VANCOUVER CENTRE MALL TENANT CONSTRUCTION GUIDELINES MANUAL. Table of Contents. 1.0 General Information 1.1 Building Management

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1 Table of Contents VANCOUVER CENTRE MALL TENANT CONSTRUCTION GUIDELINES MANUAL 1.0 General Information 1.1 Building Management 2.0 Design Requirements 2.1 Approval Process Tenant s Designer Drawing Review and Approval Tenant Outline Drawing Design Criteria Plans to be Submitted by Tenant Submission Requirements Preliminary Submission Final Submission Tenant Coordinator Required Project Documentation By-Laws and Regulations Legal Description of This Site 2.2 Consultant Engineers 2.3 Preferred Contractors 2.4 Trades Qualifications 2.5 Contractor s Insurance, Permits and Bonds 3.0 Work Regulations 3.1 Material Delivery to the Site 3.2 Building Access and Working Hours 3.3 Parking 3.4 Area of Work Restrictions 3.5 Temporary Services 3.6 Damage and Repair 3.7 Disallowed Tools 3.8 Noise and Vibration 3.9 Volatile/Toxic Substances 3.10 Exhaust and Odours 3.11 Housekeeping 3.12 Safety 3.13 Temporary Hoarding and Security Requirements 4.0 Base Building Standards 4.1 Condition of Existing Premises 4.2 Keys and Cylinders 4.3 Concrete Walls and Columns 4.4 Lighting and Power 4.5 Gas Service February 21, 2014 Page 1 of 30

2 4.6 Air Conditioning Equipment 4.7 Plumbing 4.8 Sprinklers and Fire Protection 4.9 Telephone Service 4.10 Cablevision Service 4.11 Fire Alarm 4.12 Voice Communication System 4.13 Emergency Lighting 4.14 Structural 4.15 Tenant Directory Signage 5.0 Completion of Tenant s Work 6.0 Landlord s Work at Tenant s Expense 7.0 Tenant Improvement Design Criteria 7.1 Environmental Practices 7.2 General Approach for Storefronts 7.3 Storefront Design Guidelines 7.4 Ceiling 7.5 Electrical 7.6 Air Conditioning 7.7 Sprinklers and Plumbing 7.8 Lighting 7.9 Emergency and Exit Lighting 7.10 Fire Alarm 7.11 Telephone and Communications 7.12 Flooring Requirements 7.13 Signage General Design Requirements Illumination 8.0 Appendix February 21, 2014 Page 2 of 30

3 1.0 GENERAL INFORMATION This Manual contains general information, procedures and requirements established by the Landlord to assist Tenants in the design and construction of their Premises and to notify them of the Design Criteria for Vancouver Centre Mall. 1.1 BUILDING MANAGEMENT The Tenant and his agent(s) shall address all requests for information and/or approvals to Vancouver Centre Mall management: GWL Realty Advisors Inc. PO Box West Georgia Street Vancouver BC V6B 4N9 P F Tenants and their designers and contractors are urged to acquaint themselves thoroughly with the material herein as it will form the basis of approval for all submissions. It is highly recommended that the Tenant and/or his designer visit the leased premises to inspect and verify all conditions prior to commencement of any design work. Arrangements for this inspection can be made through Vancouver Centre Mall management. These guidelines are to be read in conjunction with the Tenant s lease. This Manual is intended to reflect standard conditions and situations only. In the event of any conflict between this Manual and the lease, the provisions of the lease will prevail. Vancouver Centre Mall management reserves the right to amend or add information to this Manual at any time. The Tenant is obliged to abide by such changes upon notification thereof and any such amendments or additions and all costs associated with compliance shall be at the Tenant s expense. February 21, 2014 Page 3 of 30

4 2.0 DESIGN REQUIREMENTS 2.1 APPROVAL PROCESS TENANT S DESIGNER The Tenant must employ a qualified architect or interior designer to produce contract documents and drawings for the proposed renovations to the leased Premises. Vancouver Centre Mall management have preferred design companies, however the Tenant may hire the design firm of their choice. Prior to preparing drawings, the designer will be responsible for familiarizing themselves with all applicable by-law and code requirements which are required for occupancy of the Premises DRAWING REVIEW AND APPROVAL Tenant Outline Drawing Vancouver Centre Mall management shall provide to the Tenant an outline drawing consisting of one or more plans which show the approximate dimensions of the Premises and the approximate locations of its boundary walls and which may also show the approximate locations of mechanical equipment or other utilities serving the Premises Design Criteria See Section 7.0 of this Manual for the requirements of the Design Criteria. The Tenant acknowledges having received a copy of this Manual and is therefore bound by the stated Design Criteria and all of the Tenant s Work and plans shall conform to the Design Criteria Plans to be Submitted by Tenant The Tenant shall submit preliminary and final plans along with a completion schedule for the Tenant s Work in accordance with the requirements and procedures set out in the Design Criteria. Vancouver Centre Mall management s written approval of final plans for all Tenant Work is required prior to commencement of any such work. Vancouver Centre Mall management may, at its sole discretion, require revisions to such plans as a condition of approval. Any Tenant Work which is not constructed or not otherwise in accordance with the plans, specifications, information and revisions delivered to and approved by Vancouver Centre Mall management or is not otherwise in accordance with the requirements of the Tenant s lease and the Design Criteria and which has not been removed or corrected forthwith after request by Vancouver Centre Mall management may be removed or corrected by the Landlord at the expense of the Tenant. February 21, 2014 Page 4 of 30

5 Approval of plans shall not constitute the assumption of any responsibility by Vancouver Centre Mall management for their accuracy or sufficiency or their compliance with applicable laws, by-laws, regulations or codes and the Tenant shall be solely responsible for all such compliance SUBMISSION REQUIREMENTS Preliminary Submission All Tenants are required to make a preliminary submission to the Tenant Coordinator indicating design intent. Three (3) sets of drawings indicating storefront finishes and elevations and a sample board must be submitted for preliminary approval. Submissions which do not include signage will be considered incomplete and will be rejected Final Submission Upon incorporation of any comments from the preliminary review by Vancouver Centre Mall management, a final submission shall be made to the Landlord s representative consisting of two (2) sets of drawings complete with one (1) electronic copy. The submission must include all specifications and a sample board of proposed materials and finishes. The Tenant must confirm the actual site conditions and verify all dimensions against the tenant outline drawings before proceeding with final working drawings. The Tenant is obliged to engage a professional interior designer, retail designer or architect to prepare drawings sufficient for construction. The drawing submission must include drawings done by professional engineers for mechanical, electrical, fire protection, structural etc. Drawings must be of 600mm x 900mm or 24 x 36 uniform size. As a final submission, the drawings should include a minimum of the following information: Floor plan minimum scale 1:50 or ¼ = 1-0 Reflected ceiling plan showing lights, sprinklers, air-conditioning and return air grilles, the method of ceiling suspension and access panels minimum scale 1:50 or ¼ = minimum scale 1:50 or ¼ = minimum scale 1:50 or ¼ = 1-0 February 21, 2014 Page 5 of 30

6 minimum scale 1:5 or 3 = 1-0 developed classification of all finish materials Site plan and retail unit number minimum scale 1:50 or ¼ = 1-0 Reflected ceiling plan showing lights, sprinklers, air-conditioning and return air Floor plan showing duct layouts, duct sizes, grille and diffuser sizes and thermostat locations Cooling load calculations Plumbing and sprinkler plans minimum scale 1:50 or ¼ = 1-0 Reflected ceiling plan Piping layout plan Sprinkler system hydraulic calculations Electrical layout plan Lighting plan minimum scale 1:50 or ¼ = 1-0 Tabulations of total electrical power and lighting loads Specifications and fixture schedules Special lighting (signs, logos etc.) Emergency lighting, exit lighting and voice communication system The following notes must appear on all drawings submitted for approval: One set of Landlord s approved drawings to be kept on site and available February 21, 2014 Page 6 of 30

7 for checking at all times during construction. All work to be scheduled through the Landlord. Tenant s Contractor shall be responsible for obtaining any and all necessary permits required for Tenant Work to proceed. Tenant s contractor shall comply with all rules and regulations set forth by the Landlord. Drawings must indicate connected electrical loads, weight of any heavy equipment such as safes, refrigeration equipment, showcases etc. as well as any masonry facing materials used. The Tenant must supply plans showing locations of equipment which the Tenant intends to install, complete with catalogue sheets and specifications of same, showing water and electrical consumption, hp and phase, controls, exhaust ducting and any other requirements necessary to provide direction to the Contractor to enable the installation to be completed TENANT COORDINATOR All submissions are to be made to the Landlord s representative. See Section REQUIRED PROJECT DOCUMENTATION The following documents must be submitted to Vancouver Centre Mall management prior to commencement of work on the leased Premises: Copies of Building Permit(s) contractors drawings and specifications -approved, stamped & initialled construction General and Subcontractors names and contact telephone numbers Contractor prior to the commencement of any work. These permits can be obtained from the Landlord s representative, see Section 1.1 List of chemicals intended to be brought into the building, see Section 7.1 February 21, 2014 Page 7 of 30

8 2.1.6 BY-LAWS AND REGULATIONS All Tenant Work must comply with all applicable by-laws, codes and regulations of all authorities having jurisdiction. All drawings must be approved and building permits issued by the City of Vancouver before construction is permitted to begin. The Tenant or the Tenant s contractor/designer is responsible for applying for and obtaining all necessary permits and approvals from all authorities having jurisdiction over the work to be performed. Evidence of these permits must be posted at the leased Premises and a copy forwarded to Vancouver Centre Mall management prior to the commencement of any work. See Section Any construction or installation of items that are contrary to by-laws or codes will not be tolerated LEGAL DESCRIPTION OF THE SITE The Legal Description of the Vancouver Centre consists of the following combined: The municipal address is: 650 West Georgia Street Vancouver, BC V6B 4N7 The above information will be required for Building Permit application. 2.2 CONSULTANT ENGINEERS The Tenant must retain the Owner s consultant engineers for the production of design and working drawings for the critical services of the building (mechanical, electrical, life safety etc.). The cost for this work will be the responsibility of the Tenant. Landlord s Representatives: GWL REALTY ADVISORS INC. #1730, PO Box West Georgia Street Vancouver, BC V6B 4N9 Tel: Fax: Attention: Randy Felty Architects/Interior Designers: KASIAN ARCHITECTURE INTERIOR DESIGN AND PLANNING LTD 1555 West Pender Street, Suite 350 Vancouver, BC V6G 2T1 Tel: Fax: Attention: Doug Steele February 21, 2014 Page 8 of 30

9 Freehold Lands City of Vancouver Lots C and D, Block 53 District Lot 541, Plan Leasehold Lands City of Vancouver Volumetric Parcels J and K Reference Plans and District Lot 541 N.B. Tenants must use the Landlord s Structural, Mechanical and Electrical Engineers and Code Consultants listed below to avoid possible delays, problems and extra expense in finishing their premises. Structural Engineers: READ JONES CHRISTOFFERSEN 210 West Broadway Vancouver, BC V5Y 3W2 Tel: Fax: Attention: Jeff Corbett Mechanical Engineers: INTEGRAL GROUP 305, 625 Howe Street Vancouver, BC V6C 2T6 Tel: Attention: Kai Chen Electrical Engineers: STANTEC CONSULTING Dunsmuir St. Vancouver, BC V6B 6A3 Tel Attention: Cindy Kwong Code Consultants: CFT ENGINEERING INC. # Hornby Street Vancouver BC V6Z 1V8 Tel: Attention: Barry Dutour February 21, 2014 Page 9 of 30

10 2.3 PREFERRED CONTRACTORS The following preferred contractor list has been developed to indicate trades prequalified to work in Vancouver Centre Mall. Contractors not on this list must first obtain permission from Vancouver Centre Mall management before being allowed to work in the building. General Contractors Finn Jorgensen Construction Ltd Omicron Reotech Mechanical Contractors Davidson Bros Mechanical Contractors Wayne Davidson Fred Welsh Ltd. Andrew Welsh Latham s Munis Dhalla Electrical Contractors Corporate Electric Ltd. Bryan Killins Sasco Contractors Ltd. Craig Paquin Mott Electric Eugene Sawka Fire Alarm System Contractors Chubb Edwards Troy Forshaw *Corporate Electric Ltd. Bryan Killins Sprinkler System Contractor *Priority Fire Systems Ltd. Fred Kappler Air Balancing *Western Mechanical Services Ltd. Emily Munory Locksmith *West Coast Mobile Locksmiths Ltd. Bill Beazly Electronic Metering *QMC Inc. James Easton * Denotes work to be carried out by these contractors only. 2.4 TRADES QUALIFICATIONS It is Vancouver Centre Mall management s policy to ensure that contractors and their employees working in the building are fully-qualified and trained in their respective fields. They must also be fully-trained in the use of any tools and equipment that they will be using on-site. To this end, written confirmation is required that all Contractors employees February 21, 2014 Page 10 of 30

11 are fully-licensed and qualified and have received the required training to undertake the work. List these qualifications as well as the governing bodies licensing them and submit an original letter (not a fax or copy) prior to beginning any work. See Section All work by the Tenant within the Premises shall be completed with new materials. Materials and workmanship shall be of a uniformly high quality and used and/or performed in accordance with the very best standards of practice and shall not be in contravention of any applicable governing laws, codes or regulations and shall be subject to the approval of the Landlord and/or its architect. 2.5 CONTRACTOR S INSURANCE, PERMITS AND BONDS The Tenant s Contractor shall, prior to starting any work, furnish evidence that they are adequately and properly covered by insurance according to the following criteria: Additional insured named on all policies: GWL Realty Advisors Inc. as agents for: HOOPP Realty Inc. Great West Life Assurance Company London Life Insurance Company A Comprehensive General Liability policy is in force covering the Work with a limit to any one occurrence of $5,000, and the policy shall contain a crossliability clause and shall be extended to include non-owned automobiles and blanket contractual liability. The insurance shall preclude subrogation claims by the insurer against anyone insured thereunder. An all-risk policy for physical loss or damage must be provided covering the total contract price for the Tenant s Work. An automobile policy must be in force covering all owned vehicles with a minimum of $500, coverage per occurrence. Evidence of the existence of insurance coverage referred to in this section must be submitted to Vancouver Centre Mall management by means of a Certificate of Insurance from the Contractor s insurers or by a certified copy of the actual policy documents before commencement of the Tenant s construction. The Tenant s Contractor(s) shall furnish written evidence of good standing with WorkSafe BC to Vancouver Centre Mall management before commencement of the Tenant s construction. All work must be designed and executed to conform to all applicable building by-laws and codes in effect at the time of construction including seismic restraints and access requirements for people with disabilities. Every tenant is responsible for obtaining all February 21, 2014 Page 11 of 30

12 permits and approvals for the work to be performed by the Tenant s Contractor prior tothe commencement of work and at the Tenant s expense. February 21, 2014 Page 12 of 30

13 3.0 WORK REGULATIONS The Tenant s Contractor when first arriving on site must check in with the Landlord s representative who will advise him of the rules and regulations to be observed. 3.1 MATERIAL DELIVERY TO SITE The delivery of material, supplies and equipment to the building shall be scheduled in advance to the approval of the Landlord s loading dock attendant. The Tenant Contractor shall reserve the freight elevator in advance for the delivery of materials and equipment. The Landlord s loading dock attendant shall regulate the use of and shall assist in running the freight elevator, at the Landlord s discretion. The Tenant, his Contractor, or his agents may require the Landlord to provide staff or other forces for evening or weekend hours due to the moving in or out of materials, debris, supplies, furnishings, etc. Such hours worked shall be charged to the Tenant at the Landlord s overtime rate or contracted rate, including any security forces required. The Landlord shall invoice the Tenant for any overtime or other costs involved relating to the Tenant activities plus a ten (10) % fee. The Landlord shall keep all such hours to a minimum but as necessary for the security of the building. Such hours worked and such manpower provided shall be at the sole discretion of the Landlord. 3.2 BUILDING ACCESS AND WORKING HOURS The Landlord may restrict the hours of work for certain trades due to the ongoing operation of existing tenants in Vancouver Centre Mall. Certain trade work must be carried out prior to 9:00 am, Monday to Saturday, or prior to 12:00 noon on Sundays and holidays. Such work shall include, but not be limited to, the following: Sheet metal duct work Running of plumbing, electrical or phone piping, conduit, etc., through or above adjacent premises All noise- and odour-creating work. Certain work must be carried out after normal Vancouver Centre Mall hours as follows, or as approved by the Landlord s representative: After 6:00 pm Monday, Tuesday, Wednesday After 9:00 pm Thursday and Friday After 5:30 pm Saturday Such work shall include, but not be limited to, the following: Removal of debris and excess materials February 21, 2014 Page 13 of 30

14 -based painting, staining, oiling The Landlord shall allow some variation to the type of work done during the above-noted early and late hours, but will, however, strictly enforce the requirement of having such work not performed during the Mall open hours. 3.3 PARKING There are no on-site commercial vehicle parking facilities for Tenant s Contractors or suppliers, only a controlled loading dock. There is an adjacent parkade for employee cars at market rates, subject to availability. 3.4 AREA OF WORK RESTRICTIONS Workers on site shall use only those washroom facilities and water resources designated by the Landlord for construction personnel. Use of the washrooms for equipment cleaning or waste disposal is expressly forbidden. Routine access to Tenant Premises shall use routes designated by the Landlord. No Tenant materials may be stored outside of the Premises. The Tenant will not work or store material in any part of the Mall, or have any access to the Mall during the Tenant fixturing period, unless otherwise approved by the Landlord. Under no circumstances shall the Tenant, his employees, his Contractors or his Contractors employees enter onto any roof of the Building. No roof-mounted antenna or satellite-receiving dish antenna is permitted unless approved in writing by the Landlord with respect to location and detail. 3.5 TEMPORARY SERVICES Workers on site shall use only those washroom facilities and water resources designated by the Landlord for construction personnel. See Section 3.4. The delivery of material, supplies and equipment to the building shall be scheduled in advance to the approval of the landlord s representative. The Tenant Contractor shall reserve the freight elevator in advance for the delivery of materials and equipment. 3.6 DAMAGE AND REPAIR The Tenant shall be held responsible for any damage to Landlord s property or other tenant s property resulting from the actions of the Tenant, his Contractor or suppliers. Note particularly that any damage to sprayed fireproofing installed by the Landlord shall be repaired by the Landlord and back-charged to the Tenant. February 21, 2014 Page 14 of 30

15 3.7 DISALLOWED TOOLS The use of noise- or fume-producing equipment is limited to between 6 pm and 6 am. 3.8 NOISE AND VIBRATION Locations and output directions of loudspeakers located within the Tenant Premises shall be shown on approved drawings. All speakers shall be mounted in acoustically lined housings to prevent transmission to neighboring premises. Occupancies which generate loud noises, such as from operating machinery, shall provide, at the Tenant s expense, acoustic insulation full height in all demising walls. Tenants shall do nothing in the space that causes any noise or vibration that interferes with the quiet enjoyment of any other tenants in the Building. 3.9 VOLATILE/TOXIC SUBSTANCES The use of sprayed lacquer or other volatile or toxic materials shall not be permitted under any circumstances within any Premises. Any Contractor having disregard for the above stipulation or disregard for proper safety and fire protective procedures shall be immediately barred from continuing work at the Premises EXHAUST AND ODOURS Objectionable odours must be handled in such a manner as to prevent their release into the Mall, an adjacent tenant, or any common area. The Tenant s air handling equipment may not, under any circumstances, exhaust air into the common areas without specific pre-approval from the Landlord HOUSEKEEPING The Tenant Contractor shall be required to provide his own debris removal. The Landlord shall not accept any construction debris. At the Tenant s cost Contractors shall remove construction debris, garbage, left-over material, cratings, etc., from the Premises in containers via the freight elevator to the loading dock and away from the building site. Such removal shall be done only after 6:00 pm, and as scheduled with the Landlord. Such clean-up shall be performed regularly by the Contractor so as to keep the Premises and work areas free of hazards. The Contractor shall provide his own container bins located in the laneway at the rear or the loading dock, and located to the approval of the Landlord s representative. Such containers shall be removed regularly. On a limited basis, bins may be set in the dock area at the sole approval of the Landlord. The Tenant Contractor shall understand that the Landlord does not provide manpower for the lifting, moving or carting of delivered items or for the removal of debris, etc. All Tenant deliveries or removals must be scheduled to provide all necessary labour. February 21, 2014 Page 15 of 30

16 In addition to daily housekeeping and regular removal of debris and excess material, etc., the Tenant Contractor shall be required to keep all adjacent areas clean and free of dirt and debris. The Landlord s cleaners shall not be obliged to clean up after the Contractor, except as directed by the Landlord, and then it will be at the expense of the Tenant. The Tenant is required to inform all suppliers of materials, equipment, etc., that it shall be the responsibility of such supplier to remove from the building all packing, crating and other debris associated with the delivery and setting in place of such items. The Landlord and its cleaners will not remove such material from the Premises. No unpacking of delivered items is allowed in the dock area or in the Mall. The Tenant and/or his Contractor shall maintain the Premises in a reasonably clean and orderly manner during the fixturing period and shall at the Tenant s cost remove daily all excess material, trash and cartons resulting from the Tenant s Contractor s work and Tenant s stocking of the Premises entirely out of the building and off the site SAFETY All persons on site in connection with Tenant work shall comply fully with all safety regulations in force. Minors shall not be permitted on the construction site at any time. First aid equipment and fire extinguishers must be maintained in each Tenant s Premises. Smoking is strictly prohibited TEMPORARY HOARDING AND SECURITY REQUIREMENTS Store security during the Tenant s fixturing period is the responsibility of the Tenant, who shall take all necessary steps to secure the Premises. The Landlord shall have no liability for any loss or damage including theft of building materials, equipment or supplies. The Tenant must provide full hoarding to be approved by the Landlord. The hoarding shall be gypsum board on studs, full height, provided with a lockable door, painted, and maintained in good condition for the fixturing period. Tenant signage will be allowed after Landlord approval. Prior to that, only the Contractor s name and site safety rules will be allowed. February 21, 2014 Page 16 of 30

17 4.0 BASE BUILDING STANDARDS The Tenant area consists of tenant improvements contained within the base building. The base building consists of concrete floors with demising partitions typically of gypsum board on steel studs ready for tenant finish. No tenant ceiling is provided in the space the underside of the concrete structure above forms the ceiling. No front closure at the Mall lease line will be provided. There will be present elements of the mechanical, electrical and sprinkler systems which might require modification to suit the Tenant s Work. Base building standard materials and finishes may not be altered without express written permission of Vancouver Centre Mall management. 4.1 CONDITION OF EXISTING PREMISES The Tenant accepts the premises in as is condition, except for completion of any work which is specified to be done by the Landlord at the Landlord s expense, unless stated otherwise in the Tenant s lease. Facilities and equipment for sprinklers, utilities, heating, ventilating and air conditioning (HVAC) are provided to the premises only to the extent indicated on the Tenant outline drawings. Where the Tenant detail plans show approved extensions or alterations of any such items and if service capacities are available, the Landlord will carry out such extensions or alterations and all such work and materials shall be at the Tenant s expense. If the Tenant detail plans depict an HVAC system requiring lower HVAC capacity than shows on the Tenant outline drawings, then HVAC services will be provided to the Premises only to the extent indicated on the Tenant detail plans. 4.2 KEYS AND CYLINDERS The building is master-keyed with a Corbin 6-pin D-1 key way. All tenant-installed locks must be on this key way. The Master Key System is maintained by West Coast Mobile Locksmiths. See Section CONCRETE WALLS AND COLUMNS The Tenant s leased Premises may include areas of concrete walls and columns which will be finished with gypsum wallboard ready for the Tenant s finish. February 21, 2014 Page 17 of 30

18 4.4 LIGHTING AND POWER Each tenant area has its own panel board, usually located at the back of the Premises. Panel boards are: Power & Lighting 120/208 volts 42 circuit, 3 phase, 4 wire FPE type NBLP minimum 100 amp IC breakers Power is supplied to each Tenant panel from a building distribution metering centre. Capacity for standard retail areas is 12 watts per square foot. Additional power may be available subject to Landlord approval and at the Tenant s expense. If the Tenant load requirements exceed the above capacity, additional power capacity may be provided subject to the approval of the Landlord and at the Tenant s expense. The building power distribution system has incorporated all normal precautions to balance and to regulate the power supply; however the Landlord provides no guarantee of the power supply regulation or stability. Material Standards All equipment and material shall be new and match in every respect the Building electrical standards. Circuitry All lighting fixtures, receptacles, and outlets shall be circuited from the Tenant panel board in a similar manner to the Building standards. Switching Each retail unit shall have local switching. Panel board breakers shall not be used as switches. If low voltage switching and relays are used, they shall be General Electric low voltage to match the existing system within the Building. Seismic Requirements Supply and install seismic restraints for lighting fixtures and other electrical equipment in accordance with requirements of the City of Vancouver Building By-law. Lighting fixtures which are in or on inverted T-bar ceilings and other similar suspended ceilings shall be supported independently from the ceiling. They shall be supported at both ends of each fixture or otherwise in accordance with the By-law. February 21, 2014 Page 18 of 30

19 Panel boards Panel boards and breakers shall match base building with bolt-in breakers. Panel board directories shall be completed to match as-built conditions and shall be typewritten or electronically printed. Additional circuits, if required, may be obtained by additional tenant panels. Additional panels requiring an additional power feeder shall be coordinated by the Landlord for approved location and connection at the expense of the Tenant. Conduit and Wire All wiring shall be installed in conduit. Conduit in suspended ceiling shall be secured to structural members and supports. All floor-to-floor and fire separation ratings shall be maintained. Surface wiring shall be run parallel to building line and may be EMT or wiremold. Wire shall be copper RW90X, minimum #12 AWG. Low voltage wiring shall be #18/3 or #18/5 installed in conduit. Through-Floor Outlets Through-floor outlets will not be permitted. Abandoned floor outlets shall have an abandoning cap installed and be properly sealed to maintain fire ratings. 4.5 GAS SERVICE There is no natural gas service in the building. 4.6 AIR CONDITIONING EQUIPMENT The building is provided with a central system complete with duct distribution which supplies air conditioning and ventilation to the Concourse areas, and from the Concourse into the Tenant s Premises. Each Tenant s Premises on the Concourse level is provided with a fan coil unit complete with a chilled water coil. This provides cooling for lighting, miscellaneous electrical and occupancy loads. There is an existing thermostat mounted on the wall in each Tenant area. Cost to relocate existing thermostat to suit new store layout shall be paid for by the Tenant. Tenants should verify that fan coil units and thermostat are working satisfactorily. The on-going cost to maintain the unit is to the Tenant. Design Criteria governing the Landlord s air conditioning equipment: February 21, 2014 Page 19 of 30

20 Outside Air Temperatures: Winter: -9 C Summer: +28 C D.B C W.B. Inside Air Temperatures: Winter: C Summer: C D.B., 50% RH Fresh Air: Minimum 20 cfm per person Occupant Load: 1 person per 70 sq. ft. of floor area Lighting & Miscellaneous Electrical Loads: Maximum of 8 watts per sq. ft. of floor area 4.7 PLUMBING Capped cold water, sewer and vent lines of adequate capacity for one sink are provided by the Landlord in Units 27, 30, 31, 44, 45, 46, 47 and 48. Drainage for a sink could be installed at the Tenant s cost. No drainage is available in Units 49 or 52. Staff washrooms are only installed in Units 12 and 29. Washrooms can also be installed at the Tenant s cost in Units 11 and 13. No other staff washrooms can be installed due to venting restrictions. Public washrooms in the Mall are available nearby. 4.8 SPRINKLERS AND FIRE PROTECTION There are existing sprinkler mains and branch lines installed in the Tenant space to provide an average rate of 1 outlet per 12.1 square meters or 130 square feet, available for the Tenant to specify modifications to suit his own layout. Those modifications must be carried out by the Landlord as Integral Work. 4.9 TELEPHONE SERVICE Conduit only is brought to a single location in each retail unit CABLEVISION SERVICE Service for cablevision is available. Connection is available at the Tenant s cost FIRE ALARM The Building fire alarm system is a supervised, multiplexed Edwards IRC-3 system. The Concourse level fire alarm system consists of: Sprinkler flow switch and valve supervision February 21, 2014 Page 20 of 30

21 Firefighter s handsets ors, heat detectors, fire bells, etc. as required by the Tenant shall be at the Tenant s expense VOICE COMMUNICATION SYSTEM The Building has heat or smoke detectors and a voice communication system throughout most areas to assist in emergency building evacuation. It consists of a multiplexed Edwards IRC-3 Evacuation System with speakers located in common areas. Tenants must connect to this system with speakers, etc. These connections must be carried out by the Landlord at the Tenant s cost as Integral Work EMERGENCY LIGHTING Mall emergency lighting is provided by the Landlord in all exit routes, supplied from an emergency generator STRUCTURAL The Tenant and his Contractor(s) shall not impose a greater load on any concrete floor than the design live load of 485 kg per square meter or 100 lbs per square foot uniformly distributed. No unusual loads may be suspended from the underside of the structure above the Premises. Under no circumstances shall the Tenant or his Contractors at any time be permitted to drill or cut conduit or pipe sleeves, chases or duct equipment openings in the floor, columns or walls of the structure without prior written approval of the Landlord. The Landlord will require that work of this type be performed by the Landlord as Integral Work TENANT DIRECTORY SIGNAGE The tenant will be identified on two existing Mall free-standing directories and maps mounted on both directories. February 21, 2014 Page 21 of 30

22 5.0 COMPLETION OF TENANT S WORK The Tenant shall carry out and complete, in prompt and workmanlike manner, all necessary work in connection with refurbishing the Premises including the storefront, signage, ceiling, walls, plumbing, electrical, HVAC, facilities metering, fire rating and any of the work, improvements or finishing necessary to complete the premises for opening including the demolition and/or disposal of any existing improvements and fixtures in the Premises. All work shall only be undertaken and carried out in compliance with the approved Tenant detail drawings and the Completion Schedule including the Design Criteria. Two (2) full sets of as-built drawings plus one (1) electronic set (in CAD or pdf format) must be delivered to the Landlords representative at project completion. February 21, 2014 Page 22 of 30

23 6.0 LANDLORD S WORK AT TENANT S EXPENSE All Landlord s work at the Tenant s expense and any other work undertaken, performed or paid for by the Landlord on the Tenant s behalf shall be at the expense of the Tenant payable to the Landlord as invoiced by the Landlord. The cost of such work shall include the actual cost of all labour, materials, taxes and architectural, engineering and contractor s fees, and an administration fee equal to fifteen (15) % of the aggregate of such costs. In the absence of actual cost figures the Landlord shall prepare a reasonable estimate of the cost and the Tenant shall make payment based on such estimate in accordance with this Section. When the work is completed and actual costs are known, the parties shall make all appropriate adjustments. February 21, 2014 Page 23 of 30

24 7.0 TENANT IMPROVEMENT DESIGN CRITERIA 7.1 ENVIRONMENTAL PRACTICES Tenants should use sustainable and environmentally-friendly products wherever possible for their construction and continued use. All Contractors must submit a list of chemicals they intend to bring into the building. All Contractors must have appropriate waste handling procedures in place to keep all construction waste out of the general waste stream for the Premises and ensure proper disposal of liquid wastes such as paint. Use of the base building washrooms for cleaning or disposal of liquids or any other items is expressly forbidden. 7.2 GENERAL APPROACH FOR STOREFRONTS The use of fully wide-open storefronts with only a sign suspended between the demising caps is not permitted in Vancouver Centre Mall. Tenants who wish to maximize the storefront opening must provide a design element in their storefront. Such elements can be used to disguise door pockets, define entries and/or to provide interest to the presentation. Creativity is encouraged and approval will be given to designs reflecting this approach. The use of solid flat bulkheads across the full width of the storefront is not permitted in Vancouver Centre Mall. Bulkhead storefronts should strive to incorporate unique shapes, profiles, finishes and lighting to add to the overall storefront design. Site verification is required to confirm the existing conditions as storefront situations vary. 7.3 STOREFRONT DESIGN GUIDELINES The storefront guidelines for Vancouver Centre Mall are distinctly aimed at encouraging creative and innovative storefronts. Each tenant is provided with maximum design flexibility and given the opportunity to work with the entire storefront opening, from the floor to the Landlord s wood veneer bulkhead. The following conditions are common to all retail spaces: Lease Line the Lease Line runs across the entire storefront at the back of the demising cap (see detail in Appendix). No tenant construction or finish is permitted past the Lease Line. Demising Cap each CRU is framed by demising caps matching the height of the storefront opening (see detail in Appendix). Closure Line the Closure Line must be maintained at or behind the Lease Line. Design Control Zone all elements within 2440mm or 8-0 of the Lease Line are subject to the Landlord s approval. Slat wall, peg board, fixtures/racks or moving February 21, 2014 Page 24 of 30

25 merchandise are not permitted within 900mm or 3-0 of the Lease Line. Mall Floor Tile the Mall floor tile runs across the entire width of the storefront along and up to the Lease Line and must be maintained as is. Flooring within the Lease Line is to be pre-approved, durable flooring of the Tenant s choosing, subject to Landlord review and approval. Storefront Closures sliding aluminum/glass doors or approved types of folding grilles (complete with emergency exit doors) used for storefront closure must stay within approved enclosures, concealing them completely from view when in the retracted position. Floor tracks must be recessed flush with the surrounding floorings. Ceiling tracks for folding doors must be recessed. The lead and trailing posts for folding grilles must be equipped with top and bottom locking pins in lieu of surface mounted striker posts. Folding grilles must have transparent infill panels. Storefront Finishes painted gypsum wall board or vinyl wall covering are not permitted on the storefront face. The use of specialty paint finishes will be considered for approval. Plastic laminate may only be used as storefront facing material if affixed to a minimum 12mm or ½ layer of MDF and if the detailing is such that joints between adjacent panels of the material are concealed in an acceptable manner. Exposed butt joints are not permitted. Storefront bases bases must be of a material suitable to the storefront concept and must be capable of withstanding the long-term normal wear of floor cleaning agents and equipment. Rubber and vinyl bases are not permitted. 7.4 CEILING The ceiling plane may be constructed of acoustic tile, gypsum board, plaster, or other approved materials. There shall be no combustible materials in the ceiling space. Ceiling design shall incorporate, if required, suitable access to all ceiling-mounted Landlord equipment requiring inspection and maintenance. The required size and location of access points shall be determined by the Landlord. 7.5 ELECTRICAL All lighting, receptacles and electrical equipment within the Tenant s Premises shall be provided by the Tenant. It shall be circuited from the panel board servicing the Tenant s Premises. Emergency and exit lighting within the Tenant s Premises shall be provided by the Tenant. Fire Alarm speakers, detectors and mechanical air conditioning systems tie-ins shall be provided by the Landlord at the Tenant s cost within the Tenant s Premises, and will be installed as Integral Work. February 21, 2014 Page 25 of 30

26 Voice communication speakers provided by the Landlord at the Tenant s cost within the Tenant s Premises will be installed as Integral Work. Tenant s Contractor must have all phases balanced on completion of the work. Immediately upon taking occupancy of the Premises for the purpose of its fixturing period, the Tenant shall arrange to have the electrical service to the Premises energized, and shall sign all required documentation and make all required deposits to the appropriate utility company(s). If the Tenant s requirements for electrical service and/or air conditioning capacity exceed the standards outlined in this Manual, all upgrades will be Integral Work. 7.6 AIR CONDITIONING It is important that the air-conditioning installation provided by each Tenant in no way impairs the efficiency of the basic system provided by the Landlord, nor in any way adversely affects neighbours, or other legal or insurance liabilities. Tenant s engineer must confirm the correct size and location of all fan coil units supplied by the Landlord. Layout The Tenant must supply and install all low velocity ductwork, supply air outlets, return air grilles and fire dampers downstream of the fan coil units. The Tenant must provide manual dampers at each branch duct connection. All distribution downstream of the fan coil unit is at the Tenant s expense. The Tenant must provide return air sound traps complete with 25 mm or 1 thick internal acoustic insulation to the return air inlet of each fan coil unit. The supply air ductwork installed in the ceiling space is recommended to be insulated with minimum 25 mm or 1 thick fibreglass duct insulation with vapour barrier. The ceiling space may be used as a return air plenum, unless specific instructions are received to the contrary from the Landlord. Where heating is required due to specific air-conditioning zoning, the heaters shall be electric type and the supply, installation and wiring of such heaters shall be at the Tenant s expense. The required thermostat location in each Tenant s Premises must be clearly identified on the drawings submitted by the Tenant to the Landlord for review. Air conditioning systems will be balanced at the Tenant s expense by the air balancing contractor selected by the Landlord. 7.7 SPRINKLERS AND PLUMBING February 21, 2014 Page 26 of 30

27 The sprinkler head locations to suit the Tenant s reflected ceiling plan must be identified on the drawings submitted by the Tenant to the Landlord for review. Modifications to the existing sprinkler system to accommodate the Tenant s design shall be performed by the Landlord as Integral Work. The Tenant must provide sprinkler system hydraulic calculations required by the City of Vancouver Building By-Law. Where available, normal plumbing capacity is for one sink. If additional drainage is desired, the Tenant must verify capacity with the Landlord s Mechanical Consultant. The distribution of supply and waste plumbing lines and fixtures required by the Tenant within his own Premises are to be provided by the Tenant. The Tenant shall arrange and pay for installation of any required hot water heaters. 7.8 LIGHTING A variety of lighting effects are required to suit the various uses. Premises with merchandise display, either free-standing or in a display window will require the following: Tenants shall provide a high level of illumination within the design control zone. No fluorescent lighting within the design control zone will be permitted and no exposed tube fluorescent will be permitted in any retail area, other than PL lamps, which are acceptable. If base lamps (incandescent or fluorescent) are used, the Tenant must shield these fixtures with a baffle designed to shield the lamps from the Mall at 1675 mm or 5-6 eye level, unless otherwise approved by the Landlord. The Landlord reserves the right to adjust such baffles after installation is complete. Exposed neon tubing should be kept off the floor to a minimum of 1800 mm or 6-0, or out of reach of the general public. -type lighting to create the desired atmosphere, approval of the design concept and fixtures must be obtained from the Landlord. oving or pulsating lighting will be allowed under any circumstances. 7.9 EMERGENCY AND EXIT LIGHTING Emergency and exit lighting must be provided by the Tenant to City of Vancouver Building By-Law requirements. Emergency lighting units shall be quartz halogen fixtures supplied from a 12-volt battery unit sized to provide emergency lighting for a minimum of 2 hours. Exit light fixtures shall be 120-volt compact fluorescent or LED, with a 12-volt third lamp connected to Tenant s emergency lighting battery unit. Exit fixtures shall be stencil face exit signs. February 21, 2014 Page 27 of 30

28 7.10 FIRE ALARM It is mandatory that each Tenant s Premises have the following fire alarm equipment: Heat or smoke detectors and voice communication speakers Mechanical system fire alarm tie-in All work on the fire alarm or voice communication systems shall be performed by the Landlord as Integral Work TELEPHONE AND COMMUNICATIONS All telephone outlets shall be fed from the telephone panel in the Tenant Premises. Unused telephone, communication wiring and conduit shall be removed in its entirety from the telephone outlet to Tenant telephone panel. All telephone and communication wiring shall be installed in conduit except cables 10 pair or less, and 6.1 meters or 20 feet or shorter. Conduits shall be unbroken from supply point at the Tenant s telephone panel to where cables feed individual pieces of equipment FLOORING REQUIREMENTS Tenants must incorporate suitable hard surface flooring (ceramic or porcelain tile, granite, marble etc.) in the Design Control Zone. Use of the existing Mall flooring materials in this area is also an option. Tenants are to maintain the caulked joint between the Mall flooring and the Tenant s own flooring. As the Tenant is responsible for flooring right to the Lease Line, the Tenant must provide a durable, hard-surface flooring capable of withstanding the long-term normal wear of floor cleaning agents and equipment in this Zone. This flooring also serves as a visual means of accenting the design of Vancouver Centre Mall and the Landlord encourages creative patterning and transitions from the storefront flooring to remaining interior flooring and finishes. Tenants are also encouraged to incorporate the use of hard-surface flooring materials within their Premises in an attempt to provide added design interest SIGNAGE GENERAL Signs are an important method of portraying image and identity and a high quality of design and construction will be enforced. February 21, 2014 Page 28 of 30

29 Tenants are encouraged to use innovative signage incorporated into their storefront through the use of decorative lettering styles, coordinated colours and the creative use of high-quality materials. Storefront designers are encouraged to address storefront signage at the preliminary design stage. This will result in signage that serves as an integrated storefront element rather than one tacked on as an afterthought. A copy of this Tenant Construction Guidelines Manual should be provided to the sign designer as early as possible. No Tenant may erect any sign on the exterior of the Premises without securing the prior written approval of the Landlord. Should the Tenant ignore this requirement, such sign will be removed by the Landlord and any damage to the base building will be made good, all at the Tenant s expense. Signage shall be limited to the Tenant s retail name only. No product advertising, slogans or sign manufacture identification shall be permitted. Tenants must inform the sign manufacturer of this strict requirement. It is the Tenant s responsibility to ensure adequate structural support is provided and to ensure that all electrical connections are safe and secure and have all appropriate permits. Signs and installations shall comply with CSA standards and local building and electrical codes. The Landlord will provide uniform signage for all rear doors, at the Tenant s expense DESIGN REQUIREMENTS The following sign types will not be permitted: Box signs -illuminated plexiglass letters Foam letters with laminate face Signs which move, incorporate flashing or moving lights, or lights of fluctuating intensity ign manufacturer s identification mm or 1 ½ high Futura Book style, indicating emergency telephone numbers, etc., not exceeding 0.09 square meters or 144 square inches in area) Signs with exposed raceways, cross-overs, conduits, conductors, transformers, etc., except as are normally exposed in typical modern neon storefront signs. All overhead signs, sign support, enclosure or backing must be below the adjacent perimeter light cove and within the design control zone. Locations for non-overhead signage will be reviewed by the Landlord on their merits. February 21, 2014 Page 29 of 30