, strippers, varnishes, lubricants and/or any other material that is classified as hazardous that will be used in the building/remodelling of the space. Additionally, all contractors must provide a Material Safety Data Sheets (MSDS) for each hazardous product. The MSDS information must be received at Property Management prior to any start of construction. If unable to obtain an MSDS on a particular product or if there are any questions regarding the Right to Know requirements, please contact the Landlords representative. TENANT DESIGN CRITERIA
5.2.17 FLAMMABLE MATERIALS

The use of gasoline motors, oxy-cutting equipment, acetylene, propane, etc. is prohibited. Special situations will require a hot work permit from the Operations Manager. Only with this hot work permit will usage of these flammable materials be granted.
5.2.18 AIR BALANCING REPORTS

Tenants and/or their contractors must supply an air balancing report to the Landlord upon completion of the leasehold improvement. This report must include both measured and engineered air flow amounts.
5.2.19 FAILURE TO COMPLY

Failure to comply with the above rules and regulations will result in the Landlord issuing a stop work order wherein all work on the premises must cease until compliance is achieved.
All contractors must use personal protective equipment and proper signage warnings posted at designated areas visible to public. All contractors are prohibited to exit from door entrances surrounding the property during any abatement removal (ACM) and at restricted times specified by the Landlords Representative and/or Security and Life Safety personnel (if applicable).
5.3
HOARDING & ENCLOSURE OF PREMISES
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Construction hoarding (enclosure the premises) will be installed and removed by the Tenant, at the Landlords direction, prior to the commencement and after the completion of any construction, at the Tenants expense. Hoarding will be built to the height of the underside of the premises bulkhead. Doors will not be permitted to swing in the hoarding unless there is no other means of access to the premises. Where doors are permitted, they must swing into the premises. Polyethylene must be dropped over the storefront to control dust. Hoarding and/or polyethylene may not be fastened to the Landlords bulkhead or demising cap. Removal of the dust-tight partition shall be made at the direction of building management, and shall be carried out during non operating hours. The barricade shall remain until the store is ready to open for business; such determination is to be made by the building management. The surfaces marked or damaged by the dust partition installation and subsequent removal, shall be restored to their original condition. In the event the contractor fails to perform the above specified work deemed necessary by the Landlord, the Landlord shall complete such work at the Tenants expense. Dust protection will be provided to the individual stores adjacent to the work being performed. The contractors liability for 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 fire walls, fire proofing and fire dampers in ductwork, notwithstanding any other work that may affect the fire rating requirements of authorities having jurisdiction. If any damage to the fire rating, the Landlord may require the Tenant to perform the necessary repairs at the Tenants expense.
5.3
HOARDING & ENCLOSURE OF PREMISES continued
Refer to Toronto Dominion Centre Construction Manual at www.tdcentre.com/en/service_providers/Pages/Contractor-Forms.aspx
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5.4
H E A LT H & S A F E T Y
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5.4.1
WORKPLACE SAFETY & INSURANCE BOARD (WSIB)

Tenants contractors must be prepared to furnish written evidence of good standing with the Workplace Safety & Insurance Board of Ontario. The Tenant will remain responsible for the compliance by all employed contractors and subcontractors with the provisions of the WSIB, and must provide appropriate certification to that effect, prior to the commencement of any Tenant work in the premises.
5.4.2
UNION LABOUR
The Tenant must employ contractors whose union affiliation is compatible with that of the Landlords contractors, and all subcontractors and personnel required to carry out work on site must also have compatible union affiliation. The Tenant will be held fully responsible for the costs and other damages, which may result from its contractors failure to comply with this requirement.
5.4.3
HEALTH & SAFETY AWARENESS

All contractors must use personal protective equipment and proper signage warnings posted at designated areas visible to public. All contractors are prohibited to exit at door entrances surrounding the property during any abatement removal (ACM) and at restricted times specified by the Landlords Representative and/or Security and Life Safety personnel (if applicable).
5.4.4
CONSTRUCTION SAFETY
The Tenant and all of its contractors, agents and employees are required to abide by the requirements of the Occupational Health and Safety Act. It is the Tenants responsibility to ensure that its contractors comply with the requirements of the bylaws of the Province of Ontario. Any additional safety regulations, which may be imposed by an authorized representative of the Landlord, must also be followed, immediately and fully. Should failure to comply result in any liability for the Landlord, the Tenant will be held fully responsible for all costs and any other responsibilities arising there from.
5.4.5
EMERGENCY CONTACT
Tenant and contractor must provide the Landlords Representative with the name and telephone number of the party to be contacted in case of an emergency having to do with the Premises.
5.5.1
INSURANCE
Contractors must provide evidence of having suitable insurance (on the Landlords standard form) prior to commencing work. This insurance must entail the following:
5.5
INSURANCE & BUILDING PERMITS
Five million ($5,000,000) in Commercial Liability Coverage Each of these entities listed must be named as Additional Insured:
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The Cadillac Fairview Corporation Limited Ontrea Inc. Canadian Pacific Hotels Corporation 5.5.2 BUILDING PERMITS
The required permits must be posted within the leased premises for inspection by municipal authorities and/or the Landlords representative. Please note: building permits may take a minimum of four weeks for approval by authorities having jurisdiction. TENANT DESIGN CRITERIA
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 fire department for final sprinkler inspections. The sprinkler and plumbing approvals are to be obtained over and above the building permits.
5.6
CONSTRUCTION DEPOSITS
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CONSTRUCTION DEPOSIT
All contractors must provide a construction deposit and sign an Acknowledgement Letter according to the Cadillac Fairviews policy guidelines, and this deposit may be applied to any fines or work related to Tenant premise or property construction. The deposit will be provided prior to construction in the form of a certified cheque, made out to the Landlord. The contact must be an authorized representative of the contract company. If a fine is to be applied, an invoice will be issued which will describe the fine and amount applied per the policy guidelines. This can be issued during or following the post construction inspection. The Landlord will require a Construction Deposit (Certified 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 of the deposit. These monies will be held until all close out documentation is received, and if they are not received, the monies will be applied against obtaining said documents. Upon inspection by the Landlord, all, some or none of the deposit will be returned within 45 days, depending on the timing of any and all repairs, to make good by the contractor or the Landlord.
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
VIOLATIONS & FINES

1. 2. 3. 4. 5. 6. 7. 8. 9. Causing a fire. Open fire work without a hot work permit and 10 lb. extinguisher (ABC Type). Deliberate disconnection of the fire system without authorization. Activation of fire alarms. Leaving the building, while fire alarm system is isolated. Obstruction of any fire equipment (pull stations, hose stations, sprinkler heads, and smoke heads). All combustible gas cylinders, when not in use, must be properly secured by a metal chain, to prevent tipping or falling over. Storage of combustibles in service areas. Unsafe build-up of garbage. $8000 $2500 $2000 $1500 $1500 $1000 $1000 $250 $500 $500 $250 $250 $500 $250 $250 Actual Repair + 15%
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10. Wedging open or obstructing any stairwell/fire door or obstructing any means of egress. 11. Smoking within the property. 12. Storage of equipment and tools in service areas and rooms without written permission. 13. Improper dust control of entrance and exit areas. 14. Unauthorized use of passenger elevators by contractors. 15. Welding, sawing and /or cutting in shipping and receiving area. 16. Any damage to property, caused by contractor, repaired by owner.
The above-mentioned is a general list of fines and violations. The Landlord is not restricted to just these fines. Any actions that are in contravention of the National Fire Code, Provincial Fire and Building Codes, Life Safety Code, Provincial Health and Safety or any other applicable legislation or regulations as determined by the Landlord may result in fine of $10,000 to $100,000. All fines will be at the discretion of the Landlord.
5.8
CONSTRUCTION COMPLETION
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The Tenant is required under the terms of its leasing documentation to complete the leasehold improvements in a good and workmanlike manner. Upon satisfactory completion of construction and/or any deficiencies, an approval letter will be forwarded with your deficiency deposit. In addition to the above, the following documentation must be submitted to the Landlord: Copy of the Air Balancing Report Electronic copy of the as-built drawings Notarized Statutory Declaration Form (copy of our standard enclosed) Fire Alarm Verification Report Permit Closeout Letter from City of 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
Refer to Toronto Dominion Centre Construction Manual at www.tdcentre.com/en/service_providers/Pages/Contractor-Forms.aspx
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SECTION 6.0 Submission Guidelines
6.0
GENERAL GUIDELINES
All renovations and new construction intended to be performed by the Tenant or its contractors must be completely and accurately detailed in working drawings, prepared by a qualified interior designer or a registered architect, whose selection has been approved by the Landlord and submitted to the Landlord a minimum of one month prior to possession. The Landlord will supply to the Tenant outline plans, if available, for the designer's information and use. These plans will be in the form of the mall's base building drawings or working drawings provided by the Tenant that previously occupied the premises. It is to be clearly understood that the Landlord does not in any way guarantee the accuracy of the information contained in such drawings. The Tenant remains responsible for ensuring that the conditions on site are reflected in the Tenant's drawings. All Tenant drawings must be submitted to the Landlord for approval. The Landlord's approval must be given in writing, by means of the Landlord's signature of approval on the Tenant's drawings, prior to the commencement of any construction within the premises. Tenants must submit drawings for approval in accordance with the scheduling stipulated by the leasing documentation and/or the drawings due date given by the Landlord. Should the Premises be incomplete at the time drawings are required to be submitted, the Tenant must base its drawings on available information, including outline drawings provided by the Landlord, and must confirm the accuracy of its drawings when the Landlord's work has been completed. Any delay by the Tenant in providing such information may affect the possession date, but shall not affect the Term commencement date.
117
Please note that the design criteria supersedes all notations on reviewed drawings. The Tenant and its designer are obligated to conform to the set design criteria. All drawings and samples must be submitted with a properly noted transmittal and/or letter. Information on transmittal/ letter to include but not limited to the following: Contact information (designer, architect, etc.) full name (initials will not suffice), company name, company address, phone number and/or email address Reviewed drawings to be returned to (if different from above): full name, company name, company address, phone number and/or email Address
6.1
PRELIMINARY SUBMISSION
118
A preliminary drawing submission (50% completion) by the Tenant is required as a part of the drawings approval process. The purpose of a preliminary submission is to provide the Landlord with an opportunity to comment on the proposed design concept at an appropriate time, so that the Landlord's requirements can be incorporated into the Tenant's final working drawings and site conditions that need to be addressed, are done so in a timely manner. Please feel free to contact the Tenant Coordinator should you have any questions regarding the submission guidelines, design criteria etc. The preliminary submission should be labeled "Preliminary Set" can be emailed as a .pdf format or two sets of prints that include but are not limited to the following: An outline plan of the store, at a 1/4" scale minimum and paper size (no less than an 11x17), showing the general merchandising layout. A fully dimensioned demolition plan, floor plan, reflected ceiling plan, storefront and interior elevations, and sections through the storefront, at a suitable scale sufficient to allow understanding of design details, and including definitive sign information . A complete material sample board, which displays fully and accurately all fi nish materials and colours to be used, keyed to the drawings. A colour rendering of the storefront or other store photos of similar concepts.
Note:
Preliminary approval is for concept only. Final submission is required for commencement of construction or the manufacturing/ordering of materials, store fixtures and signage.
6.2
A R C H I T E C T U R A L D R AW I N G S U B M I S S I O N
The Tenants architectural drawings are to include all of the following: (please note that following drawings are subject to an architectural review Fee of $500.00) Demolition plan of existing interior partitions and fixtures where applicable Floor plans showing dimensions related to lease lines and centre lines of demising partitions, storefront configurations, general merchandising and fixture layout, and flooring material throughout the premises. Grille closure details: full specifications and drawings are required including locking device details. Reflected ceiling plans showing ceiling materials, locations and types in legend format of all light fixtures, location of all special electrical equipment, and location of mechanical diffusers and return air grilles; location of access panels. Lighting specifications, including category numbers, wattage levels and lamp types, are also a requirement. Storefront and interior elevations, storefront cross-sections, and related details. Signage details showing elevation and section, size and dimensioned location at storefront, colours and materials, mounting and lighting details. Sign shop drawings must also be submitted from the sign manufacturer for final Landlord approval. Material, illumination and construction specifications Colour picture and/or a rendering of the storefront with new signage If an existing sign to be replaced, a picture and/or rendering of the existing storefront is to be submitted along with a superimposed picture of the new storefront signage
119
Specification and identification of all materials and interior finish schedule. A complete material sample board, which displays fully and accurately all finish materials and colours to be used, keyed to the drawings. The sample board should clearly and accurately identify the major finishes to be used in the store. (Submission of sample board is mandatory; final drawing approval will not be given without it.)
Note:
Please anticipate changes to drawing submission. If sufficient changes are required, the Tenant Coordinator will require the drawings be resubmitted for final approval.
NOTE: Approved drawings will be stamped by the Tenant Coordinator. Drawings approvals are valid for six months from date stamped.
6.3
SAMPLE BOARD
120
Material sample board, fully and accurately displaying all finish materials and colours to be used (keyed to the drawings), is required for the final 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 identify the major finishes to be used in the store. (Submission of sample board is mandatory) Scanned photos or digital images of materials and samples will not be accepted for final submission. Samples that are mailed to the Tenant Coordinator, must to be packaged and shipped properly to avoid broken items.
UNACCEPTABLE SAMPLE BOARD SUBMISSION
ACCEPTABLE SAMPLE BOARD SUBMISSION
6.4
M E C H A N I C A L A N D E L E C T R I C A L D R AW I N G S
Tenants mechanical and electrical drawings are to include all of the following: Detailed ductwork and diffuser layout and proposed location of thermostat(s). Complete heat gain/loss calculations. Details and location of any required roof opening and related roof-mounted equipment. Sprinkler layout showing pipes, size and head location. Plumbing layout indicating specifications for fixtures, hot water tank, drains and other equipment and materials.
121
Location of all electrical equipment and light fixtures, including night, emergency and exit lights. Specify size, wattage, type and mounting. Should plan reviews be required by the Landlord's consultants for mechanical and electrical and structural system, the resulting fees incurred by the Landlord will be a recharge to the Tenant, plus 15% administration fees, as per our standard lease agreement. Engineer drawings and site inspection fees can vary from each project up to a cost of $800.00 for Tenants under 2500 square feet. Engineering drawings review fees are waived if the Tenant uses the Landlords consultants. Please refer to the engineering criteria section for further information.
Note:
Mechanical and electrical drawings are reviewed by the Landlords consultants and therefore any inquiries should be directed to the Landlords Representative.
Single line riser diagram, electrical load summary on the basis of watts per square foot showing connected and demand loads, and electrical panel schematics.
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S E C T I O N 7. 0 Cadillac Fairview Green Design
7.1
WAT E R U S E R E D U C T I O N
INTENT
Increase water efficiency in order to reduce the demand on municipal systems and local watersheds.
125
BACKGROUND
Canadians use, on average, 390 litres of water per day. This is about twice as much as the average European. Conservation of water prevents excess withdrawal of water from rivers, lakes and other water bodies, and reduces the energy use and chemical inputs at water treatment facilities. Water use reduction at the building level helps to reduce utility bills, and lowers the operating costs at the municipal level. TENANT DESIGN CRITERIA
RELEVANCE TO TENANT
Tenants wishing to install additional washroom fixtures as part of their leasehold improvements must adhere to the maximum flow-rates established by the base building: Toilets - Dual-flush - 6/4.2LPF Urinals - 1.9 LPF Lavatory Faucets - 1.9 LPM Kitchenette faucets - 8.7 LPM
TENANT DESIGN STRATEGIES

Ideally, kitchenette faucets should target a flow rate of between 3.8 Litres per minute (LPM) and 5.7 LPM. If a suitable kitchen faucets with lower flow rate is not available, after-market aerators can be installed to achieve the specified flow rate.
RESOURCE MATERIAL
City of Toronto - Water Efficiency Plan (http://www.toronto.ca/watereff/plan.htm)
7.1
WAT E R U S E R E D U C T I O N c o n t i n u e d
126
PRODUCTS/SUPPLIERS:
Various aerators are available from major manufacturers including: Zurn (www.zurn.com): Aquaspec G62620, Commercial Brass P6900-20F Chronomite Laboratories Inc (www.omniflowcontrols.com): L200 or L400 series products Niagara Conservation (www.niagaraconservation.com): N3205 Sustainable Solutions (www.sustainablesolutions.com): SS050, LA0895
COSTING INFORMATION
Selecting a low-flush option on a typical plumbing fixture will not add additional cost After market aerators will typically add between $5 and $40 to the intended fixture assembly.
7.2
MAXIMIZING ENERGY PERFORMANCE
INTENT
To achieve increased levels of energy performance to reduce environmental impacts associated with excessive energy use and production.
127
BACKGROUND
Energy and power production create staggering amounts of 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 of CO2 emitted for every kilowatt hour of electricity used in Canada is 0.23 kgs. TENANT DESIGN CRITERIA Minimizing energy use reduces the demand on local production facilities, which in turn decelerates the growth rate of expensive and destructive power generating infrastructure. As energy prices continue to rise, providing energy efficient buildings will become more and more necessary to prevent rolling brownouts and energy shortages.

Tenants can further improve the overall energy efficiency of their premises by further reducing the overall LPD of their space and by installing equipment and fixtures that use less energy than typical products:
Lighting
Lighting is the primary contributor to energy costs and can be reduced easily by a thoughtful lighting design that minimize both the number of fixtures and the amount of light provided by each fixture.
Equipment
Computers and technological equipment account for a large portion of a Tenants energy costs. Specifying Energy Star compliant printers, monitors, and copying machines will reduce utility costs.
Appliances
Tenant spaces can also reduce energy consumption by specifying Energy Star appliances such as dishwashers and refrigerators. Energy Star appliances typically consume 15% - 40% less energy than federal standards and conventional products. Energy Star dishwashers also require less water, reducing potable water consumption.
7.2
MAXIMIZING ENERGY PERFORMANCE continued
128
RESOURCE MATERIAL
Energy Star (United States) (www.energystar.gov) Energy Star (Canada) (http://oee.nrcan.gc.ca/energystar/english/consumers/index.cfm) Natural Resources Canada (http://oee.rncan.gc.ca/commercial/equipment/index.cfm?attr=24)
PRODUCTS/SUPPLIERS
TENANT DESIGN CRITERIA Products can be found on the web sites noted above.
COSTING INFORMATION
While some energy efficient fixtures and equipment may result in a slight cost increase, the savings accrued throughout the products lifetime will more than recover those costs. Most energy efficient equipment has provided a pay back of 5 years or less.
7.3
CO N S T R U C T I O N WA S T E M A N AG E M E N T
INTENT
Prevent disposal of waste construction materials through reduction of resources, reuse of materials and consideration of recycling programs.
129
BACKGROUND
Less than 25% of North American construction waste debris is recycled. Recycling and reusing materials reduces the demand for virgin resources by the manufacturing industry. The associated energy consumption and transportation are also reduced, resulting in lower emissions and a reduced rate of resource depletion. TENANT DESIGN CRITERIA

To develop a construction waste management (CWM) Plan, that aims to identify potential opportunities for waste diversion. At a minimum, the CWM plan must include the following: A designated area for the separation and collection of recyclable and salvageable materials. The education of the construction managers and subcontractors of the LEED requirements Targeting products that minimize disposable packaging in order to reduce the amount of waste packaging associated with the transportation of materials to the site. A tracking system (including waybills) that monitors and provides feedback on the amount of materials diverted from landfill.
RESOURCE MATERIAL
Recycle Xchange www.recyclexchange.com Canadian Association of Recycling Industries www.cari-acir.org
7.3
CO N S T R U C T I O N WA S T E M A N AG E M E N T co n t i n u e d
130
RECEIVING FACILITIES
Below is a list of receiving facilities in the GTA that accept various construction materials New West Gypsum (Oakville) (www.nwgypsum.com/english) accepts drywall Paper Fibres Inc (Mississauga) (www.paperfibresinc.com) accepts paper and cardboard G Solway & Sons (Toronto) (416.531.1131) accepts scrap metals Interface Carpet (Belleville) (www.interfaceflooring.com) accept all makes of carpet through their ReEntry program
COSTING INFORMATION
In some instances, contractors pay reduced tipping fee for depositing construction waste at recycling facilities. However, there is a labour cost involved in sorting materials on site and shipping them to several additional receiving facilities other than just the landfill. Some waste management firms offer to sort construction waste off-site and provide an estimated break-down of the materials sent for recycling. This strategy often results in a lower waste diversion rate, is difficult to enforce and may carry a premium over on-site sorting of construction waste.
7.4
R E C YC L E D CO N T E N T
INTENT
Increase the demand for building products that contain material with recycled content, therefore reducing negative impacts of extraction and processing of virgin materials.
131
BACKGROUND
The amount of energy saved from using one ton of recycled aluminum instead of new materials can be used to power the average home for about two years. Incorporating recycled content into popular consumable products reduces waste, energy costs and the use of land devoted to the extraction of virgin materials. Companies are now using recycled content in a variety of products, diverting materials such as gypsum, metals, wood and glass from landfill disposal. TENANT DESIGN CRITERIA
RELEVANCE TO TENANT
At a minimum, tenants must use gypsum board, steel studs, carpet and ceiling tile that contain recycled content.

Strategies to maximize the use of recycled materials include: Research products thoroughly, to ensure that those containing recycled content are just as durable and useful as those originally specified. Give preference to post-consumer rather than post-industrial recycled content. Request literature from the manufacturer prior to ordering to verify the recycled content of each product. Keep track of 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 often competitive with similar products made from virgin materials. Products such as gypsum board and ceiling tiles have negligible if any cost premium, while carpeting and tile products may carry a small premium.
7.5
R E G I O N A L M AT E R I A L S
132
INTENT
Increase demand for building materials and products that are extracted and manufactured within the region. This supports the use of indigenous resources and reduces the negative effects associated with the transportation of goods.
BACKGROUND
The transportation sector is the fastest-growing source of the worlds carbon emissions. Road traffic, which accounted for 58 percent of worldwide transportation carbon emissions in 1990, claimed 73 percent in 1997. Pollutant emissions negatively affect air and water quality. Purchasing local materials improves the local economy, promoting the community and quality of life.
RELEVANCE TO TENANT
At a minimum, tenants are encouraged to use gypsum board, and steel studs that are manufactured and extracted within 800km of the city construction is set to take place.
DESIGN STRATEGIES
Designers should attempt to use (at a minimum of ) 10% of building materials and products for which at least 80% of the mass is extracted, processed and manufactured within 800km of the site if shipped by road, or 2400km if shipped by rail or water. Contact the suppliers of products, giving preference to products manufactured and extracted within the desired radius. This information is often available in product literature such as technical data sheets or brochures. In addition to gypsum board and steel studs, other products to target include : 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
There are many sources for regional materials within 800km of the project site. Please note that not all products are available from each manufacturing location. Contact the manufacturer for complete details. Often, a specific plant may need to be specified to guarantee the regional content. Extraction location is not provided, and must be investigated by the Tenants design team.
133
COSTING INFORMATION
TENANT DESIGN CRITERIA Not all interior building products are readily available within 800km of 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 of materials, as transportation fees are likely to be significantly less than those linked to materials shipped from distant locales.
7.6
R A P I D LY R E N E W A B L E R E S O U R C E S
134
INTENT
Reduce the use and depletion of finite raw materials and long-cycle renewable materials by replacing them with rapidly renewable materials.
BACKGROUND
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 (fossil fuels), and metals. The use of renewable materials such as bamboo, cork, and agricultural by-products avoids the depletion of these valuable resources; it also reduces habitat destruction and land development associated with material processing. Controlled bamboo forests produce as much flooring in 5 years as a hardwood forests can produce in 40 years. Renewable materials also result in biodegradable materials.
DESIGN STRATEGIES
Materials that can be replaced by renewable products include partitions, furniture, flooring, wall coverings and panel products Review all store and finish schedules and consider the use of renewable materials to replace those typically specified. Indoor air quality should also be considered when selecting a product. Associated sealants, adhesives, coatings and paints should be investigated to ensure they meet 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 flooring
Forbo (www.forboflooringNA.com) Tarkett (www.tarkett.com)
7.6
R A P I D LY R E N E W A B L E R E S O U R C E S c o n t i n u e d
Bamboo Flooring
Bamboo Mountain (www.bamboomountain.com) UF Free Constantine (www.constantine-carpet.com) UF free
135
Wall Finishes
MOSO International NA (www.moso.com) Teragran (www.teragran.com) Design Materials Inc. (www.dmikc.com) TENANT DESIGN CRITERIA
Straw core structural insulated panels

Agriboard (www.agriboard.com)
Straw interior partition panels

Durra Building Systems (www.durra.com)
Wheatboard
Dakota Burl and Biofibre by Environ Biocomposites (www.environbiocomposites.com) Primeboard (www.primeboard.com)
COSTING INFORMATION
Since renewable materials harvest faster than typical building materials, less land is required for 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 of cost to the end user. The following outlines the relative costs of various renewable materials. In general, as demand for 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 of renewable content. Linoleum: These products are relatively inexpensive, but may contain a lower percentage of renewable content than other qualified products. Bamboo: Like cork, bamboo carries a premium, but it is highly durable. As bamboo becomes more popular, competitive pricing will follow. Wheatboard/Straw: Products made from agricultural by products may carry a premium and are dependant on market conditions.
7.7
CERTIFIED WOOD
136
INTENT
Promote sustainable forestry management practices by specifying Forest Stewardship Council (FSC) approved wood products.
BACKGROUND
The Forest Stewardship Council was created in 1993, and aims to promote forest sustainability, as demonstrated by their mission statement: The Forest Stewardship Council shall promote environmentally appropriate, socially beneficial, and economically viable management of the worlds forests.
Forests cover 45% of the land mass in Canada, offering habitat to almost 2/3 of Canadas biodiversity. Sustainable forest management reduces negative impact on these habitats and promotes the use of wood as a renewable resource. While other sustainable forest management systems exists (Sustainable Forestry Initiative SFI, CSA Sustainable Forest Management CSA-SFM), LEED only recognizes the FSC. FSC Chain of Custody certification is not expensive, and as the demand for FSC certified wood increases, companies involved in wood based products may lose market share if they fail to obtain FSC certification. LEED requirement: Of all wood based products, 50% must be FSC certified. In order to be FSC certified, each processor, manufacturer and distributor of the product must have chain-of-custody certification.
DESIGN STRATEGIES
Interior spaces can contain many wood based products, and Tenants designers should be careful to review all proposed products when considering this credit. Some of the most likely wood based products used in tenant fit-up are: solid wood doors, paneling products, finishes (including flooring), furniture or carpentry.
RELEVANCE TO TENANT
Tenants are encouraged to use FSC certified wood for wood based products. Locating FSC certified companies can be difficult depending on the item desired. Also consider the following when specifying FSC certified products: Contact the product supplier to find out if they have FSC chain-of-custody certification. If they do not, consider other manufacturers/distributors. Be careful to ensure that FSC certified products do not contain urea formaldehyde (UF), in accordance with credit EQc4.4.
7.7
CERTIFIED WOOD continued
RESOURCE MATERIAL
Forest Stewardship Council of Canada (www.fsccanada.org) SmartWood (www.smartwood.org) qualified third-party certifier for the FSC
137
PRODUCTS/SUPPLIERS Wood Doors

TENANT DESIGN CRITERIA Specify doors with a stave core. The core is the largest wood component in a door, and ensuring it is FSC certified is a big step toward credit compliance. Doors by the following manufacturers can be specified with FSC content: Baillargeon (www.baillargeondoors.com) Algoma (www.algomahardwoods.com) Mohawk (www.mohawkdoors.com)
Flooring
FSC flooring products are available from a variety of companies, including: EcoLumber Co-op (www.ecolumber.ca/flooring.htm) PG Hardwood Flooring (www.pgmodel.com) Groleau Flooring (www.groleauinc.com)
Paneling
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
Currently, FSC compliant manufacturers and suppliers are not readily available. However, as the demand for FSC products increases, costs will decrease. Currently, FSC certified products can carry a 10% - 30% premium over wood based products that are forested using conventional methods.
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
138
INTENT
Improve indoor air quality by selecting adhesives, sealants, paints and coatings that contain low or zero Volatile Organic Compounds (VOCs).
BACKGROUND
Ground level ozone is created when VOCs react with sunlight and nitrogen. Ozone, when inhaled, damages the lung tissue reducing lung function and sensitizing the lung to other irritants. VOC exposure can result in a reduction of occupant health and productivity. Even low levels of VOCs can have adverse effects on human health if 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 of the top 5 hazards to human health. These finishes release low level toxic emissions into the air for years after application. The source of these toxins is a variety of VOCs which, until recently, were essential to the performance of the paint. New environmental regulations, and consumer demand, have led to the development of low-VOC and zero-VOC paints and finishes. Most paint manufacturers now produce one or more non-VOC variety of paint. These new paints are durable, costeffective and less harmful to human and environmental health. Benefits to using low VOC paints and finishes includes: reduced toxins benefit everyone; reduces landfill, groundwater and ozone depleting contaminants; low-VOC products perform well in terms of coverage, scrubability and hideability (covering flaws on previous coats); easy cleanup with soap and warm water; have low odor during application; no odor once cured and no off-gassing. Painted areas can be occupied sooner, with no odor complaints and are not deemed hazardous waste therefore cleanup and disposal are greatly simplified.
RELEVANCE TO TENANT
Tenants are required to use low-emitting adhesives, sealants paints and coatings during tenant fit-up. Material Safety Data Sheets (MSDS) or other manufacturers literature stating VOC contents of adhesives, sealants paints and coatings must be submitted for Landlord Review.
DESIGN STRATEGIES
VOC information for a given product can be found in a variety of places, including technical data sheets, material safety data sheets and other manufacturer literature; the most likely of these materials is the MSDS. Green Seal approved products will bear the Green Seal Certification Mark.
7.8
Adhesives,Sealants, Paints, Coatings continued
For Canadian MSDS VOC information is usually found in Section 9: Physical and Chemical Properties. For American MSDS VOC content is often 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 for low VOC products increases. Make sure that the VOC limits you are striving for 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 for 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.
139
PRODUCTS/SUPPLIERS
Most manufactures offer low or zero VOC products including: General Paint (www.generalpaint.com) Z-coat series Pittsburgh Paint (www.ppg.com/ppgaf/landing.htm) Pure Performance 9-100 series Speedhide ICI (www.iciduluxpaints.com) Lifemaster 200 series Benjamin Moore (www.benjaminmoore.ca) EcoSpec series
RESOURCE MATERIAL
Green Seal Standard GS-11: (www.greenseal.org/certification/standards/paints.cfm) Green Seal Standard GS-03: (www.greenseal.org/certification/standards/anticorrosivepaints. cfm) South Coast Air Quality Management District (SCAQMD) Rule #1113: (http://www.aqmd.gov/rules/reg/reg11/r1113.pdf )
COSTING INFORMATION
Low or zero VOC products are readily available with no cost premium. The market for low-emitting materials is growing, and consequently products are offered at prices that are competitive (sometimes less expensive) with conventional building products.
7.8
Carpet
140
INTENT
Improve indoor air quality by choosing carpeting that contains less contaminants and pollutants than conventional broadloom products.
BACKGROUND
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 comfort and health, and as such should be a primary concern to those responsible for indoor finishes 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 for Testing Materials (ASTM) method D5116. Carpet products that meet the emission levels of the test are granted a Green Label. The CRI has also developed another program, called Green Label Plus for products that meet more stringent emission levels. Since the inception of the Green Label program in 1992, the industry has made substantial reductions in the levels of TVOCs (Total Volatile Organic Compounds), as well as reductions in 4-phenylcyclohexene (4-PC), the compound most associated with new carpet odour.
RELEVANCE TO TENANT
Tenants are required to use low-emitting carpets for all carpeting installed as part of their leasehold improvements. Product cut sheets indicating CRI Green Label certification must be provided at Landlord review.
RESOURCE MATERIAL
All Green Label and Green Label Plus compliant products can be found on the Carpet and Rug Institute website: Green Label and Green Label Plus: (http://www.carpet-rug.org)
7.8
Carpet continued
PRODUCTS/SUPPLIERS
Interface Inc. (www.interfaceinc.com) All carpet manufactured in City of Industry, CA, LaGrange, GA and Belleville, Ontario meets this requirement Tandus (www.tandus.com) Includes Monterey, C&A and Crossley flooring companies Shaw Industries (www.shawfloors.com) Based in Dalton, Georgia Milliken (www.millikencarpet.com)
141
Some CRI Green Label or Green Label Plus compliant products carry a premium compared to traditional broadloom carpeting; however, increasing tenant and shopper comfort and reducing employee absenteeism will result in higher productivity levels.
COSTING INFORMATION
7.8
Composite Wood
142
INTENT
Reduce the quantity of urea-formaldehyde, an odourous, potentially irritating and harmful contaminant that affects the comfort and well-being of installers and tenants.
BACKGROUND
Formaldehyde is commonly used in building products such as resins and adhesives. There are two common forms of formaldehyde used in construction materials: phenol formaldehyde (PF) and urea formaldehyde (UF). The formaldehyde gas in these products is off-gassed into the surrounding air, creating a variety of health issues. Urea formaldehyde is a carcinogenic compound that can also cause irritation and asthma in concentrated conditions. Phenyl formaldehyde is less destructive because it off-gasses at a reduced rate compared to urea formaldehyde. Avoiding the use of both of these compounds is recommended to reduce employee health risks and improve indoor air quality.
RELEVANCE TO TENANT
Tenants should make best efforts to avoid wood based materials such as MDF, laminated assemblies or flooring that contain added urea formaldehyde.
DESIGN STRATEGIES
To investigate the adhesives and resins used in all wood-based materials, such as MDF, laminated assemblies, flooring, etc. UF information may be provided in a variety of locations, including MSDS, technical data sheets and product literature. On occasion, the manufacturer may have to be contacted to verify the use of UF within the product assembly.
7.8
Composite Wood continued
PRODUCTS/SUPPLIERS
A variety of products can be found without added urea-formaldehyde or no UF at all. Some example manufacturers include: Environbiocomposites (http://environbiocomposites.com/leed.php) Columbia Forest Products (www.columbiaforestproducts.com) PrimeBoard Inc. (www.primeboard.com) SierraPine (www.sierrapine.com) Skyblend (www.skyblend.com
143
COSTING INFORMATION
Many panel products are available with a UF-free option for a negligible if any increase in price. The benefits gained in tenant comfort and health will improve productivity, and likely recover any additional costs associated with purchasing materials without urea formaldehyde.

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RETAIL DESIGN CRITERIA

March 2013 V1.1

Architectural Design Criteria

Site Rules And Regulations

Food Court Design Criteria

Storefront Sections, Details

Cadillac Fairview Green Design Initiatives

TENANT DESIGN CRITERIA

TENANT DESIGN CRITERIA

Tenant Projects Contact Information:

TENANT DESIGN CRITERIA

TD Centre Property Contact Information:

Cadillac Fairview Contact Information

TENANT DESIGN CRITERIA

TENANT DESIGN CRITERIA

SECTION 1.0 Architectural Design Criteria

LANDLORD CONTROL ZONE

TENANT DESIGN CRITERIA

LANDLORD CONTROL ZONE continued

TENANT DESIGN CRITERIA

1.2.1.1 CORNER LOCATIONS

DESIGN GUIDELINES continued

STOREFRONT DECORATIVE PROJECTIONS

DESIGN GUIDELINES continued

WALL CONSTRUCTION NOT PERMITTED:

GENERAL FINISHING REQUIREMENTS

1.3.1.1 FINISHED WOOD & WOOD VENEERS

1.3.1.2 PLASTIC LAMINATES

TENANT DESIGN CRITERIA

TENANT DESIGN CRITERIA

MATERIALS & APPLICATIONS

1.3.2.1 BASE MATERIALS

1.3.2.2 GLAZING MATERIALS

1.3.2.3 PAINTS, COATINGS, ADHESIVES & SEALANTS

TENANT DESIGN CRITERIA

TENANT DESIGN CRITERIA

MATERIALS NOT PERMITTED

TENANT DESIGN CRITERIA

TENANT DESIGN CRITERIA

TENANT DESIGN CRITERIA

STOREFRONT CLOSURES continued

Frameless Glass & Door System

FRAMELESS GLASS & DOOR SYSTEMS

1.5.1.2 WOOD DOORS IN A GLASS STOREFRONT

1.5.1.3 HORIZONTAL STACKING DOORS

TENANT DESIGN CRITERIA

TENANT DESIGN CRITERIA

ACCEPTABLE SECURITY SYSTEMS

UNACCEPTABLE SECURITY SYSTEMS

SIGNAGE & GRAPHICS

GENERAL SIGN CONDITIONS

TENANT DESIGN CRITERIA

SIGNAGE & GRAPHICS continued

ACCEPTABLE SIGN APPLICATIONS

TENANT DESIGN CRITERIA

SIGNAGE & GRAPHICS continued

UNACCEPTABLE SIGN APPLICATIONS

TENANT DESIGN CRITERIA

SIGNAGE & GRAPHICS continued

TENANT DESIGN CRITERIA

SIGNAGE & GRAPHICS continued

MERCHANDISING, GRAPHICS & DISPLAY

1.7.6.1 ILLUMINATED POSTER BOXES

TENANT DESIGN CRITERIA