FIRST CANADIAN CENTRE. Tenant Manual Updated: January, 2015

Transcription

1 FIRST CANADIAN CENTRE Tenant Manual Updated: January, 2015

2 TABLE OF CONTENTS Introduction Section 1 Welcome to First Canadian Centre Page 1 Management Office Page 1 Location Page 2 GWL Realty Advisors OneServe Section 2 Our Promise of Performance Page 3 Tenant Manual Page 3 Moving In/Out Section 3 Picking Up Keys/Access cards Page 4 Heating, Ventilation and Air Conditioning (HVAC) Page 4 Signage Page 4 Move In/Move Out Checklist Page 5 Moving Regulations Page 5 Administration Section 4 Access Cards/Photo Identification Page 8 Building/Tenant Suite Access Page 8 Deliveries Page 8 Elevators Page 8 Emergency Tenant Contacts Page 9 Financial Requirements Page 9 Forms Page 9 Insurance Page 10 Lost & Found Page 10 Mail Pick-up/Delivery Page 10 Public Telephones Page 10 Smoke-Free Environment Page 11 Building Services Section 5 Maintenance Contact System Service Requests Page 12 HVAC Page 12 Lighting Control System Page 13 Housekeeping Services Page 13 Schedule of Closures Page 14 Recycling Program Page 15 Hazardous Materials Page 16 Occupational Health and Safety Page 16 Parking Facilities Page 16 Bicycle Parking Page 16 Pedestrian Pathway Page 17 Telecommunications Providers Page 17 Utility Service Access Page 17 Window Cleaning Page 17 Tenant Alterations Page 18 Meeting Room Page 18

3 Life Safety & Security Section 6 Life Safety Features Page 19 Fire and Evacuation Safety Page 19 Medical Emergencies Page 20 Power Failure Page 20 Threats Against the Building Page 21 Security Desk Page 21 After-Hours Access Page 22 Master Key System Page 22 Video Camera System Page 22 Property Removal Page 23 Theft Page 23 Security Recommendations Page 23 Rules & Regulations Section 7 Contractor Access Procedures for All Tenants Page 25 Office Tenants General Rules & Regulations Page 27 Construction Procedures Page 31 General Contractor Regulations Page 34 Design Criteria Page 37 Base Building Guidelines: Architectural Page 45 Base Building Guidelines: Electrical Page 46 Base Building Guidelines: Structural Page 50 Mechanical Specifications: Ventilation & Air-Conditioning Page 53 Mechanical Specifications: Plumbing, Drainage & Fire Protection Page 58 Consultants and Contractors Page 61 Forms Section 8 Form 1: Access Cards and Key Request Form Page 65 Form 2: After-Hours HVAC Request Form Page 66 Form 3: After-Hours Lighting Request Form Page 67 Form 4: Bomb Threat Preliminary Report Page 68 Form 5: Persons Requiring Assistance Form Page 69 Form 6: OneServe New Tenant Request Form Page 70 Form 7: OneServe New User Request Form Page 71 Form 8: Contractor Access Form Page 72 Form 9: Directory / Floor Signage Request Form Page 73 Form 10: Fire Warden Contact List Form Page 74 Form 11: Meeting Room Booking Request Form Page 75 Form 12: Compost Bin Request Form Page 76 Form 13: Waste Diversion Form Page 77 Form 14: Work Authorization Permit & Access Form Page 78 Form 15: Property Removal Form Page 79 Form 16: Tenant and Emergency Contact List Form Page 80 The information contained in this manual has been provided for the convenience of the Tenant, but no warranty or representation is made as to its accuracy. This manual is furnished subject to corrections of errors, omissions, and changes in building procedures or withdrawal at the sole discretion of the Landlord without notice. Information is for guidance only and does not constitute the whole or any part of a contract, nor does it operate to modify lease terms.

4 Section 1 INTRODUCTION Welcome to First Canadian Centre GWL Realty Advisors Inc. (GWLRA) extends a warm welcome to your company and employees. Thank you for selecting First Canadian Centre as your business address. For those Tenants who have been with us for some time now, we hope this building and our services are meeting your expectations. Our objective is to offer you the most pleasing and efficient business setting possible. This manual is a small part of that process. It introduces you to the building, how it operates, the services available, and all the information you need for a smooth running office environment. We welcome your comments, ideas and questions. Please contact us in the Management Office anytime. Management Office First Canadian Centre is managed and leased by GWL Realty Advisors Inc. on behalf of the Landlord. Address: Hours: 3220 First Canadian Centre th Avenue SW Calgary, Alberta T2P 3N9 Monday to Friday 8:00 a.m. 4:30 p.m. Telephone: Fax: Web Site: firstcanadiancentre@gwlra.com Page 1

5 Property Management Team: Senior Property Manager Irwin Rajesky Operations Supervisor Justin Sheffield Senior Building Operator Sam Shamoun Building Operator Gerson Ramirez Senior Property Administrator Lily Huynh Security Supervisor (Days) Andrea Lazar Security Guard (Evenings) Geethanjali Giritharan Location Directions First Canadian Centre is located in the heart of Calgary s downtown and is accessible from Deerfoot Trail (Hwy #2) by westbound Memorial Drive exiting to 4 th Avenue SW using the fly-over and turning left on 3 rd Street SW to 7 th Avenue. Parking Visitors to First Canadian Centre can park in a number of public lots in the immediate area as well as metered parking on the streets and avenues. First Canadian Centre does not provide any visitor parking on-site. Transit First Canadian Centre can also be reached by LTR (Light Rail Transit) travelling on either train line along the 7 th Avenue transit corridor Emergencies: Call 911 immediately, and then contact Security at Page 2

6 Section 2 GWL Realty Advisors OneServe At GWL Realty Advisors, we are constantly seeking new opportunities that deliver value to our stakeholders. OneServe is our personalized service offering for tenants. OneServe signals our commitment to providing you with an exceptional experience that is founded on open communications and responsive, professional, friendly service. Our team strives to provide the highest level of tenant services by being proactive, personal and open to your questions and concerns. We believe that better communication with our tenants will enable us to deliver service faster and resolve issues more effectively. At GWL Realty Advisors, we re here to serve the needs of our tenants through open and honest communications. As part of our OneServe commitment, every time you make a service request, you will have the opportunity to let us know how we re doing. After completion of a service request, you will receive an notification with a link that allows you to provide feedback and rate our performance. Your feedback will help us make enhancements and deliver better tenant service, so we welcome your comments. How to reach us: Telephone: Calgary-tenantservices@gwlra.com Website: Tenant Manual New and existing Tenant Contacts receive a manual that outlines all building policies, procedures, services and other pertinent information. At a minimum, this manual is updated annually. Page 3

7 Section 3 MOVING IN/OUT This section provides information on moving items in and out of the building, at any time before, during, or after your tenancy. While moving is a chore, we can help make the transition smoother and more efficient for you, your moving company, and your neighbours. Over the years, we have developed the following guidelines to help you. Picking Up Keys and Access cards In order for you to move in, after all terms and conditions of your Lease Agreement have been met, we will provide you with access cards to access the building after-hours at a cost of $20.00 (+GST) per card. Extra access card keys are available by contacting the Management Office. During an emergency, management personnel, or authorities having jurisdiction, may need unrestricted access to all areas of the premises. Accordingly, it is mandatory that all Tenants consult with the Management Office before adding or changing locking devices. After-Hours Heating, Ventilation and Air Conditioning (HVAC) If you are moving in or out after-hours, you may require the HVAC on during this time. Please contact the Management Office to make these arrangements by submitting an After-Hours HVAC Request Form located in Section 8. Extra charges for extended HVAC are $40.00 per hour for ventilation alone and $ per hour for ventilation and chillers (prices may change without notice). Signage New Tenants are provided with a standard listing on the building s electronic directory board located at the Main Security Desk in the Lobby. Suite entrance and directional signage on multitenant floors must be consistent with existing signage signage for single tenant floors are subject to management approval which will not be unreasonably withheld. All Tenant signage is at the Tenant s expense. Please note that temporary signs are not permitted without the approval of the Management Office. Absolutely no temporary signage is to be taped to building corridor walls, suite entrance doors, building entrances, or lobby walls. Page 4

8 Move In/Move Out Checklist We understand the amount of planning and coordination an office move takes. To assist you, we have included a Move-In Checklist and a Move-Out Checklist in Section 8 to ensure you have covered all the necessary details. Moving Regulations First Canadian Centre has developed a set of moving regulations to ensure minimal inconvenience for you and your neighbours, and to prevent damage to the building. Most professional moving companies operate under rules like this, including the need for insurance. The following list must be reviewed with your movers in advance, preferably before awarding the moving contract: 1. All MOVES will be made through the loading dock accessible from 2 nd Street SW. (Loading Dock Door height is 12 6 or m.). Deliveries will NOT be permitted through the Main Floor doors. 2. Before and after a move, representatives from Building Management and the moving company will inspect all walls, door facings, elevator cabs, and other areas along the route to be used during the move, for existing and subsequent damage. After any move, the Tenant is fully responsible for repair of damages and defects not previously noted during the inspection. 3. The Management Office will repair any damage to the building or fixtures caused by the move and all costs charged to the Tenant s account. 4. Only the service elevator can be used for the moving of furniture, equipment, and supplies, unless prior approval to use additional elevators has been granted in writing by the Management Office. All contractors and their staff require identification, provided by FCC Security, to be worn while working in the building. 5. All costs associated with extra staff coverage required by the Management Office for Tenant moves will be applied to the Tenant s account, complete with any applicable Landlord administration fees. Here is a summary of typical supervision costs associated with moves, coordinated through the Management Office: Page 5

9 a. Fire Alarm Penalty: These *rates are imposed by the Fire Department for false alarms: first offence is $300; second offence is $ and $1, for the third offence and removal of contractor from property. b. Building Access Card: Cards issued to contractors are subject to a replacement fee of $25.00 each for lost or broken cards. c. Cleaning: Quotations are available upon request for cleaning premises after construction and moving in or out. * All rates are subject to change without notice. 6. All Tenant contractors, including movers, must provide the following to the Management Office prior to any activity/work starting on site: Workers Compensation: At their own expense, all contractors must carry Workers Compensation Insurance covering all employees on site, in accordance with the statutory requirements of the Province of Alberta. Certificates showing compliance with the above must be presented to the Management Office before any work starts. All contractors require a Work Authorization Permit, located in Section 8, authorized by the Management Office before any work starts. Insurance: At their own expense, all contractors are required to keep in force at all times while working on site at First Canadian Centre, general liability, property damage and personal injury insurance in a combined single limit of $5,000, (five million dollars), typical of the Tenant insurance requirements under the lease. The policy will identify, as additional insured, GWL Realty Advisors Inc., the Great-West Life Assurance Company, London Life Insurance Company, TPP Investments 1 Inc., and PSS Investments 1 Inc. Contractor general liability policy will provide the following minimum requirements: i. Blanket contractual coverage. ii. Non-owed automobile coverage. iii. Cross-liability clause and severalty of interest clause. Contractor s insurance will include a provision for 30 days written notice by registered mail of cancellation to Building Management, attention Property Manager. 7. Employees of the moving company are not permitted access to any part of the building other than the predetermined moving route. 8. As a security measure, all employees of the mover are to be in uniform at all times. Page 6

10 9. The service elevator has the following dimensions and capacity: Service Elevator Service Elevator Door Cab Width 1.12 m / m / 4.45 Depth m / 8.80 Height 2.43 m / m / Max Capacity - 2,041 Kg / 4,490 lb or 28 Persons Page 7

11 Section 4 ADMINISTRATION Access Cards/Photo Identification For security access cards, please complete the Access Cards and Key Request Form located in Section 8 and submit it to Management Office. There is a service charge of $20.00 (+GST) per card for all replacement and additional cards. Building/Tenant Suite Access Access to First Canadian Centre is from 6:00 a.m. to 6:00 p.m., Monday through Friday, excluding weekends and statutory holidays. After-hours access requires employees to use their access cards. Tenants must have a key to enter their premises. It is our policy that building staff will not grant access to any individual without first gaining permission from the Tenant s emergency contact on file in the Management Office. Deliveries Regular Loading Dock hours are between 7:00 a.m. and 6:00 p.m., Monday through Friday, excluding statutory holidays. Parking is only permitted in the Loading Dock area for deliveries to First Canadian Centre, is available on a first come, first served basis 24 hours per day with notice a limit of 20 minutes s imposed on all vehicles during peak hours. Elevators First Canadian Centre has 15 passenger elevators and 1 service elevator. 2 Sky Shuttle Elevators servicing floors 36 through 41 2 Bank Shuttle Elevators servicing floors B2 through 8 5 Low-Rise Elevators servicing floors M and 3 through 18 6 High-Rise Elevators servicing floors 19 through 36 1 Service Elevator servicing B2 though floor 37 Each elevator is equipped with an emergency telephone connected to the Security Desk located in the main lobby. In case of an emergency or malfunction, please press the red Emergency button located in each elevator cab. Page 8

12 Emergency Tenant Contacts All Tenants must provide designated representatives to be contacted in the event of an afterhours emergency. Ideally, these emergency Tenant Contacts will be officers or administrators of your company with the authority to make decisions in emergency situations. Before moving into your premises, we will solicit the names of emergency Tenant Contacts along with business and after-hours telephone numbers. When an emergency Tenant Contact leaves the company, please designate a replacement promptly. Notify the Management Office of this or any other changes as they occur using the Tenant and Emergency Contact List Form located in Section 8. Financial Requirements Rent is due and payable to GWL Realty Advisors Inc. ITF on the first day of each month, in accordance to with your lease agreement. Cheques can be mailed or dropped off to: GWL Realty Advisors Inc. ITF 3220 First Canadian Centre th Avenue SW Calgary, AB T2P 3N9 An electronic funds transfer payment option is available and is a safe, secure, and convenient alternative to monthly cheque remittance. Forms for registration in our EFT program are available at the Management Office. Invoices will be issued monthly for any building services/maintenance requests not covered under the terms of your lease or ordered upon your request, such as additional access cards, extended HVAC and miscellaneous services. Payment is due on receipt of the invoice. Forms We provide a variety of forms to assist you, the Management Office and Security in streamlining the request process and maintaining accurate records. Section 8 of this manual includes the following forms: Access Cards and Key Request Form After-Hours HVAC Request Form After-Hours Lighting Request Form Bicycle Locker Request Form Bomb Threat Preliminary Report OneServe New Tenant Request Form OneServe New User Request Form Page 9

13 Contractor Access Form Directory Listing/Floor Signage Request Form Fire Warden Contact List Form Meeting Room Booking Request Form Move In Checklist Move Out Checklist Persons Requiring Assistance Form Property Removal Form Tenant and Emergency Contact List Form Work Authorization and Access Permit Form Insurance All Tenants at First Canadian Centre are required to take out and maintain comprehensive liability insurance in accordance with their lease. Such policies should also contain cross-liability and severability of interest clauses. GWL Realty Advisors Inc, the Great-West Life Assurance Company, London Life Insurance Company, TPP Investments 1 Inc., and PSS Investments 1 Inc. are to be named as additional insured and a copy of the Certificate of Insurance outlining the coverage specifications is to be forwarded to the Management Office at the inception of your lease and annually upon policy renewal. Lost and Found For lost, misplaced or found items, please contact the Security Desk in the Main Lobby either in person or by phone at Mail Pick-Up/Delivery Incoming Canada Post mail is delivered to the Tenant mailboxes located on the C-level. Please contact the Management Office to request or replace your mailbox key using the Access Cards and Key Request Form located in Section 8. Outgoing mail can be dropped into the mailbox located in the Main Floor freight elevator lobby. Public Telephones Public telephones are located in the Main Lobby adjacent to the Security Desk Page 10

14 Smoke-Free Environment First Canadian Centre provides a safe and comfortable environment for all Tenants. There is a smoke-free policy throughout the building including all premises, common areas, lobbies, washrooms, stairwells, parking garage, loading dock and elevators, and within 10 meters of any building entrance. A smoking area has been provided on the NW corner of the building we appreciate your assitance in keeping this area clean. Page 11

15 Section 5 BUILDING SERVICES Maintenance Contact System Service Requests One of our primary objectives is to provide Tenants with consistent, high-quality services and maintenance for a comfortable business environment. Our Maintenance Contact System ensures that you receive efficient and effective service. Here are the procedures for making service requests: Each company designates someone to be the Tenant Contact. Companies occupying more than one floor are asked to designate one person per floor. This system eliminates duplicate or conflicting requests and allows us to correct the problem efficiently. All service requests within your organization should be made through the OneServe request system. OneServe allows each Tenant Contact to generate a work request. Because this information is put directly into the system, both the Tenant Contact and Building Management can track its status. New Tenants and tenant contacts are set up on the OneServe upon request. Please contact the Management Office as the need arises. Access to OneServe is available through and you must be set up with a user name and password to access the system. For requests that are outside the standard building maintenance defined in your lease agreement, the Management Office requires the request in writing. Once a written request is received, the request will be assigned to the appropriate building staff for coordination and follow-up. HVAC First Canadian Centre is committed to providing Tenants with a healthy work environment. Our HVAC systems are meticulously maintained and carefully operated to ensure consistent delivery of air quality and quantities in line with industry comfort standards. This building s HVAC system consists of air handling units serving the floors. Each floor has Variable Air Volume (VAV) boxes throughout the floors that are individually controlled by thermostats for comfort levels. Page 12

16 HVAC services are provided during regular business hours in accordance with the terms of your lease agreement. Air conditioning can be arranged outside regular business hours provided that the Management Office receives 48-hours advance written notice using the After-Hours HVAC Request Form located in Section 8. The fees for after-hours HVAC services are: $40.00 per hour per floor for ventilation only and $ per hour per floor for ventilation and chiller Lighting Controls The lighting at First Canadian Centre is operated by a computerized lighting control system for both Tenant convenience and cost efficiency. The computer may be programmed to turn the lights off within various offices and floors in the building at different times of the day or week. Switches within each office are provided so that employees can operate the lights at any time. To save energy, our lighting control system computer program automatically turns the majority of lights off in the building after regular business hours. However, since the cleaning staff require lighting and some Tenants work late, the lighting computer is scheduled to make a sweep of all floors on an hourly basis throughout the night to turn off any additional lights. If employees are working late and the lights are turned off by the computerized control system, the light switch located on your floor will turn them back on. If you require after-hours lighting, please contact the Management Office using the After-Hours Lighting Request Form located in Section 8. Housekeeping Services Quality janitorial service is a key area of the business environment at First Canadian Centre. Standard housekeeping services for office Tenants are provided five days a week, excluding holidays. Services include: Emptying all trash receptacles and replacing all liners as necessary Removing all collected trash to a designated area Dusting and spot cleaning all furniture, fixtures and accessories Spot cleaning all horizontal and vertical surfaces Spot cleaning the carpeted areas as necessary Spot cleaning all partitioned doors Spot cleaning all walls, light switches and doors Dust/wet mopping all hard surface floors Vacuuming all carpeted traffic lane areas Tenant requests outside of standard housekeeping services should be made in writing to the Management Office. Page 13

17 Building Management staff makes frequent inspections of Tenant areas to monitor the quality of our janitorial service. We also meet regularly with the cleaning supervisors to assess performance and identify areas requiring improvement. Tenant Contacts are encouraged to notify the Property Manager immediately with any comments or concerns with cleaning. That way we can address these issues as soon as possible. If necessary, we will dispatch a Day Porter to correct any problem and will note all concerns in the Building Janitorial Log Book, which is reviewed daily by the Janitorial Supervisor and Building Management. This type of information helps us provide the cleanest building possible. If you wish to dispose of trash that does not fit into wastebaskets like small cartons, etc., please place them in your reception area at the end of the day and ensure that a building supplied garbage sticker is affixed. Do not place trash outside of your leased premises in common areas or elevator lobbies. Schedule of Closures Listed below are the annual scheduled closures for First Canadian Centre. On these dates, the building will operate on after-hours security access. HVAC, lighting and other building services will operate on the after-hours schedule. Janitorial services for your premises will be deferred to the following Monday, or the next appropriate business day. Services required while the building is closed can be arranged at an additional charge by providing advance written notice to the Management Office Please note the following building closures for statutory holidays: New Year s Day Family Day Good Friday Victoria Day Canada Day Civic Holiday Labour Day Thanksgiving Remembrance Day Christmas Day Boxing Day Page 14

18 Recycling Program First Canadian Centre s recycling program consists of paper, cardboard, glass bottles, aluminium cans, food waste organics, electronic waste, printer cartridges and batteries. All office floors are equipped with desk-side cardboard boxes for recycling of paper products. Larger cardboard boxes can be provided for a centralized location. Green organic bin and cardboard boxes for plastic/cans/glass are also available on request for kitchen areas. Cleaning staff are responsible for removing recycled paper from centralized recycling points only. Employees are responsible for emptying the contents of desk side recycling boxes into the large recycling boxes located at pre-determined centralized recycling points throughout the office and in the freight elevator lobbies. Items appropriate for desk and large cardboard recycling boxes: Paper products, glossy magazines, newspapers, flyers, catalogues, envelopes, paperback books, telephone books. Remove coil bindings and heavy cardboard covers from reports before recycling. Cardboard boxes should be broken down and identified as waste and remain in your premises for removal in the evening. Waste stickers are available at no cost by contacting Tenant Services at or at Calgary-tenantservices@gwlra.com. First Canadian Centre maintains on on-going electronic recycling program. A wire cage for electronic equipment has been set up outside the freight elevator on the B1 level. Please ensure that the memory on all hard drives has been properly wiped. Acceptable items include computer monitors, printer, telephone, fax machine, television, toaster, stereo and dvd player, keyboard, mouse, laptop, batteries, cell phone and all printer cartridges. Acceptable Food Waste and Organics included coffee grounds, paper coffee filters, tea bags, meat, poultry, fish, bones, carcasses, soup, bread, desert, dough, sugar, vegetables, fruits and leftover/spoil food. Compost bins will be emptied weekly. Acceptable Cans/Glass/Plastics consisted of pop, spring water, juice, milk cartons, rinsed tin cans and lids, plastics resin ID code #1-7 (all household plastic & film plastic), rinsed glass bottles & jars only. NO STYROFOAM please! These items will be picked up on an as - needed basis. If you have any questions regarding our recycling program, or did not have your recycling picked up, please contact us through our OneServe hotline at or Calgarytenantservices@gwlra.com. We value all efforts made by tenants here at First Canadian Centre to contribute to a greener, more environmentally friendly working environment. Each year First Canadian Centre targets a 5% or greater reduction of waste going to the landfill. We measure the diversion rates monthly. Page 15

19 Hazardous Materials Our waste removal systems are designed to deal with normal volumes of office waste. Tenants are responsible to divert hazardous waste generated by their company from the regular waste stream and pay any associated costs. Hazardous materials include items like batteries, paint, chemicals, computer monitors, cell phones, refrigerators, etc. Occupational Health and Safety GWL Realty Advisors operates in compliance with the requirements of the latest edition of the Alberta Occupational Health & Safety Act. We take a proactive, systematic approach to ensure the safety of all activities of our employees and service contractors through strict adherence to the requirements of an in-house Occupational Health and Safety Program. Please note that Tenants are responsible for ensuring compliance with the Alberta Occupational Health & Safety Act within their own business processes and initiatives. If you are uncertain of the requirements and responsibilities that these laws impose, please contact the Workplace Health & Safety Partnership at or visit its website at Parking Facilities First Canadian Centre has parking facilities consisting of 192 parking stalls located in an underground parkade. All parking at First Canadian Centre is reserved 24/7 and entry to the underground parkade can be accessed only through the use of a properly programmed security access card. Please note that the maximum clearance in the parkade is 6 3 (1.9 m) located on the ramp between level B1 and B2. There are various public parking lots in close proximity to the building for the convenience of Visitors to the building at a cost of $ $28.00 per day. Bicycle Parking Bicycle parking is available outdoors using the racks located at on the NW corner of the building. An indoor Bicycle Lock-Up Area is also available for rent on an annual basis space is extremely limited and is in high demand. To ascertain availability, please contact the Management Office. Page 16

20 Pedestrian Pathways First Canadian Centre is connected to an extensive pedestrian system called the Calgary +15 Walkways System that provides all-weather walking access to hundreds of shops, services, eating establishments, hotels, convention facilities and other area businesses. Telecommunications Providers As a result of the deregulation of the telecommunication industry, there are many marketplace competitors for fibre optics, high-speed data, local/long distance telephone, cable televisions and many other services. Telecommunications service providers that are facilities-based and require space within the building for their equipment are required to execute an agreement with the Landlord. Currently, the building has agreements in place with the following companies to provide these services: Telus Communications, GT Group Telecom, AT&T, Shaw Cable and Bell Please contact the Property Manager prior to finalizing an agreement with any service provider. Utility Service Access Access to the building s mechanical, electrical or telephone rooms are not available except by prior arrangement through the Management Office, and then only for specific authorized purposes. No dedicated Tenant equipment is permitted in these rooms without prior written approval from Building Management. Window Cleaning Exterior window cleaning takes place 2 times per year in April and September, weather permitting. Interior window cleaning takes place 1 time per year. Tenants are notified in writing, in advance, to ensure all window areas are cleared. Page 17

21 Tenant Alterations Periodically, Tenants request permission to alter the layout or appearance of their premises by changing partition walls, finishes, electrical outlets, lighting or other systems. In accordance to our standard lease, the Tenant must receive written approval from the Management Office before starting any alterations to their premises. To ensure the integrity of our building systems, such as HVAC, life safety, plumbing and electrical, the Property Manager must be involved to inspect and oversee all construction work. In addition, the base-building engineers may need to be retained, at the Tenant s expense, to design or, at a minimum, review the design of the Tenant s alterations. Mechanical, electrical, structural or other consultants may be required. A list of contractors approved to undertake alterations to the finishes and systems within First Canadian Centre, and a copy of the rules and requirements for construction is located in Section 7 of this Manual. Meeting Room Three meeting rooms are available in the Conference Centre located on the B1 level for the exclusive use of Tenants at First Canadian Centre. It is available on a first-come, first-serve basis for meetings or small functions. Please contact the Management Office to arrange meeting room bookings. Currently, there is no fee for the use of the Conference Centre meeting rooms; however this may be revisited should any individual tenant overuse the facility. Page 18

22 Section 6 LIFE SAFETY& SECURITY Life Safety Features First Canadian Centre has been designed and constructed with the safety and security of the building occupants in mind. There are procedures in place to ensure that these safety features are used effectively and efficiently. These features include: Fire alarm tones and voice communication is located throughout common and Tenant areas and are tested on a regular basis Manual pull stations located at stairwell exits Doors equipped with magnetic locking devices that can be released during an emergency Sprinkler system Heat and smoke detectors Fire control station on the ground level Fire cabinet extinguishers Emergency power system Our safety systems are fully outlined in the approved Fire Safety Plan and our Emergency Procedures Guidelines, which are provided separately. This gives Tenants and occupants the general guidelines to follow in the event of a variety of emergency situations. We encourage you to thoroughly read and be familiar with both. Please communicate to and follow these procedures with your staff for the safety of all building occupants. Fire and Evacuation Safety Each Tenant is required to provide, at a minimum, one individual to act as Fire Warden and one individual to act as Deputy Fire Warden. These Wardens oversee the safety of the occupants of your premises during any emergency. Please submit a list of your designated Fire and Deputy Fire Wardens to the Management Office using the Fire Warden Contact List Form located in Section 8. It is critical that you select individuals to fulfil this role as soon as you move into the building. If the appointed Wardens leave your company or are unable to fulfil their duties, please select a replacement and inform the Management Office using the Fire Warden Contact List Form. We also require knowledge of any of your employees who may need assistance should a building evacuation occur. Please submit a list of these employees, in confidence, using the Persons Requiring Assistance Form in Section 8. Page 19

23 Medical Emergencies If someone in your office needs medical assistance due to illness or injury, please follow these steps: Call 911. Provide the building address, floor and suite number. You may be asked to describe the condition of the person in distress. Call the 24-hour Security Desk at Building security and staff can assist in escorting paramedics to your suite, and any provide other support you may need. Post one person in the elevator lobby on your floor to lead medical personnel into your suite. Power Failure While power failures caused by building system problems rarely occur, the building s power can be affected by external causes. First Canadian Centre is equipped with an emergency power generator providing power to the life safety equipment such as exit signs, elevators, emergency lights and main fire equipment. When a power failure occurs and affects the building, elevators will proceed to the ground level allowing the occupants to exit. Elevators will not be available until full power is restored. All suites and public areas are equipped with emergency exit signs and emergency lighting. In the event of a power failure, please follow these guidelines: Open draperies and raise blinds to let in natural light. If you are instructed to evacuate the building, follow the Fire Safety Plan and Emergency Procedures Guideline. Ensure you lock all areas of your premises and take your keys with you. Fully exit the building and congregate in your designated waiting area. The elevators, one by one, will automatically home to the main floor. Should you become trapped in an elevator, open the lower left panel door and use the telephone. You will be connected to the Security Desk who will arrange for assistance. While the elevator will cease to operate, it will not fail. Do not attempt to force the doors open or escape through the roof hatch. Building Management will provide updates on the status of the problem and once power has been restored. Page 20

24 Threats against the Building It is essential that in the event of a threat to either the building or an individual Tenant company, information be communicated in a timely and concise manner so that a responsible and informed decision can be reached. On receiving a threatening call: Keep the caller talking as long as possible. Carefully follow the Bomb Threat Preliminary Report Form, available in Section 8, and obtain as much information form the caller as possible. Most callers who are genuine will want to convince you of a time-bomb situation. It is vital that as much carefully documented information is gathered as possible. After the call ends, immediately: 1. Call 911 and ask for the Police department. 2. Call the Management Office and notify them of the situation. 3. Immediately deliver copies of the Bomb Threat Preliminary Report Form located in Section 8 to the Management Office and Security Desk. 4. When the Police arrive, take direction and instruction from them on further action. In the meantime, the company who received the call should follow their internal procedures to deal with security emergencies. A search of you premises may be carried out. If a foreign, suspicious object is found, do not touch it. Provide the location to the Police and the Security Desk. If vacating your premises is preferred, please notify the Security Desk that you are doing so. If a call is directed against the building in general, the Security staff will conduct a search of the public areas. Normal building operations will continue in the interim. Building Management will follow emergency procedures to evacuate the building if advised by the Police. Announcements will be made over the Emergency Voice Communication System. Security Desk A security officer is on duty at the desk located in the lobby 24 hours a day, 7 days a week. The security officer s duties include assisting visitors and Tenants, and making regular rounds of the premises, including the parking facilities. Since regular rounds are part of a security officer s responsibilities, they will not always be stationed at the lobby desk. If a security concern arises, please contact the Management Office, who will address your call during regular business hours. After-hours, your concerns will be addressed by calling the Main Lobby Security Desk at or the on-duty Security Guard at Page 21

25 After-Hours Access The access control system in place at First Canadian Centre is designed to provide Tenants with a secured environment in an unobtrusive manner. This is an integrated computerized system that supports an access card system for after-hours building access. Tenants are issued electronically coded access cards, allowing the authorized holders access to the building. Each card can be programmed to allow varying levels of access. If the card is valid, employees working in the building are permitted entry and the transaction will automatically be recorded. Attempted use of an invalid card will trigger an alarm at the Security Desk in the Main Lobby. After-hours passenger elevators will only stop on designated floors activated by the access card. Tenants can call an elevator to go down to the main lobby; however, the elevator will only stop at the floor/s programmed into the security access card. Please make arrangements with the Management Office for any after-hours visitors to your premises. When your visitor arrives at the building, direct them to speak to security through the intercom located at the door to the Main Lobby on 3 rd Street SW. The security officer will grant your visitor entrance to the lobby and will notify you of their arrival. Please come to the lobby to escort your visitor to your premises. Master Key System All Tenant suite doors at First Canadian Centre are on a master key lock system maintained by a third party security contractor. Accordingly, keying of all lock cylinders must be coordinated through the Management Office to ensure the integrity of this master keying system. Please contact the Management Office to arrange for any and all lock work, including duplication of keys to your suite. Video Camera System First Canadian Centre has a state-of-the-art video camera system for additional security. Twenty-three (23) cameras are placed in strategic locations around the building and are positioned so that activity at all entrances and exits is recorded. The footage from these cameras is monitored at the Main Lobby Security Desk and stored for approximately 2 weeks before being overwritten. Tenant representatives may arrange to review video footage by contacting the Management Office. Page 22

26 Property Removal For Tenant security, please advise the Management Office at least 24 hours in advance if items such as computers, large plants, filing boxes, artwork, etc. are to be removed from your premises. That way we will recognize items and their removal that are authorized. Kindly advise the Management Office using the Property Removal Form located in Section 8. Theft If a theft from your premises occurs, a theft report must be filed with Security Office as well as with the Calgary Police Department. If possible, provide a description of the intruder and be prepared to state specifically what was stolen. It is a great help to the Police and Security Office to have that information as soon as the call is placed. Also, we strongly recommend a report be filed with the insurance carrier for your premises. Security Recommendations Listed below are recommendations for improving security within your premises. emphasize to all employees the importance of observing these measures in your offices. Please Never leave valuables unattended, such as purses, wallets, briefcases or laptop computers not locked to a docking station. Special care should be taken during times when your office is most vulnerable: 30 minutes just after opening During lunch hours 30 minutes before closing Increased activity or movement of employees within premises, such as office moves, office celebrations, etc. A number of employees absent from the office, like vacation periods, holidays, etc. All outside visitors or service providers should be monitored while in your premises. Do not give keys, security cards or security card numbers to outsiders. The only person who can use a security access card is the person to whom it was issued. Outside soliciting or canvassing is prohibited within the building. If you see this kind of activity within the building, please contact the Management Office. When parking, secure all valuable items in the trunk. Page 23

27 If parking underground or in a parkade, note the nearest floor number to locate your vehicle easily and familiarize yourself with fire pull stations and any security features like security cameras and intercoms. Employees who work late can contact Security for a personal escort to their vehicle, if using the building s parking facilities. Please call 15 minutes prior to leaving. Locks and safe combinations should be changed when key staff changes occur. Employees should not label or tag keys to the premises. Any time keys are lost or misplaced, all corresponding locks should be changed. If your company will be closed on a particular day, or is closing early, notify the Management Office and any regular suppliers like couriers, newspaper delivery, etc. When deliveries are made, notify your suppliers and delivery companies that items cannot be left unattended outside your premises. Keep a list of serial numbers of items to assist Police in recovering stolen property, should a theft occur. Lock all entrances to your premises at the end of each business day and whenever your office is unoccupied. It is also advised to keep doors to your premises locked when employees remain after-hours, on weekends and during holidays. Ensure that the doors locks installed are not easily jimmied. Page 24

28 Section 7 RULES & REGULATIONS These Rules & Regulations ensure adequate protection for Tenants and the Landlord. The first section reviews our Contractor Access Procedures to provide access and authorization for Tenant contractors during and after business hours. The second section provides a summary of the building s Rules & Regulations for office and retail Tenants. Please note that this is a summary only. All Rules & Regulations outlined in the lease agreement for your company supersede the information provided in this section. A more comprehensive explanation of construction procedures completes this section. Contractor Access Procedures For All Tenants These procedures will confirm that contractors hired by our Tenants, in their day-to-day operations within First Canadian Centre, are in good standing with Workers Compensation and are adequately insured, including insurance coverage extended to the Landlord and Property Manager during any and all work performed on site. 1. Any time a contractor, moving company, etc., is accessing your premises, either during or after regular business hours; the Contractor Access Form located in Section 8 must be completed and delivered to the Management Office at least 48 hours in advance. Once approved, the Management Office will advise Security. Without prior notice and the approval of the proposed work by the Management Office, the contractor can be denied building access. 2. All Tenant contractors, including movers, must provide the following to the Management Office prior to any activity/work starting on site: Workers Compensation: At their own expense, all contractors must carry Workers Compensation Insurance covering all employees on site, in accordance with the statutory requirements of the Province of Alberta. Certificates showing compliance with the above must be presented to the Management Office before any work starts. All contractors require a Work Authorization Permit and Access Form located in Section 8 to be approved by the Management Office before any work starts. Page 25

29 Insurance: At their own expense, all contractors are required to keep in force at all times while working on site at First Canadian Centre, general liability, property damage and personal injury insurance in a combined single limit of $5, (five million dollars), typical of the Tenant insurance requirements under the lease. The policy will identify, as additional insured, GWL Realty Advisors Inc., the Great-West Life Assurance Company, London Life Insurance Company, TPP Investments 1 Inc., and PSS Investments 1 Inc. (collectively referred to as the Co-Owners of First Canadian Centre) Contractor general liability policy will provide the following minimum requirements: i) Blanket contractual coverage. ii) Non-owed automobile coverage. iii) Cross-liability clause and severalty of interest clause. Contractor s insurance will include a provision for 30 days written notice by registered mail of cancellation to Building Management, attention Property Manager. Electrical Work: Any electrical work being performed in Tenant premises must be reviewed and approved by the Management Office prior to work starting. In addition, The City of Calgary requires that an electrical permit be applied for in advance of any and all electrical alterations or additions at the property. Accordingly, the Management Office must be provided with a copy of the application for the electrical permit before granting approval for the electrical work to proceed. For Tenants who don t oversee electrical revisions frequently, the Management Office can provide resource information to advise if the work requires an electrical permit. When the work does not require an electrical permit, the Tenant premises will be inspected under the Property Manager s annual inspection process. In this case, the Tenant is required to use the base building electrical contractors, as specified by the Management Office, to carry out any revisions. 3. Costs: All costs associated with extra staff coverage required by the building, with respect to Tenant moves, will be charged to the Tenant s account, including a Landlord s administration fee as outlined in your company s lease. Please see Section 3, Moving In/Out, for a summary of typical supervision costs associated with moves and coordination through the Management Office. Page 26

30 Office Tenants General Rules & Regulations Please note that this is a summary only. All Rules & Regulations outlined in the lease agreement for your company supersede the information provided in this section. 1. Life Safety: Within the building or property, (a) Tenants won t: Increase the risk of fire or the rate of fire insurance on the building or property. Obstruct or interfere with the rights of other Tenants or Landlord, violate laws or regulations set out by the Fire Department, or violate or conflict with any statutes, rules and ordinances governing health standards, or with any other statute or municipal by-law. Store materials, boxes or equipment in the freight elevator lobbies (b) No flammable oils or other flammable, dangerous, corrosive or explosive materials, will be kept in the premises except those approved in writing by the Landlord s insurers. 2. Security: (a) Tenants, their employees and those doing business with them have the use of the main entrance, the stairways, corridors, escalators, or other mechanical means of access leading to the building and property, during regular business hours. For the safety of the occupants, building and property, Tenants and their employees can access the building and property after-hours by following the systems and procedures provided by the Management Office. Anybody entering the building after-hours is required to identify him or herself and to register in a logbook. If identification isn t satisfactory, Building Management can restrict individuals from entering the building and property, particularly if the individual does not have a key to the premises. (b) Additional locks, bolts or other security devices cannot be placed on any doors or windows of the premises without the prior written approval from the Management Office. Any additional locks that are approved must conform to the building master access system. Two keys will be supplied to the Tenant for each entrance door to the premises. All locks will be building standard to permit access by the Landlord s master key. Additional keys can be requested the Management Office at the cost of the Tenant. Keys, or other means of access for entrance doors to the building, will not be issued without written permission from the Management Office. Access doors to the premises must be left locked after-hours. 3. Housekeeping: (a) Tenants will provide access to window cleaners to clean during business hours. Page 27

31 (b) Tenants will not place any debris or garbage in or outside of the premises, other than in a provided location/s. If a Tenant uses perishable items, or generates wet garbage, the Tenant needs to provide refrigerated storage facilities suitable to the Management Office. (c) The Tenant will not place anything in any interior or exterior common area of the building like a vestibule, entry, hallway etc. (d) Tenants, or their employees, contractors, visitors, etc., will not obstruct sidewalks, entrances, passages, escalators, elevators and staircases or use these areas for any purpose other than entrance to and exit from the premises, the building and the complex. Building Management reserves entire control of all parts of the complex for the common benefit of the Tenants without restricting the sidewalks, entrances, corridors, washrooms, etc. and has the right to place signs and appliances as required, provided that entrance to and exit from the premises is not restricted. (e) Tenants won t cause/permit: any waste or damage to the premises; any overloading of the floors or the utility, electrical or mechanical facilities of the premises; any nuisance in the premises, or cause a hazard or annoyance to other occupants of or to Building Management. 4. Receiving, Shipping, Movement of Articles: (a) Tenants won t receive or ship articles of any kind except through facilities and designated doors, and at hours set by the Management Office. Building Management can restrict and regulate the use of public areas, the allocation and hours of the freight or other elevators for delivery service and moving purposes. (b) Hand trucks or similar appliances will only be used in the building with the consent of Building Management, and will be equipped with rubber tires, slide guards and safeguards as Building Management requires and will travel only in the freight elevator. (c) Tenants will not bring in or take out any safe, business or heavy machinery or anything liable to injure or destroy any part of the building, including the premises, without first obtaining permission in writing from the Management Office. Building Management can prescribe the weight permitted and the position, the use and design of planks, skids, or platforms, to distribute the weight. All damage done to the building, including premises, by moving or using any heavy equipment or other office equipment or furniture, will be repaired at the expense of the Tenant. The moving of all heavy equipment, other office equipment or furniture will take place only with prior arrangement with Building Management. The cost of moving will be paid by the Tenant. No freight or bulky items will be received into any part of the building, including the premises, or carried in the elevators, unless it meets the requirements and hours approved by Building Management. Page 28

32 5. Prevention of Injury To Premises: (a) Tenants will assist and cooperate with the Landlord in preventing injury to the building. (b) Tenants will not deface or mark any part of the building, including the premises, such as driving nails, spikes, hooks or screws into the walls, floors, ceilings or woodwork or bore, drill or cut into the walls, floors, ceilings or woodwork. (c) If Tenants require data or voice connections, the Management Office may direct the electricians as to where and how the wires are to be introduced. No gas pipe or electric wire will be permitted which has not been ordered or authorized by the Management Office. Radio or television antennas cannot be installed without written authorization from the Management Office. 6. Windows: Tenant will maintain uniform window coverings on all windows in leaseable premises and will not install any window shades, drapes, blinds, etc. on any window without the Management Office s prior written consent. Except for the proper use of Building Management-approved window coverings, Tenants will not cover or obstruct any of the windows in any part of the building, including the application of solar films. 7. Washrooms: (a) Tenants, their employees and clients have use of the washrooms on the floor of the building where their premises are located, or those designated, unless the general water supply is turned off from the public main or when repairs and maintenance is scheduled. (b) Washrooms, water closets and other facilities will not be used for anything other than those for which they were intended. Any damage resulting from misuse will be charged to the person/company who caused the damage. 8. Use of Premises: (a) Tenant premises are not to be used for sleeping apartments or residential purposes, or for the storage of personal effects or articles other than those required for business purposes. (b) No cooking or heating of any foods or liquids (other than the heating of water or coffee makers or kettles) is permitted in Tenant premises without the written consent from the Management Office. Tenants will prevent any cooking or other odours from emanating from their premises. (c) Tenants will not install or use any machine dispensing goods for sale in the premises or building, or permit the delivery of any food or beverage to the premises without the written approval of the Management Office. Page 29

33 (d) Tenants will not permit any odours, vapours, steam, water, vibrations, noises, etc. to emanate from their premises, or any equipment or installation that could cause interference with the safety, comfort or convenience of the building, Building Management or building occupants. 9. Canvassing, Soliciting, and Peddling: Canvassing, soliciting and peddling in or about the building are prohibited. 10. Bicycles: No bicycles or other vehicles can be brought in any part of the building without the written consent from the Management Office. 11. Animals and Birds: with the exception of seeing-eye dogs and the like, pet animals or birds cannot be brought into any part of the building without the permission from the Management Office. 12. Signs and Advertising: Tenants will not paint, affix, display any sign, picture, advertisement, notice, lettering or decoration on the exterior of their premises, the building or the complex, or the interior of their premises that is visible from the exterior of the building. 13. Directory Board: Tenants are entitled, at their expense, to have their name included on the building s electronic directory board. The electronic directory board is embedded within the Security Desk in the main lobby of the building. Page 30

34 FIRST CANADIAN CENTRE CONSTRUCTION PROCEDURES (Office Premises) Pursuant to the Lease Article 14.06, Construction Procedures, the Landlord has made regulations to facilitate the orderly, efficient and expeditious conduct of Tenant's Work. The relevant Regulations are attached and for convenience of tenants have been prepared as and are captioned Design Criteria for Office Premises". GWL Realty Advisors Inc. Revised September, 2013 Page 31

35 TABLE OF CONTENTS CONSTRUCTION PROCEDURES GENERAL CONTRACTOR REGULATIONS DESIGN CRITERIA FOR OFFICE PREMISES.,. 37 INTRODUCTION TENANT'S CONSULTANTS (AGENTS) DESIGN PHASE BASE BUILDING SPECIFICATIONS & DRAWINGS SITE INSPECTION TENANT DRAWING REQUIREMENTS SUBMITTAL OF DRAWINGS CO-ORDINATION & TEMPORARY SERVICES INSURANCE COMMENCEMENT OF TENANT'S WORK TENANT'S CONTRACTORS COMPLETION OF TENANT WORK "AS BUILT" DRAWINGS GENERAL INFORMATION WINDOWS AND BLINDS WASHROOMS HARDWARE CEILINGS - OFFICE AREAS FLOOR - OFFICE AREAS LIFE SAFETY LOADING DOCK SERVICE ELEVATOR MECHANICAL SYSTEMS ELECTRICAL SYSTEMS LIGHTING LIGHT SWITCHES FIRE ALARM EXIT LIGHTS POWER TELEPHONE ELECTRICAL & TELEPHONE ROOMS Page 32

36 TABLE OF CONTENTS CONSTRUCTION PROCEDURES (continued) BASE BUILDING ARCHITECTURAL GUIDELINES BASE BUILDING ELECTRICAL GUIDELINES DEMOLITION NOTES NEW CONSTRUCTION BASE BUILDING STRUCTURAL GUIDELINES MECHANICAL SPECIFICATIONS: VENTILATION & AIR-CONDITIONING MECHANICAL SPECIFICATIONS: PLUMBING, DRAINAGE AND FIRE PROTECTION..58 CONSULTANTS & CONTRACTORS MECHANICAL CONSULTANTS ELECTRICAL CONSULTANTS STRUCTURAL ENGINEER GENERAL CONTRACTORS ELECTRICAL CONTRACTORS MECHANICAL CONTRACTORS Page 33

37 GENERAL CONTRACTOR REGULATIONS 1. All contractors will be required to sign-in at Security with a piece of picture identification and will be issued identification tags at the start of each day from the Security Control facility. These tags must be worn in plain view while on site. Any workman on site without an ID tag will be escorted to the Security Control facility. All tags will be returned at the end of each day. 2. Keys will be issued by Security for the specific work areas. Keys will be picked up at the start of each day, upon proof of identification, at the Security Control facility. Keys will be returned at the end of each workday to the Security Control facility. 3. The Contractor will maintain the work area to a standard of cleanliness acceptable to the Property Manager or the Operations Manager or their designate. 4. The Property Manager may require all work to be conducted and all tools and equipment stored behind screens or hoarding. 5. Contractor s employees must wear appropriate personal protection equipment such as, but not limited to, safety shoes, safety glasses, hearing protection, hard hats and/or other safety equipment as assigned while on the property. 6. All cutting and drilling or other work of a vibrant nature which will cause excessive noise will be conducted outside of the normal working hours of tenants, after receipt of proper clearance by to the Property Manager or the Operations Manager or their designate. 7. Do not core or drill building structure without notifying the Property Manager. Drilling method to be x-rayed, dry core and all openings to be sealed, caulked and fire stopped. The Property Manager requires 48 hour prior written notice before access will be granted to an area other than the work site. 8. The Contractor assumes full responsibility for all keys and equipment signed out. Full replacement and direct costs associated with such loss will result in charge backs directly to the Contractor (key cutting, rekeying, etc.). 9. The Property Manager will not provide the Contractor or his employees with free parking. 10. Access to freight elevators for the transporting of materials shall be arranged with the Property Manager or Security Control Operator. The Contractor is also responsible to arrange with the Security Control Operator for the elevator protection pads to be installed. Page 34

38 11. The Contractor shall store all paint, varnish and flammable materials in a fire-safe manner. Materials and equipment must be stored in such a manner that they will not collapse or cause excessive pressures on side of buildings, pipe lines, or hinder access to stretchers, valves, hose drops, fire extinguishers, electrical equipment, ladders, entrances and exits. 12. All materials being moved into or out of the building shall be moved via the loading dock. 13. The Contractor is to provide a representative on site during construction. If the contractor on site is working alone they are to check in with security approximately every hour or provide security with their phone number where security can reach them. If the contractor did not check in with security, security will do periodic check to ensure the contractor is safe. Any companies that have their own Working Alone Procedures which comply with OH&S regulations are to provide a copy of the procedures to GWLRA. 14. The Contractor is to provide filter media on the floor return air duct to prevent contamination of the ventilation system. The smoke detector for the construction floor is to be protected from excessive dust by placing temporary protection over it. 15. The Contractor is not to dispose of any paint, mortar or process mixtures in the building's drainage system. 16. The Contractor is not to apply any paint, lacquers or solvents during the hours of 0730 to 1800 that emit noxious or pungent fumes. The contractor is also to allow sufficient time after the application of the above for the dissipation of fumes before 0730 Monday to Friday. 17. Dollies used for deliveries must be rubber wheeled. 18. Care and caution must be taken by the Contractor and his suppliers to prevent damage to the elevators, walls, floors, etc. Any damage will be repaired by GWL Realty Advisors and charged back to the Contractor. 19. Use of elevators, other than the freight elevators, for the moving of tools, equipment or materials is strictly prohibited. 20. At the completion of the work, the Tenant's Contractor shall forthwith remove all rubbish and all tools, equipment and surplus materials from the Premises and shall leave the Premises clean to the satisfaction of the Landlord. This final clean-up shall include cleaning of the light fixtures, windows, window blinds, perimeter radiation units, entries and public space affected by the work. 21. Passenger Elevator lobbies are to be protected from tracking dust throughout the building by the laying of walk off mats. Tracking of dust and debris, attributed to the area under construction, carried through the building will be cleaned and charged back to the contractor. Page 35

39 22. All hot work including welding, soldering, grinding etc., must have a fire extinguisher in the immediate vicinity and requires a Hot Work Permit that can be obtained from the Security desk. Confirm with Security that appropriate smoke alarms have been disconnected. It is the contractor s responsibility to provide fire protection equipment and an adequate firewatch while they are performing any Hot Work on GWLRA managed property. 23. Smoking is not permitted on the work site or Public areas within First Canadian Centre. 24. Consumption of alcoholic beverages on work site is strictly prohibited. Moreover, the Contractor must ensure workers are not under influence of alcohol at any times while working. This will be enforced by stopping all work by the Contractor. 25. No Chinese Manufactured Piping will be used in the building. 26. All rigging equipment such as ropes, cables, hooks, shackles, chains, etc. should be inspected daily and also prior to each lift. 27. Contractors shall consult GWLRA staff before working on or around high voltage, electrical wires or power circuits. 28. Contractor s employees shall consider all electric lines hot and comply with GWLRA s Tag & Lockout policy. 29. Contractors shall be responsible for barricading ground or floor when working above ground level to protect employees from falling debris. 30. All scaffolds and work platforms must be constructed to the applicable provincial occupational health & safety act standard and maintained free of defects. Guard rails and toe-boards shall be installed on all scaffolds and work platforms over ten (10) feet above the ground or supporting level. 31. Decking must be at least two planks wide and tested before usage. 32. Barricades or guard rails meeting the applicable health and safety act standards must be provided around all openings, excavations, pits, open sewers, catch basins or any other opening in ground, roofs, or floors. These barricades or guardrails must be kept in place at all times and adequately lighted at night. Page 36

40 DESIGN CRITERIA FOR OFFICE PREMISES INTRODUCTION The purpose of this Criteria is to introduce the Tenant and its agents to the basic building design, systems, elements and regulations and to assist in the understanding of them. The Tenant is encouraged to be imaginative and innovative with its space planning and use of quality materials to meet their own custom needs. The standards and procedures herein have been developed to maintain the integrity and quality control of all base building systems and finishes. It is recommended that the Tenant and its agents thoroughly acquaint themselves with the data contained herein. The use of this Criteria by the Tenant through the term of the lease will minimize unnecessary delays, problems, expenses and inconveniences to all tenants. Reference to this Criteria is recommended for all major and minor renovations to the Tenant's space. Omissions from this Criteria does not relive anyone of their responsibility to complete their project in a good and workmanlike manner. TENANT'S CONSULTANTS (AGENTS) The Tenant must employ the services of either a Licensed Interior Designer and/or Architect who is engaged in the business of high-rise and/or commercial interior design. The selection of an interior design professional is at the discretion of the Tenant. However, the Tenant's Interior Designer will be required to comply with the conditions of this criteria and the Landlord reserves the right to the final approval of the Interior Designer. The selection of Professional Consulting Engineers is at the discretion of the Tenant, however, the Landlord recommends the use of the Landlord's consultants in view that these consultants have working knowledge of the building. If the Tenant wishes to use mechanical and/or electrical consultants other than the Landlord's consultants, the design, drawings, and specifications prepared by such other consultants may require review by the Landlord's consultants at the expense of the Tenant. Mechanical Consultants TMP Consulting Engineers TYZ Engineering Ltd. 200, 7330 Fisher St. S.E th Street NW Calgary, Alberta T2H 2H8 Calgary, Alberta T2N 2A1 Tel: (403) Tel: (403) Fax: (403) Fax: (403) Electrical Consultants SMP Engineering Mulvey + Bannai International 403, 1240 Kensington Road N.W. 1220, 777-8th Avenue S.W. Calgary, Alberta T2N 3P7 Calgary, Alberta T2P 3R5 Tel: (403) Tel: (403) Fax: (403) Fax: (403) Page 37

41 The Tenant shall employ only the Landlord's Structural Engineer for any improvements or renovations. Read Jones Christoffersen 200, 1422 Kensington Rd. N.W. Calgary, Alberta T2N 3P9 Tel: (403) Fax: (403) Page 38

42 Design Phase Base Building Specifications & Drawings Changes to the Base Building Construction: The Landlord reserves the right to approve any revision or changes to the Base Building desired by the Tenant and to require that all approved revisions or changes to the Base Building contract work be carried out by the Landlord's Contractor, at the Tenant's expense. When necessary, drawings indicating the revisions and/or additions to the basic system required by the Tenant will be prepared by the Landlord's Consultants and submitted to the Tenant for approval. Design and drafting fees covering the production of such drawings, will be at the Tenant's expense. Base Building systems shall be defined as follows: Electrical - On-line work before the on-floor breaker box: revisions or ties into the fire or emergency systems. Mechanical - Perimeter heating system, sprinkler system, domestic water risers, sanitary and storm risers and medium pressure duct work. Specifications for Base Building work are available for review by the Tenant or his Agent GWL Realty Advisors Inc., at Suite th Avenue S.W., Calgary, Alberta T2P 3N9 Drawings show the typical architectural, mechanical and electrical details applicable to the Base Building Construction of the leased space. The Landlord reserves the right to change the drawings and specifications at any time, and from time to time. Site Inspection Except as may otherwise specifically set forth in the Offer to Lease and/or Lease, the Tenant accepts the Leased Premises in an as is condition. The Tenant is responsible for checking all dimensions on the site and familiarizing itself with the as-built conditions of the Premises prior to construction. Except as otherwise indicated, salvageable materials from areas of demolition shall remain the property of the Building Owner. Tenant Drawing Requirements The Landlord requires the Tenant to provide detailed drawings and specifications which shall include, without limitation, the design and layout for the architectural, electrical, mechanical, and structural work separately defined for the Leased Premises. For this purpose, the Tenant shall provide the Landlord with the plans and specifications to be submitted by the Tenant in sufficient detail so as to fully describe and accurately specify all aspects of the Tenant's Work and of the Landlord's Work and any changes thereafter. All such plans and specifications shall be suitable scale to properly show all detail, and will consist of, as a minimum, the following: (1) Floor plan or plans to show the layout of the Leased Premises complete with reflected ceiling plan, locations, height and finishes of partitions, millwork, and signage details. Page 39

43 (2) Elevation plans of the interior walls to show the levels of bulkheads, floors and ceilings and the location of millwork and equipment, which the Tenant intends to install. (3) Mechanical plans to show location and/or relocation of air diffusers, vav boxes, sprinklers, thermostats, plumbing installations and mechanical equipment. (4) Electrical plans to show the location of all lighting fixtures, switches, outlets, and telephones, and all equipment requiring electrical power accompanied by an electrical schedule specifying the type, manufacturer, wattage, quantity, etc., of all electrical equipment. (5) Additional information (sketches, specifications, descriptions etc.) as may be appropriate to fully itemize and describe all details of Tenant's Work not covered by the foregoing, including design weights of concentrated loading and details of special design features. The Landlord reserves the right to require such additional information and drawings as may be necessary to identify and describe the nature of the Leasehold Improvements. Submittal of Drawings Prior to tendering the work the Tenant is required to submit to the Landlord, one complete set (or additional copies upon request) of drawings, plans, schedules and specifications for approval that are to be used in the construction of the leasehold improvements. The drawings will be reviewed within ten (10) working days and if found totally acceptable, the Tenant may proceed with the tendering of the work. Should changes be required, the tenant shall expeditiously make same and re-submit for approval. All written requests for information and approvals, as described herein, shall be addressed to GWL Realty Advisors Inc., at Suite 3220, th Avenue S.W., Calgary, Alberta T2P 3N9 Where reference is made herein to specific approvals by the Landlord, these approvals are obtained by application to the above address. The Tenant shall not make any changes to the drawings, specifications and schedules approved by the Landlord without first informing and obtaining the written approval of the Landlord. Co-ordination & Temporary Services All Leasehold Improvement Work, deliveries and removal of materials shall be co-ordinated with the Landlord. The Tenant shall pay to the Landlord the sum of $0.25 per square foot of rentable area for such services as co-ordination, temporary power source, lighting, heat, water, and elevator service, provided during normal business hours. Page 40

44 Insurance Prior to the commencement of work, the Tenant shall show proof of and at his own cost and expense, take out or cause to be taken out, insurance against "All Risks" of physical loss or damage for the full amount of the Tenant Work and liability insurance in an amount of not less than $5,000,000 for any one occurrence. Such insurance is to be taken out and kept in force during the entire period of the Tenant's work and is to be in a form, and with Insurers, reasonably acceptable to the Landlord. The Tenant shall provide the Landlord with certificates of insurance prior to commencement of the Tenant's Work, showing that the insurance has been arranged, naming and protecting the Tenant Contractor, Tenant, and the Landlord. The Landlord reserves the right to determine the form in which the insurance certificates are to be presented. Commencement of Tenant's Work No construction work shall be undertaken or commenced by the Tenant or its contractor until: (a) Plans and specifications fully describing the work, or changes to work previously approved have been submitted to and approved by the Landlord. (b) (c) (d) All necessary permits, approvals and all insurance coverage have been obtained by the Tenant. Proper provision has been made by the Tenant for full payment of the cost of the work. The Landlord has given written notice that the work may proceed, subject to such reasonable conditions that the Landlord may impose. Tenant's Contractors Prior to the commencement of the Tenant's work that involves a contractor or sub-contractor other than the Landlord's approved contractor or sub-contractors, the Tenant shall submit to the Landlord the following: 1. Proof that the Contractor has been in business for more than 5 years; 2. The latest financial statements of the contractor; 3. Five letters of reference from previous clients; and, 4. Copy of General Comprehensive Liability Insurance of at least $5,000,000 The Landlord reserves the right to the final approval of all contractors and sub-contractors. Completion of Tenant Work If the Tenant's Contractor does not execute the tenant's work properly in accordance with the approved plans and specifications, the landlord, after five days written notice to the Tenant and to the Tenant's Contractor, and without prejudice to any other right or remedy the Landlord may have, may remedy the default or make good any deficiencies and recover the reasonable costs incurred from the Tenant. Page 41

45 "As Built" Drawings Upon completion of the improvements, the Tenant shall submit to the Landlord CAD Drawings of the Architectural, Mechanical, and Electrical work "as built". General Information Windows and Blinds Windows are sealed, double glazed insulating units with a reflective exterior pane for temperature and sun control. Interior mullions and sills are extruded aluminium members with a clear anodized finished interior, and painted finished exterior. Blinds are provided as a building standard. Provision for the support of a drapery track is available in the ceiling system. Washrooms Washroom finishes are standard throughout the building. Finishes consist of glazed ceramic tile walls, ceramic tile floor, painted drywall ceiling, plastic laminate faced counters, enamelled metal toilet partitions and stainless steel accessories. Exhaust fans are provided for ventilation purposes. Hardware The base building hardware is the Schlage L series. Tenants will be required to use locksets in their premises that will accommodate the base building master key system. Further information on base building hardware standards and specifications may be obtained through the base building hardware supplier: Spalding Hardware Ltd th Avenue, S.W. Calgary, Alberta Ceilings - Office Areas Ceiling in office areas consists of a 1473 mm x 491 mm suspended system with mineral acoustic tiles and fluorescent light fixtures. The ceiling includes an integrated air supply system. Sprinkler heads are located generally at the center of the tile and centered between the lighting fixtures. It would be desirable to maintain the integrity of the system by locating full height partitions in conformity with the ceiling module. Floor - Office Areas Floors are reinforced concrete construction and designed for a 70 lbs. per sq. ft. combined partition and live load. Page 42

46 Life Safety Each office tower floor is equipped with smoke exhaust and detection, emergency lighting, fire annunciation, fire bells and sprinkler flow indication all provided with emergency backup electrical power from a diesel generator. Loading Dock The loading dock is accessible from 2nd St. S.W. - just north of 7th Ave. on the west side. Maximum height of vehicles entering the Loading Dock is 3,810mm (12' 6"). Service Elevator (serves floors B2 to 37th) Access to the Service Elevator is easily accessible from the Loading Dock. Service Elevator Dimensions: Door - width 1,150mm (45.25") height 2,429mm (95.6") Cab - width 1,359mm (53.5") height 3,277mm (129.0") depth 2,683mm (105.6") Mechanical Systems A central plant provides heated and/or chilled water throughout the building for heating and air conditioning systems. Centrally located air handling units provide each floor with ventilation, air-conditioning, humidification and filtration. The air is distributed through a variable air volume system that provides energy-wise, automatic zone control. This system is easily adjusted to suit Tenant changes. The perimeter hot water radiation system provides the total heating requirements for the building and is zoned together with the variable air volume system to provide precise zone control. The building has a wet sprinkler system for fire protection. Chilled water drinking fountains are provided at each floor level. Page 43

47 ELECTRICAL SYSTEMS Lighting The Standard office lighting is from 491 mm x 1473 mm fluorescent fixture in each alternate grid ceiling module. Average maintained illumination in open office areas is 70 foot candles. Colour of lamps are warm white and fixture voltage is 347 volts. One 347 volt circuit and a spare are provided on each floor for emergency and night lighting. This allows up to 35 fixtures on each floor to be used as emergency lights, with the capacity to increase the amount of fixtures if the spare circuit is utilized. The Tenant must provide for additional wiring in his areas to relocate the emergency fixtures as required. Light Switches Low-voltage switching panels are provided in the electrical room at each floor level throughout the building. The Tenant must provide local switches, wiring and additional relays if necessary. Fire Alarm The building is provided with a detection and alarm system and the Tenant must provide additional bells, pull stations and detectors as required by local authorities applicable codes. Exit Lights The building has exit lights at points of egress from a floor. The tenant must provide additional exit lights as required by applicable codes. Power Power is available from overhead junction boxes located throughout the Tenant area. Additional power is also available at a local 120/208 volt panel in the electrical room on each floor. A ceiling distribution system must be used and the tenant is responsible for the provision of this distribution system. An emergency generator is provided in the building to maintain elevators in a fire evacuation mode and to operate all heating systems, emergency lighting, and the fire alarm system in the event of a power failure. Telephone Telephone service is available from overhead pull boxes located throughout the Tenant area, by way of service poles or partitions to telephone jacks. Tenant to supply the conduit system in the ceiling space from the pull box to the telephone jack, and must provide service poles or partitions in this area. Page 44

48 Electrical & Telephone Rooms The telephone and electrical rooms that are provided on each floor are to provide basic communications and electrical services to each floor. Any additional space of this nature, which a Tenant requires for his own equipment or use, must be provided within the leased premises. BASE BUILDING ARCHITECTURAL GUIDELINES 1) Building crossover floors are 4, 9, 15, 20, 25, 29, 32, 36 & 42. These floors require unrestricted access between stairwells and the elevator lobby. 2) All vertical and horizontal openings in rated walls and floors must be fire proofed with a Factory Mutual approved product. 3) All demising walls constructed by the tenant should use "caddy clips" to attach walls to the T-bar ceiling system; screwing directly to the T-bars is not permitted. 4) The base building hardware is the Schlage L series. Tenants will be required to use locksets in their premises, which will accommodate the base building master key system. Further information on base building hardware standards and specifications may be obtained through the base building hardware supplier: Spalding Hardware Ltd th Avenue, S.W. Calgary, Alberta 5) No exposed fibreglass, lay-on blankets, or lead sheeting are allowed in the return air space, as they are hazardous to the building's indoor air quality. 6) The T-bar ceiling grid is not to be painted or cut without the landlord's consent. 7) Changes to the elevator call buttons and/or hall lanterns must be approved by the Landlord. 8) Partitions at building perimeter should not prevent access to the removal of the perimeter radiation cabinet and access to the control and shut-off valves. 9) Screws are not to be anchored to window mullions or perimeter radiation cabinets. 10) Interior partitions must not interfere with the access panels and heating unit covers. Covers must be kept free at all times to permit maintenance and servicing of the units. Where partitions are located as to meet the inside face of the window, separation of the partitions from the glazing must be maintained by a compressible filler, or other suitable material. 11) Tenants must submit drawings and description of their proposed signage for the Landlord's approval. Page 45

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