markville design criteria

C A D I L L A C F A I R V I E W T E N A N T D E S I G N C R I T E R I AC A D I L L A C F A I R V I E W T E N A N T D E S I G N C R I T E R I A

V 1 . 3 M a r c h 2 0 1 1V 1 . 3 M a r c h 2 0 1 1

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Introduction

Welcome to: Markville Shopping Centre 5 Markville Shopping Centre Location and Contact Information 6

1.0 Architectural Design Criteria

1.1 Landlord Control Zone 8 1.2 Design Guidelines 10 1.3 Finishing Standards 13 1.4 Lighting 20 1.5 Storefront Closures 22 1.6 Security Systems 26 1.7 Signage and Graphics 27

2.0 Food Court Design Criteria

2.0 General Food Court Information 37 2.1 Food Court Design Guidelines 38 2.2 Finishing Standards 42 2.3 Lighting 50 2.4 Storefront Closures 52 2.5 Equipment 53 2.6 Signage 56

3.0 Storefront Sections, Details

3.1 Markville Shopping Centre Key Plans 61 3.2 Bulkhead Conditions A, B, C (lower level) 65 3.3 Bulkhead Condition D (upper level) 66 3.4 Bulkhead Condition E (upper level) 70

T A B L E O F C O N T E N T S

4.0 Engineering Criteria

4.0 General Information 77 4.1 Mechanical System 78 4.2 Plumbing System 81 4.3 Electrical System 83 4.4 Sprinkler and Standpipe System 85 4.5 Structural System 865.0 Site Rules And Regulations

5.1 Tenant Construction 89 5.2 Site Regulations 91 5.3 Hoarding & Enclosure of Premises 96 5.4 Health & Safety Regulations 98 5.5 Insurance Certi! cates & Building Permits 99 5.6 Construction Deposits 100 5.7 Construction Violations & Fines 101 5.8 Construction Completion 102

6.0 Submission Guidelines

6.0 General Submission Guidelines 105 6.1 Preliminary Drawings 106 6.2 Architectural Working Drawings 107 6.3 Sample Boards 108 6.4 Mechanical and Electrical Drawings 109

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I N T R O D U C T I O NW e l c o m e t o M a r k v i l l e S h o p p i n g C e n t r e

This manual outlines design criteria, procedures, requirements and recommendations which have been developed by the Landlord for the purpose of assisting the Tenants of Markville Shopping Centre in the development of their leased premises. Tenants, their designers and contractors must acquaint themselves thoroughly with the material herein so their design and construction can proceed in a coordinated and expeditious manner.

The design of each Tenant’s storefront plays a very important role in creating an exciting retail atmosphere. Therefore, the Landlord insists that Tenants look beyond the ordinary to create a dramatic store design with a unique identity.

The individuality of the storefront façade and retail image can be expressed by modern and traditional elements. The Landlord will provide a building shell for the insertion of tenant storefronts, signage and tenant merchandising systems. Each Tenant’s storefront shall have a variety of planes to create a de! nite three-dimensional feel, and to avoid the " at, open storefront that speaks of absence of design. The shape of the storefront should not emphasize the position and shape of the front lease line. Rather, it should provide an interesting shape to the mall, through imaginative positioning of sign bulkheads, the location and geometry of display windows and entrances, and by the subtle marrying of the mall " ooring with the Tenant’s " oor ! nishes. Each design shall be dealt with individually and no other previously approved exception shall create any precedence in these matters.

Tenants are required to employ competent professionals in the ! elds of design and contracting relative to their development work. All submissions must be prepared, signed and sealed by a REGISTERED ARCHITECT, INTERIOR DESIGNER and/or ENGINEER. The ! rms or individuals nominated by Tenants to direct these functions are subject to the approval of the Landlord. Please contact the Landlord for restrictions with regards to contract employees (i.e. All trades in Ontario must be unionized, Bill 124).

Note: The drawings contained in the Schedule “C” are included for illustrative purposes as an aid for Tenant’s compliance with the design criteria set forth herein. The Landlord’s actual con! guration and design of the property, as constructed, may vary in certain aspects from such drawings. In case of deviations between the design criteria drawings and those of the Landlord’s lease outline drawings, the latter will apply. Also, any con" ict between the Schedule “C” and the provisions of the lease with respect to the obligations of the Landlord and the Tenant or the payment of work, the provisions of the lease shall control. The Tenant must verify all conditions on site.

Markville Shopping Centre is an operating shopping centre, and Tenants who have construction to carry out are required to remember this when scheduling and directing their work. The Landlord requires the active cooperation and consideration of all concerned, so that interference with business of operating merchants is kept to a minimum.

All questions, submissions and proposals relative to Tenant work should be directed to the Landlord’s representative.

* The Landlord reserves the right to amend or add to the information in this Manual at any time and the tenant is obligated to abide by such changes upon noti! cation.

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6

L O C A T I O N & C O N T A C T I N F O R M A T I O N

Markville Shopping Centre Contact Information:

General Manager: John Barclay [email protected]

Retail Manager & Landlord’s Representative: Sandra Lorentiu [email protected]

Marketing Director: Winnie Wong [email protected]

Operations Manager & Landlord’s Representative: Steve Lingum [email protected]

Manager, Security & Life Safety Brian Randall [email protected]

Leasing Representative: Robert Ryan [email protected] 416-598-8401

Cadillac Fairview Contact Information

Head O! ce 20 Queen St. West, 5th Floor Toronto, ON, M5H 3R4 (416) 598-8200

Tenant Coordinator: Kelly Wall [email protected] 416-598-8498

Markville Shopping Centre5000 Hwy 7 East at McCowan RoadMarkham, Ontario L3R 4M9Guest Services: (905) 477-6600Fax: (905) 940-2239

S E C T I O N 1 . 0

A r c h i t e c t u r a l D e s i g n C r i t e r i a

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8 The ! rst 10’-0” from the storefront lease line (across the entire width of the store) into the Tenant space, has been designated as a Landlord Control Zone. As the appearance and design of this zone is critical to the overall store appearance all ! nishes, graphics, signs, materials and methods of presentation are subject to the Landlord’s approval. The storefront area is speci! cally reserved for creative product presentation. All Tenants must comply with the following requirements:

• The storefront areas are speci! cally reserved for creative product presentation. The use of such areas for mass product presentation and/or in store shopping is prohibited. All areas exposed to public view are especially subject to approval by the Landlord. Particular attention shall also be paid to conformance with the technical design criteria for Tenant HVAC, plumbing, and electrical work.

• Interior display platforms are to be provided at the façade show windows.

• Particular attention shall be paid by the Tenant to the visual organization of the storefront within the control zone, as well as the rear and side walls of the sales area. All ! nishes, graphics, signs, materials, and methods of presentation are subject to Landlord approval.

• Display ! xtures or merchandise, either temporary or permanent, must be placed behind the Tenant’s entry door closure line. Merchandise racks and display features must not block customer tra# c " ow in and out of the store.

• Layout of the store, ! xture locations (both permanent and moveable) are explicit requirements of the Schedule “C” and as such must be included in the submittal and receive approval, as provided herein. The Landlord will not permit “reshu$ ing” or additional ! xtures or signs (both permanent and moveable) unless their design and location received written approval prior to installation.

• General stock must be contained within stockroom areas speci! cally designed for this purpose. All stock shall be hidden from public view. No open warehouse concepts will be allowed.

• Freestanding temporary signage or poster holders are not permitted outside of the Tenant’s closure line and are subject to Landlord approval in the Landlord Control Zone. They must also be located so tra# c " ow in and out of the store is not impeded.

• Television monitors (if permitted in the Landlord Control Zone) must be incorporated into the overall storefront design 24” beyond the lease line. Monitors must be approved (for size, style and content) by the Landlord and are not permitted to transmit sound into the Landlord common area.

• Speakers are not permitted in the Landlord Control Zone and sound from within the Tenant’s space is not permitted to transmit sound into the Landlord common area.

• The use of duratrans, transparencies, or graphic light boxes must be set back behind glass minimum 2’-0” from the lease line. The use of illuminated graphic boxes or posters at the storefront shall be part of an overall storefront presentation that includes other elements such as display ! xtures and merchandise. Graphic light boxes at lease line will not be permitted.

1 . 1 L A N D L O R D C O N T R O L Z O N E

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1 . 1 L A N D L O R D C O N T R O L Z O N E c o n t i n u e d

• Where perfume, pets, cosmetics, health, bath and beauty products are sold, an exhaust system (for negative pressure air " ow) is required to prevent strong scents and smells from in! ltrating the Landlord common area. Exhaust systems are also required for hair, beauty and nail salons where strong scented chemicals are utilized, so as to prevent scents and smells from in! ltrating the Landlord common area.

• Where service counters or automated service equipment make up a portion of the storefront, they must be recessed from the lease line a minimum of 24”. Adequate space must be provided for the queuing of all customers within the leased premises. The location of interactive electronics installations or customer activated payment machines must be within the leased premises and may not constitute a visual element of the storefront.

• All cash registers must be installed in recessed positions and be kept at lest 36” away from the storefront lease lines and in such a manner as not be readily visible from the common area.

• The Tenant must match mall border tile from the lease line to the Tenant’s storefront line and/or closure line. The Landlord may require the Tenant to extend the mall tile ! nish further into the premises to an interesting and architecturally reasonable location.

• A high quality hard surface " ooring such as wood " ooring, stone, or ceramic tile shall be provided throughout this zone. Carpeting will not be permitted.

• Ceiling materials shall be gypsum board, wood, or other type of hard surface material. Acoustical ceilings and open ceilings are not permitted.

• Recessed incandescent or halogen down lights shall be used. Compact " uorescent # xtures are not permitted.

• Placement of track lighting in display windows must be recessed or concealed from mall side view.

• Sprinkler heads in the ceiling shall be the fully recessed type with cover plates.

• All walls within this zone shall be provided with high quality ! nish materials. Plain painted drywall, slat wall or pegboard surfaces, are not permitted.

• Compatibility with adjacent and previously approved storefronts will be considered as one of the criteria for approval. Should there be existing conditions that do not meet this criteria for whatever reasoning, the criteria as it is written, shall take precedence.

• Any installation that does not conform with this criteria, the Landlord’s review notes, or have the Landlord’s prior written approval will be removed by the Landlord at the Tenant’s expense. Any costs incurred by the Landlord with regards to such actions, are subject to a 15% administration fee. The Landlord shall not be held responsible for the condition, storage, or the return of any such removed installation. The Landlord shall not be held responsible for any loss of goods, or loss of business as a result of these actions. All items removed will be disposed of at the time of removal. The cost of such disposal shall be charged back to the Tenant, including all administration fees.

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10 Designers are urged to utilize a variety of planes in their storefronts to create a de! nite three dimensional feel and to avoid the " at, open storefront which speaks of absence of design rather than a considered approach. The shape of the storefront should not emphasize the position and shape of the front lease line, which by its nature is predictable. It should foster a statement of interesting shape to the mall by the imaginative positioning of sign bulkheads by the location and geometry of display windows and by the subtle coordination of the mall tile with the Tenant’s " oor ! nishes at interesting and architecturally reasonable locations.

• Food Tenants whose spaces are not located within the immediate food court section, must locate their storefront counters a minimum of 2’-0” behind the lease line, and follow the guidelines for foodcourt ! nishes in the service areas.

1 . 2 D E S I G N G U I D E L I N E S

1.2.1 STOREFRONT OPENINGS

• Storefront openings are to have a minimum height of 9’-0” (unless otherwise speci! ed) and should be su# ciently enclosed to work with the elements of the mall.

• Openings are to be a minimum opening of 6’-0’ wide; however, they should not exceed 50% of the entire storefront .

• The Tenant shall maximize the use of transparent glass to maintain a show window type concept.

• Solid straight bulkheads dropped above the " oor across the entire storefront, and wide-open storefronts with only a sign panel hung into the opening are not permitted.

• Ratio of storefront opening, glazing and permitted solid surfaces: 50% open, 30% solid, 20% glazing

1.2.1.1 CORNER LOCATIONS

• For Tenants located on corners, a secondary entrance may be required.

• Tenant may utilize the corner for the entrance into the space

• One sign is permitted on each elevation.

• Each elevation must incorporate display windows for transparency into a Tenant’s space.

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111.2.2 STOREFRONT DECORATIVE PROJECTIONS

• Decorative and three-dimensional elements such as sconce lighting, architectural details, etc., are encouraged to create interest and visual harmony to the storefront. Natural and high quality materials such as stone, brick, wood and metal are encouraged.

• Tenant’s storefront construction is not permitted to project beyond the lease line (refer to relevant storefront condition) except for projecting elements such as signage, light sconces and other decorative elements that are approved by the Landlord.

1 . 2 D E S I G N G U I D E L I N E S c o n t i n u e d

1.2.3 STRUCTURAL

• Tenant’s storefront must tie into existing building bulkheads including closure grilles and signage. Submission of drawings are to include detailed sections of the tie-in.

• All storefront treatment shall be the full width and height of the storefront opening, and shall abut the demising piers. All storefront construction shall be self supporting. No portion of the storefront construction may be suspended from the mall bulkhead and must secure to the deck above.

• Where elements of the storefront (such as overhead grille closures) are used, structural engineering drawings must be submitted with design drawings.

• Structural steel support columns must be buried within the mall demising cap or within architectural detailing on the storefront. Under no condition will structural steel columns be allowed to be covered with simple surface ! nishes.

• Where demising piers are damaged due to previous construction, the Tenant’s contractor shall repair/replace all ! nishes and/or tiles and grout to match the standard mall layout, at the Tenant’s expense.

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1.2.4 PARTITIONS

• At a minimum, Tenants must use gypsum board and steel studs that contain recycled content.

• Interior wall construction is to be composed of non-combustible metal stud framing with 5/8” gypsum board, taped, sanded and ! nished on both sides. Cement board shall be used in lieu of gypsum board where required in waterproo! ng walls around wet areas. Metal stud framing shall extend up to the structure above as required so the wall is adequately braced and supported.

• Demising walls, which separate adjacent Tenants or walls adjacent to a mall service corridor, shall be constructed to provide a minimum one-hour rating as required by code.

• All grout shall be sealed in areas of moisture or grease producing equipment.

• All drywall partitions are to be non load-bearing.

• Demising walls by Landlord, which separate adjacent Tenants, or walls adjacent to a property service corridor will be constructed to provide a minimum two-hour rating as required by code for restaurants, and a one-hour rating for retail.

• If, in the Landlord’s opinion, sound insulation is required to ensure sound transmission between two Tenants is minimized, the Tenant shall provide and install such insulation at Landlord’s direction and at Tenant’s expense.

• Tenant shall be responsible for maintaining the code-required ! re rating at all demising wall penetration (duct work, piping, conduit etc.). This work shall include the installation of ! re stops, ! re dampers and ! re rated penetration seals as required by code.

WALL CONSTRUCTION NOT PERMITTED:

• Wood stud construction

• Modi! cations to the exterior walls of the building shell

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1 . 3 F I N I S H I N G S T A N D A R D S

The storefront materials are critical in creating the overall atmosphere and look for each Tenant. Tenants are required to provide a high quality, well-detailed and unique interior and exterior environment. All materials, including " ooring, walls, ceilings and lighting, are to be a high quality, durable and long lasting material with minimal maintenance requirements. Finishes are to be installed over a durable substrate and all storefront ! nishes shall be ! re retardant and comply with local ! re code requirements. All trade ! xtures shall be ! rst class new ! xtures with durable ! nishes consistent with the anticipated public exposure.

Although not mandatory, tenants are encouraged to incorporate rapidly renewable materials such as: bamboo, cork, linoleum, wheatboard, etc, as part of their ! t-up. Materials that can be replaced by renewable products include partitions, furniture, " ooring, wall coverings and panel products. Review all room and ! nish schedules and consider the use of renewable materials to replace those typically speci! ed. Indoor air quality should also be considered when selecting a product. Associated sealants, adhesives, coatings and paints should be investigated to ensure they meet the volatile organic content (VOC) limits.

1.3.1 GENERAL FINISHING REQUIREMENTS

1.3.1.1 FINISHED WOOD & WOOD VENEERS

• Finished wood used in the storefront and interior shall be kiln-dried hardwood with a mill-quality ! nish and shall receive an approved ! re-retardant coating or treatment. Joints must be sealed tight from grease and food particles.

• Tenant’s are encouraged to use FSC (Forest Stewardship Council) certi! ed wood for their wood based products). Some of the most likely wood based products used in a Tenant’s space are: paneling products, wood doors, ! nishes (including " ooring) and permanent furniture and carpentry.

1.3.1.2 PLASTIC LAMINATES

• Plastic laminates (not solid colours) may only be used as storefront facing material if a# xed to a plywood base of an appropriate thickness, and if joints between adjacent panels of the material are concealed in an acceptable manner; exposed butt joints are not permitted.

• Plastic laminates may be considered on the overall quality of design and application

• Plastic laminates used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be even, straight and sealed tight.

• Identi! cation of all seaming details and grain direction must be shown and detailed in drawings.

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14 1.3.1.3 METAL

• Metal may be used in architectural detail, hardware panels and other applications. The gauge, detailing and ! nish of all metal surfaces must be suitable for food service and heavy wear. Allowable ! nishes include polished, brushed, factory-applied paint and natural if appropriate. Stainless steel ! nishes are encouraged and most accepted by the Health Department. Anodized ! nishes are not allowed. Landlord must review any arti! cially weathered “patina” ! nishes for acceptability. Copper, brass and bronze are not allowed in food preparation areas per local code.

• All metal used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be even, straight and sealed tight. Heavy gauge or textured metals are required for large " at panel areas to avoid oil-canning.


1.3.1.4 STONE

• Granite, marble, limestone, slate and other natural stones are encouraged for the qualities of substance and elegance that it brings to storefronts and interiors. Granite is particularly suitable as a counter material due to its highly durable nature. Stone may be used in a variety of available natural ! nishes such as " amed or honed for vertical applications or polished for countertops. In all cases, installations must be suitable for food service and extended wear.

• The re" ective surfaces of polished stone installations require a high degree of detail and craftsmanship to be executed properly and should only be used in small areas. All stone joints, maximum 1/16”, shall be neat, even and regular. An eased and polished edge is required at all exposed joint, edges and corners. Careful and craftsman-like details are required at all transitions between stone and other materials. Some stone and grout may need to be sealed at levels where it could be stained.

1.3.1.5 TILE

• Natural stone tile is preferred for its substance, elegance and durability. However, as limited accents, tile may be used as a decorative feature to natural stone surrounds. Decorative, non-glossy porcelain tiles or intricate mosaic tiles may be used as accents and in limited ! eld applications. Tile, as an overall ! nish material is not acceptable. All horizontal tile corners and edges must be bull-nosed or covered. If used on three dimensional volumes, tile must cover all surfaces or be suitably trimmed at the corners. Tile edges may not be left exposed.

1 . 3 F I N I S H I N G S T A N D A R D S c o n t i n u e d

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1.3.2 MATERIALS & APPLICATIONS

1.3.2.1 BASE MATERIALS

• Tenants are required to install a minimum 4” high durable storefront base. The base must be of highly durable material suitable for withstanding contact with maintenance equipment and cleaning solutions, i.e. stone, masonry, metal, etc.

• Materials such as rubber, vinyl or plastic laminates are not suitable surfaces for this application and are not permitted.

• All natural materials must be sealed to protect against direct penetration. Where such materials are used, the Landlord reserves the right to request they be refurbished on a periodic basis or be refurbished by the Landlord at the Tenant’s expense.

• Base materials must be scribed to the " oor line - caulking is not permitted.

1.3.2.2 GLAZING MATERIALS

• Storefront glazing must be of tempered glass (minimum %” or 12mm thick). Note: tempered glass stamp must be placed in a clear and visible location.

• Joints are to be sealed with a continuous bead of clear silicone or glass clips (minimum of two clips between each panel) may be used to secure and stabilize panels.

• At the discretion of the Landlord, the storefront design may incorporate glass directly to the " oor without a base, but it should be understood that the centre’s common area " oors are wet mopped using liquids and rotary brushes. Hard surface base materials are recommended to avoid damage to glazing materials.

• Gaps between panes are not to exceed &”.

• Glass speci! cations are to conform to all building code requirements.

• Re" ective glass (including the extensive use of mirror) is not permitted on storefronts or in the storefront entry zone. Tenant is to provide shading or re" ective ! lm over large glass areas receiving direct solar exposure.

1.3.2.3 PAINTS, COATINGS, ADHESIVES & SEALANTS

• Tenants are required to use low emitting adhesives and sealants during their ! t-ups.

• All paint and other such coatings used in the construction of a Tenant’s space must have a low VOC (Volatile Organic Compounds) rating.

• New environmental regulations, and consumer demand, have led to the development of low-VOC and zero-VOC paints and ! nishes. Most paint manufacturers now produce one or more non-VOC variety of paint. These new paints are durable, cost- e' ective and less harmful to human and environmental health.

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16 1.3.2.4 FLOORING

• Tenants are required to supply and install the same " ooring material and pattern between their front lease line and storefront closure line as that installed by the Landlord in the adjacent mall area, and may be required to carry the tile in further as per Landlord’s request. Landlord " ooring can be purchased from the Landlord. Please contact the Landlord’s Representative for further details.

• All transitions between " oor ! nishes of unequal thickness are to be accomplished by a gradual transition with " oor leveling (a minimum of 3’-0”) compound to create a smooth and level walking surface. Tripping hazards such as carpet trim strips and noticeable reducer trim are not permitted. Vinyl transitions are not permitted.

• All " ooring must have a ten year commercial grade warranty.

• Carpeting, if used in the sales area, shall be of the highest quality. Commercial grade high quality loop pile or loop/cut pile combination carpeting is required.

• Tenants are encouraged to use carpeting that contains recycled content. However any carpeting in the back of house portions of the Tenant’s space must contain recycled content.

• Tenants are to use low-emitting carpets for all carpets installed as part of their ! t-up.

• Single colour low pro! le all loop carpeting is not permitted.

• Vinyl tile or any other sheet goods " ooring and simulated materials are not permitted.

• In restrooms, Tenant shall provide non-slip quality tile, porcelain ceramic tile " oor or other impervious " oor material which complies with local jurisdictions. Tenant is speci! cally prohibited from using vinyl sheet " ooring, vinyl composition tile or any similar material in the Landlord Control Zone

• Tenant " oor ! nish within the storefront must be level with the Landlord’s mall " oor ! nish. Detailing and construction methods for feathering or cutting of any Tenant " ooring to meet the mall " oor level is subject to the Landlord’s approval.

• All proposed coring of the concrete slab " oors must be submitted to the Landlord, for review by Landlord’s structural engineer, a minimum of 30 days before the proposed coring date. Submittal requests shall be in sketch form showing framing in the general areas, gridlines, existing penetrations and proposed penetrations for all trades. In addition, a large scale drawing of the existing enforcement in the area of proposed penetrations, based on an X-ray investigation must be included. Cutting of the reinforcement must be avoided during coring.


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171.3.2.5 CEILINGS

• Individual access panels shall be provided to allow access to the Landlord’s or Tenant’s pull boxes, damper control, valves, junction boxes, or other equipment. Tenant is to coordinate this with the Landlord’s Representative.

• All ceilings and associated framing, furring and blocking shall be non-combustible material. Absolutely no wood of any kind shall be used above any ceiling or so# t. Painted gypsum board ceilings or other high quality non-combustible ceiling materials are permitted.

• Acoustical ceiling systems are not permitted in the sales area; however, they may be used in the storage rooms and other such areas. At a minimum, Tenants must use ceiling tile (for back of house) that contain recycled content.

• All ceiling construction is to be properly supported. Drywall bulkheads and other suspended objects are not to be supported solely by wire suspension systems and must be properly braced to the building structure. The Landlord recommends the use of “Unistrut Metal Framing” or a similar system. No puncture through roof deck for any type of ceiling or element suspension will be permitted.

• Wood ceilings are not acceptable ceiling material, except where installed in accordance with the following: (1) All wood must be ! re retardant; and (2) the wood trim or panels must be installed on the underside of a gypsum board ceiling so no wood is exposed to the plenum space above the ceiling.

• A wide opening ceiling, spanning an area greater than 30% is not permitted; however, may be considered based on its design merits should it incorporate other elements such as suspended ceiling panels, bulkheads, etc. (Acoustical ceiling tiles are not permitted in the sales area). These elements add character to interior store design. Should an open ceiling concept be approved, all structural, mechanical and electrical elements above the sales area are to be cleaned, painted, and built in compliance with code and plenum return requirements.


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1.3.3 MATERIALS PERMITTED

The use of the following materials are permitted:

• Tempered glass (minimum of 1/2” or 12mm thick) for framed glass

• Tempered glass (minimum of 1/4” or 6mm thick) for showcases

• Glass block

• Sandblasted or stained glass

• Marble, granite, ceramic tile, brick

• Polished or hand-cut stone

• Precast concrete elements (i.e. columns, pilasters, mouldings)

• Glass ! bre reinforced gypsum

• Solid surface, laminates or equal (pattern subject to Landlord’s approval)

• Anodized aluminum

• Electrostatic colours metals

• Stainless steel

• Polished, brushed or textured metals

• Finished grade hardwoods, painted or stained


Natural Stone Wood

GraniteStainless Steel Corian

Tile ConcreteGlass

Glass Tile

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191.3.3 MATERIALS NOT PERMITTED

The use of the following materials is not permitted:

• Mirror ! nishes

• Glossy or large expanses of acrylic or plexi-glass

• Vinyl or fabric wall coverings

• Rubber, vinyl or plastic laminate baseboards

• Painted drywall or “stippled” ! nishes

• Continuous slat wall

• Field painted metal

• Continuous pegboard

• Venetian plaster

• Stucco/Dryvit

• Imitation brick

• Foil face laminates

• Plywood panelling

• Vinyl or resilient " ooring

• False brick or rusticated stone

• Imitation wood grained laminates

• Foil faced laminates

• Softwood for counter millwork or trims

• Plywood paneling or any un! nished wood composite

• Plastic laminates

• Painted gypsum board wall


Plywood Continuous Slatwall Stippling

Pegboard Chipboard Foil

MirrorPlasterPlastic Laminate

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1 . 4 L I G H T I N G

Trough Lighting Cove LightingPendant Fixtures

Pendant Fixtures

Combination Lighting

Accent Lighting

Combination Lighting

General Lighting Chandelier

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1 . 4 L I G H T I N G

Lighting greatly in" uences the perception of storefronts, displays and interiors. It also distinguishes the well-designed retail environment from background and support areas. The owner does not provide lighting for Tenant storefronts. General illumination will not be adequate to light storefront merchandise. Tenants are asked to follow the guidelines listed below:

• All lighting designs must incorporate energy e# cient lighting and shall be of a high quality commercial grade.

• Tenant storefront display lighting is to be of an approved type, recessed light or track light. All storefront track lights must be recessed or concealed from mall view.

• Colour temperatures and CRI must be de! ned with detailed speci! cations. CRI must be 80 or higher.

• Lamps within the lighting ! xtures shall not be directed to shine or to be visible from the mall and is not permitted to spill onto the Landlord common area. Where Tenant uses up lighting to illuminate storefront bulkhead, lighting must not spill onto Landlord’s bulkhead/ceiling above.

• All lighting ! xtures shall be constructed and installed to be glare free.

• Speci! c Landlord approval is required for the use of coated metal halide lighting. For consideration, information must be submitted which documents the quality of the light and style of ! xture. (ie. copper)

• Fluorescent lighting without lenses will not be permitted anywhere in public areas of stores. Exposed " uorescent tube ! xtures are to be used in non-public storage areas only. All " uorescent lighting shall utilize lamps, which provide colour corrected light appropriate for a retail environment (3500K). Fluorescent lighting must be used in combination with directional and/or spot lights.

• Recessed compact " uorescent pot ! xtures should be provided with parabolic di' users and should have a have a colour temperature ranging between 3000K - 3500K. NOTE: These are not permitted in the Landlord Control Zone.

• Recessed incandescent can-type ! xtures must have specular or semi-specular Alzak re" ectors, coilex ba$ es, or other glare free shielding devices.

• Mercury vapour or high pressure sodium lamps, strobe, spinner chase or moving types of lighting are not permitted.

• Exposed, unshielded neon tube lighting of any kind is not permitted.

• Should LEDs be considered, note that the performance largely depends on the ambient temperature of the operating environment. Driving an LED hard in high ambient temperatures may result in overheating of the LED package, eventually leading to device failure. Adequate heat-synching is required to maintain longevity.

• Tenant is required to provide a di' user when linear lighting (" uorescent, strip lights, etc.) are used as cove lighting to illuminate storefront bulkhead. Lighting in cove to be stagger-mounted to prevent uneven light distribution.

• Tenants on the lower level of a multi-storey shopping centre must ensure that bulkhead and signage lighting lamps are not visible from above.

• The installation and use of automated lighting controls is mandated for back of house applications where lighting is not required constantly (ie. o# ce, washrooms) and/or does not a compromise the health and safety of the employees and the space.

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1 . 5 S T O R E F R O N T C L O S U R E S

CLOSURE CONDITIONS

• Storefront doors are to be substantially made of glass or of a visible nature to the Tenant’s store interior and must be a minimum of 9’-0” high.

• No open folding grille closures are permitted. All must have tempered glass or perforated metal inserts.

• Where sliding and overhead grilles are being utilized, the storefront shall be designed to minimize the appearance of such doors and grilles when open.

• Closure grilles must stack within approved pockets, which conceal them from view. Spring loaded " oor and ceiling locking-pins must be used.

• Ceiling tracks for folding doors must be cleanly recessed into the bulkhead and may only protrude &” from the bulkhead’s surface and factory ! nished to match surroundings. Natural brushed aluminum ! nish shall be the base standard. All other ! nishes require the speci! c approval of the Landlord.

• All materials used in closure systems, sliding, or swinging doors are subject to the Landlord’s approval.

• All closure types must be used interchangeably in all storefront types, except food court Tenants where no closure systems are required.

• Floor tracks, surface mounted striker posts, or wall channels are not permitted. Speci! cations (with structural site speci! c drawings) for roll down grilles, must be submitted to the Landlord for separate approval prior to fabrication.

• Garage doors are not permitted.

• Closure systems are designated by type. See detail requirements for each closure system to follow.

1.5.1 EGRESS/EXITS

• All interior and exit doors, frames, and hardware servicing the Tenant’s premises are to be furnished and installed by the Tenant. New rear door installations will include masonite and steel corner guards to match base building.

• Rear exit doors must be recessed and conform to all requirements of the Landlord and local jurisdictions.

• Rear exit door to be a 3’-0” x 7’-0” 60-minute UL rated hollow metal door with a welded steel jamb and steel hinges, painted to match base building doors.

• All exit doors will have a printed placard indicating Tenant’s name and space number per local code, to be provided by the Landlord at the Tenant’s expense.

• If any existing conduit, ! xtures or utilities must be relocated due to the Tenant’s rear door placement, the Landlord will relocate them at the Tenant’s expense.

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Frameless Glass & Door System

Wood Doors in Glass Storefront

Horizontal Stacking Doors

1.5.1.1 FRAMELESS GLASS & DOOR SYSTEMS

• If a metal framing system is used, the metal base and head member shall be stainless steel, or solid colour metal (in factory ! nish only).

• Doors must swing towards the common area and be on double acting hinges to be held in the open position (with " oor bolts and dust proof sockets) during business hours.

• Doors must swing out, however not swing past the maximum storefront projection line or the lease line.

• When doors are in the “open” position, a minimum opening width of 6’-0” must be maintained.

• Common area Landlord " ooring from lease line to storefront closure is to be installed by the Tenant at the Tenant’s expense.

• Floor mounted hold open devices are not permitted. Floor bolts in dust-proof sockets are required.

1.5.1.2 WOOD DOORS IN A GLASS STOREFRONT

• Wood framed doors are permitted only if primarily constructed of glass (minimum 75%).

• Hinges shall be pivot type - no butt hinges will be permitted.

• Under some conditions wood storefront closures, trim and ! ttings will be permitted. Such details must conform to " ame spread ratings required by applicable building codes and authorities having jurisdiction.

1.5.1.3 HORIZONTAL STACKING DOORS

• Horizontal stacking doors are permitted provided that when in the open position, the doors are completely concealed and stacked parallel to the demising wall.

• The doors are to be glass with anodized aluminum head and base similar to Kawneer 1040 Sliding Front.

• The overhead track must be installed " ush with the ! nish ceiling bulkhead.

• This type of closure must occur 24” beyond lease line

• Common area " ooring from must be installed from lease line to the closure line by the Tenant at the Tenant’s expense.

1 . 5 S T O R E F R O N T C L O S U R E S c o n t i n u e d

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1.5.1.4 HORIZONTAL FOLDING GRILLES

• Folding grilles are permitted provided that when in the open position, the doors are completely concealed in door pockets. All door pockets must have closure panels complete with spring loaded touch latches or " ush locks. The ! nish on the closure panel must match the storefront ! nishes. Lexan inserts are not permitted,.

• Surface mounted locks, handles, or knobs, are not permitted.

• The grille is to have tempered glass inserts. Lexan is not permitted.

• The overhead track must be installed " ush (fully recessed) with the ! nish ceiling bulkhead.

• This type of closure must occur a minimum of 24” back of lease line.

• Tenant must provide common area Landlord " ooring from lease line to a point at least 6” beyond the closure line or as designated by the Landlord (on the drawings) at Tenant’s expense.

• Pocket door must be closed when grille is closed.

• All " oor sockets must be dust proof.

1.5.1.5 OVERHEAD GRILLES

• Overhead grilles may be used provided they meet with local exiting codes with regards to egress operation.

• Overhead grilles are permitted provided that when in the open position, the doors are completely concealed in drywall so# t areas above. All ceilings must have hidden drywall service panels. Open grilles are not permitted.

Horizontal Folding Grilles

Overhead Grilles

• All grilles are to be supported from the " oor. Tenant to provide site speci! c structural engineers drawings (site speci! c) for all overhead locations.

• The overhead opening trims, must be installed " ush (fully recessed) within the ! nished ceiling bulkhead.

• This type of closure must occur a minimum of 30” back of lease line.

• Common area " ooring must be installed from lease line to the closure line by the Tenant at the Tenant’s expense.

• In the event of an emergency, doors must be able to open manually.

• Vertical guides must be completely recessed and integrated into the overall storefront design.

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251.5.1.6 APPROVED CLOSURE SYSTEMS:

DYNAMIC CLOSURES:

• Futura

• Paravent

• Centurion

• Elegance

NATIONAL DAGENDOR MANUFACTURING LTD.

• Supra

MOBIFLEX

• Aero" ex

• Royal

AMSTEL MANUFACTURING

• Vista


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1 . 6 S E C U R I T Y S Y S T E M S

The Tenant is fully responsible for the security of the leased premises, all its contents from and after the time of availability for Tenant work.

Storefront electronic security systems and other shoplifting detection devices at the storefront must be located behind the closure line. Such devices must be completely hidden from view and integrated with the Tenant’s storefront design. Electronic security systems, which obstruct entry into the store are unacceptable as are any components which remain outside the storefront when the store is closed.

Any theft detection/security system must be indicated on the Tenant’s working drawings, and the Tenant shall submit shop drawings which shall indicate size, location, design and appearance along with the overall design submission. No systems shall be installed prior to approval by the Landlord. The Landlord may remove such system at Tenant’s expense. All wiring to security systems must be concealed from view. Power poles or wiring channels exposed to view are not permitted.

Tenant may use the following:

• Under " oor antenna systems that are not visible to the public. Note: Verify structural capacity of this application with the Landlord.

• Suspended overhead “bar” type systems concealed behind a storefront so# t above the entry.

• Small pod type systems on each side of the storefront opening. Pods must be enclosed in a millwork element, which coordinates with the interior design and ! nishes of the store.

* Freestanding tower type systems are not permitted. All other systems are subject to Landlord’s approval.

UNACCEPTABLE SECURITY SYSTEMSACCEPTABLE SECURITY SYSTEMS

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27Store signage is for the purpose of identi! cation only, and must be limited to trade name (as agreed in lease documentation with the Landlord) and logo. Advertising or product names may not be displayed as part of the overall signage. The installation of all Tenant storefront signs shall be conducted in accordance with the sign criteria listed below. All interior signs are subject to prior written Landlord approval.

All signs will be reviewed with compatibility to surroundings as part of the approval process. The Landlord reserves the right to approve sign presentations on an individual basis.

1.7.1 GENERAL SIGN CONDITIONS

• The Tenant is required to design, fabricate and maintain an identi! cation sign as shown in this criteria. Signage should be decorative as well as informative and should reinforce the overall design of the store. These objectives can be achieved through careful use of colours, materials, type styles and size.

• The sign should not dominate or overpower the storefront itself. Size and letter height is subject to Landlord approval.

• Signage should be limited to trade name and logo only. No description or listing of goods or services will be permitted.

• All illuminated signs must be controlled by a 24 hour timer and operated during the hours speci! ed by the Landlord.

• The electrical feed shall be included in the Tenant’s electrical contract and will not be the responsibility of the sign contractor. The electricity for the Tenant’s sign is to be fed from the Tenant’s electrical panel.

• The Tenant shall submit storefront elevation and sign shop drawings (prepared by sign manufacturer) for approval prior to manufacture of the signs. All drawings must be submitted as part of the ! nal drawings submission package.

• Halo lit letters may not be mounted on re" ective surfaces or backers and require a rear di' user to be installed. All neon and lighting connections must be hidden from direct view.

• The size, location and method of installation must be speci! cally approved by the Landlord. All hangers, bracing, anchors, conduit, mounting grounds and electrical connections are subject to Landlord approval.

• The Tenant will not erect or a# x any sign or advertisement to the exterior of the leased premises or in the Landlord Control Zone including windows and doors, without the prior written approval of the Landlord. Any signs or advertisements erected or a# xed without the Landlord’s approval will be removed by the Landlord at the Tenant’s expense.

• Advertising slogans and/or product identi! cation are not permitted within the immediate storefront area. All such classi! cation or category signage is subject to independent approval by the Landlord as per the Landlord Control Zone.

• Website signage (of any sort) is not permitted on or around the Tenant’s storefront.

• All emergency exit signs must use light emitting diode (LED) technology.

1 . 7 S I G N A G E & G R A P H I C S

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1 . 7 S I G N A G E & G R A P H I C S c o n t i n u e d

1.7.2 ACCEPTABLE SIGN APPLICATIONS

• Silhouette (Halo Type) reverse channel letters with neon or LED illumination.

• Individual metal channel letters with illuminated plexiglass face.

• Halo-lit individual can-type letters. All must be on recessed pins, hidden from view. No visible screws or edge connected tabs.

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

• Individual cut out letters are permitted, provided they are minimum of (” thick and are mounted on pins %” maximum o' the bulkhead face, and they have completely ! nished edges. All must be made of solid M.D.F. (medium density ! breboard), solid wood, cast metal, or solid acrylic. An external light source may be required.

• LED light sources are encouraged.

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291.7.2 UNACCEPTABLE SIGN APPLICATIONS

• Plexi, plastic, metal, injection backers or frames

• Animated portions, " ashing lights or audible sound

• Moving signs or moving light - signs may not be illuminated intermittently or with varying intensity

• Formed plastic or injection molded plastic signs

• Vacuum formed plastic letters

• Exposed or surface mounted box or cabinet type signs

• Exposed raceways, ballast boxes, transformers, crossovers, fasteners or conduit

• Sandblasted wood signs in natural wood ! nish with painted, raised letters and/or logos

• Advertising placards, banners, pennants, names, insignia, trademarks or other descriptive or promotional material a# xed or maintained on windows, glass ! xtures and equipment or any other area of the storefront, including method of payment and sale signs. Stickers or decals on or around the storefront surface and signs that are not professional in appearance.

• Internally illuminate box signs with lit background faces


• Vinyl letters as primary signing applications

• Moving signs or moving light will not be permitted and signs may not be illuminated intermittently or with varying intensity

• Exposed tube neon signs and open face channel letters with exposed tube neon.

• Foam, cloth, paper, cardboard

• Pylon or pole signs

• Visible screws or edge connected tabs

• Moveable and/or portable displays or signage.


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30 1.7.3 SIGNAGE - INTERIOR

• Tenants are limited to one sign per storefront elevation.

• Secondary signage (if permitted), shall be mounted directly on glazing below the height of 3’-0” and have a maximum height of 4”. Manufacturers stickers on signs must be concealed.

• Maximum overall width of sign is restricted to 50% of the storefront width measured from the inside edge of the demising caps. The size, locations and method of installation must be speci! cally approved by the Landlord. All hangers, bracings, anchors, conduit, mounting grounds and electrical connections are subject to Landlord approval.

• Rear service doors to Tenant’s premises must have standard identi! cation designed and installed by the Landlord at the Tenant’s expense. No other signage is permitted.

• Individually illuminated channel letters are not to exceed 5” in depth for can-type letters.

• Halo lit letters may not be mounted on re" ective surfaces or backers and require a rear di' user to be installed. All neon must be hidden from direct view. All electrical connections must be hidden from view.

• Where individual cut out letters are mounted on glass fascia panels, they must be solid or vinyl letters (cut in reverse) and mounted to the back side of glass.

• Di' users must be incorporated for letters illuminated with LED lights.

• Website addresses are not permitted on storefronts or within the Landlord Control Zone.

• Alarm system stickers and method of payment stickers (ie. VISA, debit etc.) are not permitted on the storefront or within the Landlord Control Zone.

1.7.4 SIGNAGE - EXTERIOR

• Exterior signage will only be allowed for Tenants who have a signi! cant exterior public presence and as previously agreed upon in the Tenant’s lease agreement.

• Exterior signage shall be three-dimensional individual letters, and size of signage shall be proportional to the scale of the overall exterior façade design. Surface mounted raceways and illuminated light boxes are not permitted.

• The Tenant is responsible for obtaining all necessary approval (design, location, mounting details, etc.) in writing by the Landlord and obtaining any sign permits as required by governing authorities prior to installation.


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1.7.5 BLADE/BANNER SIGNS

Please verify with the property tenant coordinator, if blade signs are permitted for your location. If permitted, please design the blade sign to conform to the following conditions:

• Blade signs are limited to one per elevation; location will depend on a adjacent Tenant conditions and eligibility will be at the Landlord’s sole discretion.

• Blade signs must be mounted to Tenant storefront and not to the demising pier.

• The Tenant’s identity graphic must be dimensional in character and shall not appear as applied paint, vinyl or digital output.

• Mounting brackets must have fully concealed hardware.

• Blade signs are not permitted below 9’-0”

• Illuminated box signs are not permitted. (See acceptable sign applications)

• Exposed tube neon signs and open face channel letters with exposed tube neon are not permitted.


ACCEPTABLE BLADE SIGNS UNACCEPTABLE BLADE SIGN

36”

48”

24”

24”BLADE

BLADE

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1.7.6 MERCHANDISING, GRAPHICS & DISPLAY

• Tenant window presentations shall be the very best examples of their image. Store images shall be creatively adapted to the design criteria.

• A total store design concept must be developed that coordinates storefront, signage, interior design, lighting and visual display.

• Tenants are encouraged to build this total design concept around unique aspects or themes of their business operation or product type. The customer experience must be enhanced by a one-of-a-kind environment, showcasing superior merchandising skills and excellence in customer service.

• The ! rst 10’-0” of a Tenant store, from lease line is considered the Landlord Control Zone and will be reviewed closely by the Landlord. The store windows located within this zone must incorporate an upgraded ! nish level as de! ned by the design criteria with an exciting and well-designed presentation to shoppers passing by the Tenant’s storefront. Within the Landlord Control Zone, all ! xturing types and layouts must relate to a display-oriented presentation.

• All graphics, signs , materials and methods of presentation are subject to the Landlord’s approval and will be removed at the Tenant’s expense should these items be deemed unacceptable by the Landlord.

• Mass merchandising, slatwall or the use of general merchandising concepts must not occur.

• The use of curtains, drapes and other shielding devices within the Tenant’s storefront is not permitted. Full height display ! xtures must have integral lighting designed within ! xture. Displays within the Landlord Control Zone shall be spaced out to open sight lines into the premises along at least 50% of the storefront.

• A system for attaching promotional materials within the Landlord Control Zone must be designed and submitted to Landlord for review before installation.

• No displays or signs are permitted beyond the lease line. All showcases and display cases must be lighted and vented. Direct visual exposure of incandescent bulbs, and/or " uorescent tubes is not permitted. Display cases must be UL approved and wired to meet all national and local electrical code.

1.7.6.1 ILLUMINATED POSTER BOXES

• Illuminated poster boxes are not permitted on lease line or within the Landlord Control Zone

• Illuminated poster boxes will be considered, when part of an overall visual presentation strategy that includes other methods of visual display merchandising as well.

• Visual displays as part of the overall display windows must incorporate display platforms and the ability to merchandise at di' erent levels.

• The position of mass merchandise presentation or back lit poster boxes are subject to Landlord approval.

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331.7.6.2 VINYL GRAPHIC APPLICATIONS

• It is understood by the Landlord a Tenant’s need to advertise and apply graphics on the storefront glazing. The Landlord requires that such applications be submitted to the Landlord for approval prior to fabrication and installation and that the following general guidelines be followed:

• All vinyl to be applied to interior side of Tenant storefront.

• All signs must be professionally designed, installed, maintained and removed.

• All sign areas must be thoroughly cleaned prior to and post installation.

• Vinyl coverage must not exceed 50% of glazing. Content and coverage is subject to Landlord approval based on individual merit.

• Material chosen must be ! t the type of application. ie. Tenant must determine the material appropriate for an interior vs. exterior application.

• Should the above stipulations not be followed, the Landlord will remove all such graphics at the Tenant’s expense.

ACCEPTABLE DISPLAY APPLICATIONS UNACCEPTABLE DISPLAY APPLICATIONS


S E C T I O N 2 . 0

F o o d C o u r t D e s i g n C r i t e r i a

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37The food court features many merchants selling a wide variety of prepared foods for take-out or on-premise consumption in a comfortable setting. The purpose of this portion of the design criteria is to assist the Tenant in maximizing their storefront potential as part of the current design and any future project renovations which might occur at the property as well as a guide in the Tenant’s design process. The food court design criteria must be read in conjunction with the remainder of the tenant design criteria.

The merchandising concept of a food court is to emphasize a Tenant’s presence through food display in the front areas of their stores. Particular attention shall be paid by the Tenant to the visual organization of the serving area. All graphics, signs, menu boards, materials, colours, ! nishes, lighting and equipment layouts shall be submitted for Landlord approval. Please note that Tenants are responsible for providing all storage necessary for the operation of their business within the leased premises – except where speci! ed by the Landlord. Note: All stored items must be kept from public view at all times.

***ALL AREAS EXPOSED TO PUBLIC VIEW ARE ESPECIALLY SUBJECT TO LANDLORD APPROVAL. ***

The face of food service counters shall align with the lease line. No portion of the front service counter is allowed to project past the lease line. Particular attention shall also be paid by the Tenant to the visual organization of the store, the rear of all counters in public view and its conformance with the technical design criteria for Tenant HVAC, plumbing, and electrical work as set out in the engineering portion of this criteria.

Layout of the store, ! xture locations, both permanent and moveable are explicit requirements of the Schedule “C” and as such must be included in the submittal and receive approval, as provided herein. The Landlord will not permit “reshu$ ing” or the addition of ! xtures and/or signs, regardless if they are permanent or movable, unless their design and location receives written approval prior to installation.

2.0.1 LANDLORD CONTROL ZONE

• The entire front of house section is considered to be part of the Landlord Control Zone. For more information, please refer to section 1.1.

2 . 0 G E N E R A L F O O D C O U R T I N F O R M A T I O N

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2 . 1 D E S I G N G U I D E L I N E S

2.1.1 STOREFRONTS

• Tenant storefront construction must be set back behind the lease line.

• Food Tenants whose spaces are not located within the immediate food court section, must locate their storefront counters a minimum of 2’-0” behind the lease line, and follow the guidelines for foodcourt ! nishes in the service areas.

• All store treatment must encompass the full width of the storefront opening, and will abut the demising pier. Where existing demising pier treatments are damaged, they shall be repaired or replaced by the Tenant’s general contractor at the Tenant’s expense.

• The demising piers have been ! nished with the property speci! c ! nishes. No penetration of these piers is permitted. No additional ! nishes, display ! xtures or signs are to be applied to this surface.

• Tenants will generally have display and serving counters at the storefront lease lines. Storage units, refrigerators, counter displays etc. located in the serving area shall be secured by locks where retractable storefront enclosure assemblies are prohibited. Please verify with the Landlord for speci! c conditions.

• Tenant’s “back of house” or food preparation/storage areas are not permitted to be visible from the mall common area. Service doors and/or pass-through windows will be considered in the servery however its size and location will are subject to Landlord approval.

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39• Tenants must maintain a 3’-6” counter height (or to the lower matching height of the demising wall) for the distance of 1’-6” from the demising piers. The remaining height can be less than 3’-4”, but a maximum of 4’-6” for display cases is allowed. Counter design, including heights, must comply with all accessibility guidelines enforced by national or local jurisdictions.

• Counter fronts may not have a swinging access gate or mobile counters, and all access will be made through rear service corridors (where available). If access is required, ! nishes should match the rest of the servery. Please verify this with the Landlord.

• Elements to be integrated into the counter design must include, but are not limited to, tray storage, rails and condiments. Recessed items in the top counter surface (for cash registers, food trays, drink dispensers, etc.) must be set back a minimum of 6” from the front edge of the counter.

• All food serving equipment, point of sale equipment, serving tray storage and rails, cup dispensers, utensils, straws, napkins, trays, etc. must be fully recessed into the countertop in permanent holders and organized in a neat and orderly manner.

• All “sneeze guards” are to be custom designed as an integral part of the front counter, may be " ush with the face of the counter, and shall be no higher than 4’-6” above the " oor. All vertical joints are to be butt glass joints to allow for maximum visibility.

• Back counters, storage cabinets or rear display cases may be installed at Tenant’s option. Any such unit shall adhere to the entire counter and display case material criteria and a maximum equipment height of 6’- 6”AFF.


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40 2.1.1.1 CORNER LOCATIONS

• For Tenants located on corners, a secondary service counter must be provided.

• One sign is permitted on each elevation.

2.1.2 STOREFRONT DECORATIVE PROJECTIONS

• Decorative and three-dimensional elements such as sconce lighting, architectural details, etc., are encouraged to create interest and visual harmony to the storefront. Natural and high quality materials such as stone, brick, wood and metal are encouraged.

• Tenant’s storefront construction shall not project beyond the lease line (refer to relevant storefront condition) except for projecting elements such as signage, light sconces and other decorative elements that are approved by the Landlord.

2.1.3 STRUCTURAL

• Tenant’s storefront must tie into existing building structure above, including closure grilles and signage. Submission of drawings are to include detailed sections of the tie-in.

• All storefront treatment shall be the full width and height of the storefront opening, and shall abut the demising piers. All storefront construction shall be self supporting.

• Where elements of the storefront (such as overhead grille closures) are used; structural engineering drawings must be submitted with design drawings.

• Structural steel support columns must be buried within the mall demising cap or within architectural detailing on the storefront. Under No condition will structural steel columns be allowed to be covered with simple surface ! nishes.

• Where demising piers are damaged due to previous construction, the Tenant’s contractor shall repair/replace all ! nishes and/or tiles and grout to match the standard mall layout, at the Tenant’s expense.


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412.1.4 PARTITIONS

• Demising walls, which separate adjacent Tenants or walls adjacent to a mall service corridor, shall be constructed as required by applicable building codes and local jurisdictions.

• A full-height partition must separate the service and kitchen areas. Access to the kitchen is to be via a self closing door or between staggered “blind” walls. Pass-through windows with customer views into preparation kitchen are not permitted except in conditions where the front of house ! nishes are carried through to the back of house. Any exception to this requirement is subject to the Landlord’s approval.

• All grout shall be sealed in areas of moisture or grease producing equipment.

• All preparation area walls visible to the public are to have durable material applied in full height to the ceiling. Material is subject to Landlord approval. Manufacturer and application warranty speci! cations are required for ! nal approval.

• Metal stud framing with non combustible drywall is the basic construction of the demising partitions. (See lease outline drawing)

• At a minimum, Tenants must use gypsum board and steel studs that contain recycled content.

• All drywall partitions are to be non load-bearing.

Wall construction not permitted:

• Concrete block or other masonry partitions.

• Wood stud construction.

• Modi! cations to the exterior walls of the building shell.

2.1.5 SECURITY

• Electronic surveillance cameras located within the Tenant’s space must be concealed within interior architectural elements and not visible to the public. Tenant’s security system shall be a stand-alone system and not connected to the mall system. Tenant’s emergency alarm contact information must be kept current with the Landlord security o# ce.

• Where applicable, employee entry to the space must be by means of a Tenant-installed recessed rear entry door that matches the base building speci! cations.


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The storefront materials are critical in creating the overall atmosphere and look for each Tenant. Tenants are required to provide a high quality, well-detailed and unique interior and exterior environment. All materials, including " ooring, walls, ceilings and lighting, are to be a high quality, durable and long lasting material with minimal maintenance requirements. Finishes are to be installed over a durable substrate and all storefront ! nishes shall be ! re retardant and comply with local ! re code requirements. All trade ! xtures shall be ! rst class new ! xtures with durable ! nishes consistent with the anticipated public exposure.

Although not mandatory, tenants are encouraged to incorporate rapidly renewable materials such as: bamboo, cork, linoleum, wheatboard, etc, as part of their ! t-up. Materials that can be replaced by renewable products include partitions, furniture, " ooring, wall coverings and panel products. Review all room and ! nish schedules and consider the use of renewable materials to replace those typically speci! ed. Indoor air quality should also be considered when selecting a product. Associated sealants, adhesives, coatings and paints should be investigated to ensure they meet the volatile organic content (VOC) limits.

2.2.1 GENERAL FINISHING REQUIREMENTS

2.2.1.1 FINISHED WOOD & WOOD VENEERS

• Finished wood used in the storefront and interior shall be kiln-dried hardwood with a mill-quality ! nish and shall receive an approved ! re-retardant coating or treatment. Joints must be sealed tight from grease and food particles.

• Tenants are encouraged to use FSC (Forest Stewardship Council) certi! ed wood for their wood based products). Some of the most likely wood based products used in a Tenant’s space are: paneling products, wood doors, ! nishes (including " ooring) and permanent furniture and carpentry.

2.2.1.2 PLASTIC LAMINATES

• Plastic laminates (not solid colours) may only be used as storefront facing material if a# xed to a plywood base of an appropriate thickness, and if joints between adjacent panels of the material are concealed in an acceptable manner; exposed butt joints are not permitted.

• Plastic laminates may be considered on the overall quality of design and application

• Plastic laminates used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be even, straight and sealed tight.


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432.2.1.3 METAL

• Metal may be used in architectural detail, hardware panels and other applications. The gauge, detailing and ! nish of all metal surfaces must be suitable for food service and heavy wear. Allowable ! nishes include polished, brushed, factory-applied paint and natural if appropriate. Stainless steel ! nishes are encouraged and most accepted by the Health Department. Anodized ! nishes are not allowed. Landlord must review any arti! cially weathered “patina” ! nishes for acceptability. Copper, brass and bronze are not allowed in food preparation areas per local code.

• All metal used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be even, straight and sealed tight. Heavy gauge or textured metals are required for large " at panel areas to avoid oil-canning.


2.2.1.4 STONE

• Granite, marble, limestone, slate and other natural stones are encouraged for the qualities of substance and elegance that it brings to storefronts and interiors. Granite is particularly suitable as a counter material due to its highly durable nature. Stone may be used in a variety of available natural ! nishes such as " amed or honed for vertical applications or polished for countertops. In all cases, installations must be suitable for food service and extended wear.

• The re" ective surfaces of polished stone installations require a high degree of detail and craftsmanship to be executed properly and should only be used in small areas. All stone joints, maximum 1/16”, shall be neat, even and regular. An eased and polished edge is required at all exposed joint, edges and corners. Careful and craftsman-like details are required at all transitions between stone and other materials. Some stone and grout may need to be sealed at levels where it could be stained.

2.2.1.5 TILE

• Natural stone tile is preferred for its qualities of substance, elegance and durability. However, as limited accents, tile may be used as a decorative feature to natural stone surrounds. Decorative, non-glossy porcelain tiles or intricate mosaic tiles may be used as accents and in limited ! eld applications. Tile, as an overall ! nish material is not acceptable. All horizontal tile corners and edges must be bull-nosed or covered. If used on three dimensional volumes, tile must cover all surfaces or be suitably trimmed at the corners. Tile edges may not be left exposed.


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2.2.2 MATERIALS & APPLICATIONS

2.2.2.1 BASE MATERIALS

• Tenants are required to install a minimum 4” high durable storefront base. The base must be of highly durable material suitable for withstanding contact with maintenance equipment and cleaning solutions, i.e. stone, masonry, metal, etc.

• Materials such as rubber, vinyl or plastic laminates are not suitable surfaces for this application and are not permitted.

• Base materials must be scribed to the " oor line - caulking is not permitted.

2.2.2.2 GLAZING MATERIALS

• Storefront glazing must be of tempered glass (minimum %” or 12mm thick). Note: tempered glass stamp must be placed in a clear and visible location.

• Joints are to be sealed with a continuous bead of clear silicone or glass clips (minimum of two clips between each panel) may be used to secure and stabilize panels.

• Gaps between panes are not permitted to exceed &” or 6mm.

• Glass speci! cations are to conform to all building code requirements.

• Re" ective glass (including the extensive use of mirror) is not permitted on storefronts or in the storefront entry zone. Tenant is to provide shading or re" ective ! lm over large glass areas receiving direct solar exposure.

2.2.2.3 PAINTS, COATINGS, ADHESIVES & SEALANTS

• Tenants are required to use low emitting adhesives and sealants during their ! t-ups.

• All paint and other such coatings used in the construction of a Tenant’s space must have a low VOC (Volatile Organic Compounds) rating.


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2.2.2.4 WORK/TASK SURFACES

• Approved counter top and counter front materials include: clear glass, stainless steel, miscellaneous metals, solid surface, ceramic tile, granite, stone or hardwood.

• Unacceptable materials include but are not limited to: plastic laminates, metal laminates, wood and painted ! nishes.

• Plastic laminates will not be permitted as a work surface material for the front of house.

2.2.2.5 COUNTER CABINET FINISHES

• Clear lacquer ! nish is required on natural metals other than stainless steel to prevent tarnishing.

• Sealant is required on natural stone to prevent staining.

• Clear, leaded/stained, etched, beveled, ! tted, crackled or textured glass or glass block is permitted.

• Quality hardwood, stained and sealed, or enamel painted casework is permitted.

• Porcelain ceramic tile, terrazzo, glass tile is permitted in a glazed or natural form.

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2.2.2.6 CEILING

• It is the Tenant’s responsibility to verify that the ceiling height selected by the Tenant is not in con" ict with Landlord’s work including but not limited to base building structure, ductwork, chilled water piping, etc.

• Tenant is required to install a gypsum board ceiling in the servery, ! nished with a cleanable coating in all publicly visible spaces. The back of house (preparation and storage area) ceilings may be composed of 24” x 24” recessed t-bar construction. At a minimum, Tenants using ceiling tile for back of house application must specify tiles that contain recycled content.

• All ceiling construction is to be properly supported. Drywall bulkheads and other suspended objects are not to be supported solely by wire suspension systems and must be properly braced to the building structure. The Landlord recommends the use of Unistrut Metal Framing or a similar system. No puncture through roof deck for any type of ceiling or element suspension will be permitted.

• All insert panels must be metal, vinyl faced, or other lay in panel construction speci! cally designed to minimize damage within the service area.

• Luminous ceilings are prohibited.

• The use of wood or other combustible material above ceilings or in any concealed space is prohibited.

• Tenant must provide access service hatches as required to easily service all services in ceiling area.

• Where the Tenant’s ceiling aligns with the mall ceiling, the Tenant must continue the mall paint into their space. The Tenant is to coordinate this with the Landlord’s Representative.

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2.2.2.7 FLOORING

• Common area " oor tile material must be extended in the Tenant’s premises in all areas between the lease line and the counter or to an architecturally designated point by the Landlord. All grout lines and grout must match existing Landlord " oor patterns.

• All " ooring in Tenant spaces exposed to public view shall be ceramic tile or natural stone with matching grouts. All grouts and " oors shall be sealed prior to installation of any ! xtures, to ensure against dirt build up.

• In the food preparation area, Tenant shall provide non-slip quality porcelain or ceramic tile " oor or other impervious " oor material which complies with local regulations. Flooring in back kitchens containing cooking equipment must have epoxy type " ooring with a continuous coved base with a minimum of 4” high. Vinyl base is not permitted.

• Flooring visible to the public is to be quarry, porcelain, ceramic or stone tile with a 4” minimum self-coved base of the same material and a continuous waterproo! ng membrane, which must continue 4” minimum up the wall service area. Tenant is speci! cally prohibited from using vinyl sheet " ooring, vinyl composition tile or any similar material in the front of house area.

• Counters are to have a minimum 4” high base of ceramic tile, stone or metal (plastic laminate, wood and rubber bases are not permitted).

• All proposed coring of the concrete slab " oors must be submitted to the Landlord, for review by Landlord’s structural engineer, a minimum of 30 days before the proposed coring date. Submittal requests shall be in sketch form showing framing in the general areas, gridlines, existing penetrations and proposed penetrations for all trades. In addition, a large scale drawing of the existing reinforcement in the area of proposed penetrations, based on an X-ray investigation must be included. Cutting of the reinforcement must be avoided during coring.

• Coring shall not be performed without Landlord’s written approval to the Tenant. All penetrations must be made waterproof and must conform to the ! re rating of the " oor slabs penetrated.

• A 1/8” zinc strip is to be provided between Landlord tile and Tenant’s " ooring entry.

• Landlord " ooring can be purchased through from the Landlord - please contact the Landlord’s Representative for further details.

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48 2.2.3 MATERIALS PERMITTED

The use of the following materials is permitted:

• Tempered glass (minimum of 1/2” or 12mm thick) for framed glass

• Tempered glass (minimum of 1/4” or 6mm thick) for showcases

• Glass block

• Sandblasted or stained glass

• Marble, granite, ceramic tile, brick

• Polished or hand-cut stone

• Precast concrete elements (i.e. columns, pilasters, mouldings)

• Glass ! bre reinforced gypsum

• Solid Surface, Laminates or equal (Pattern subject to Landlord’s approval)

• Anodized aluminums

• Electrostatic colours metals

• Stainless Steel

• Polished, brushed or textured metals

• Finished grade hardwoods, painted or stained

Natural Stone Wood

GraniteStainless Steel Corian

Tile ConcreteGlass

Glass Tile


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492.2.3 MATERIALS NOT PERMITTED

The use of the following materials is not permitted:

• Mirror ! nishes

• Glossy or large expanses of acrylic or plexi-glass

• Vinyl or fabric wall coverings

• Rubber, vinyl or plastic laminate baseboards

• Painted drywall or “stippled” ! nishes

• Continuous slat wall

• Field painted metal

• Continuous pegboard

• Venetian Plaster

• Stucco/Dryvit

• Imitation brick

• Foil face laminates

• Plywood panelling

• Vinyl or resilient " ooring

• False brick or rusticated stone

• Imitation wood grained laminates

• Foil faced laminates

• Softwood for counter millwork or trims

• Plywood paneling or any un! nished wood composite

• Plastic laminates for any portion of front or rear counters exposed to public view

• Painted gypsum board wall

Plywood Continuous Slatwall Stippling

Pegboard Chipboard Foil

MirrorPlasterPlastic Laminate


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50 Tenants are required to design decorative and accent lighting systems which emphasizes their food displays. All lighting installations must be approved by the Landlord.

• All lighting designs must incorporate energy e# cient lighting and shall be of a high quality commercial grade.

• Colour temperatures and CRI must be de! ned with detailed speci! cations. CRI must be 80 or higher.

• Tenant lighting is to be of an approved type recessed light or track light. All storefront track lights must be recessed or concealed from mall view.

• Lamps within the lighting ! xtures shall not be directed to shine or to be visible from the mall and are not permitted to spill onto the common area. Where Tenant uses up lighting to illuminate storefront bulkhead, lighting must not spill onto Landlord’s bulkhead/ceiling above.

2 . 3 L I G H T I N G

• All lighting ! xtures shall be constructed and installed to be glare free.

• Fluorescent lighting without lenses will not be permitted anywhere in public areas of stores. Exposed " uorescent tube ! xtures are to be used in non-public storage areas only. All " uorescent lighting shall utilize lamps, which provide colour corrected light appropriate for a retail environment (3500K). Fluorescent must be used in combination with directional and/or spot lights.

• 2’x2’ and/or 2’x4’ " uorescent, compact " uorescent, mercury vapour, high pressure sodium lamps, strobe, spinner chase or moving types of lighting are not permitted in the servery.

• Recessed incandescent can-type ! xtures must have specular or semi-specular Alzak re" ectors, coilex ba$ es, or other glare free shielding devices.

• Exposed, unshielded neon tube lighting of any sort is not permitted.

• Should LEDs be considered, note that the performance largely depends on the ambient temperature of the operating environment. Driving an LED hard in high ambient temperatures may result in overheating of the LED package, eventually leading to device failure. Adequate heat-synching is required to maintain longevity.

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51• The installation and use of automated lighting controls is mandated for back of house applications where lighting is not required constantly (ie. o# ce, washrooms) and/or is not a compromise to the health and safety of the employees.

• Tenant is required to provide a di' user when linear lighting (" uorescent, strip lights, etc.) are used as cove lighting to illuminate storefront bulkhead. Lighting in cove to be stagger- mounted so as to prevent uneven light distribution.

• Lighting must be continuous with no hot or dark spots.

• A Tenant on the lower level of a multi-storey shopping centre must ensure that bulkhead and signage lighting lamps are not visible from above. Tenants are to provide indirect illumination of storefront counter faces.

• All display cases must be lit and vented. Low voltage light ! xtures are strongly encouraged.

2 . 3 L I G H T I N G c o n t i n u e d

• All lighting assemblies and bulbs must meet codes of all authorities having jurisdiction.

• All lighting in the servery area must be approved type down lights or track lights.

• Tenants are encouraged to integrate lighting within the lower level of their storefront counters to provide indirect illumination of the counter face.

• Lights in ceiling so# ts are not permitted. Sprinklers and lights located in the so# t areas of the storefront shall be " ush head and recessed type respectively. The arrangement of sprinklers and lights shall be shown on the re" ected ceiling plans and be so noted.

• Heating lights are to be horizontal. Equipment which may have hot surfaces, sharp edges or any other public safety hazard will not be allowed to be installed at any location on the storefront serving counter.

• All showcases and display cases must be building code approved and wired to meet all national and local electrical codes. All wiring must be in conduit.

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2 . 4 S T O R E F R O N T C L O S U R E S

2.4.1 GENERAL CONDITIONS

• Where sliding and overhead grilles are being utilized, the storefront shall be designed to minimize the appearance of such doors and grilles when open.

• Closure grilles must stack within approved pockets, which conceal them from view. Spring loaded " oor and ceiling locking-pins must be used.

• Grilles must be open-style to permit air " ow. Grilles must be suspended from slab above, not from Landlord’s bulkhead.

• Ceiling tracks for folding doors must be cleanly recessed into the bulkhead and may only protrude &” from the bulkhead’s surface and factory ! nished to match surroundings. Natural brushed aluminum ! nish shall be the base standard. All other ! nishes require the speci! c approval of the Landlord.

• All materials used in closure systems, sliding, or swinging doors are subject to the Landlord’s approval.

• Surface mounted striker posts or wall channels are not permitted.

• Speci! cations (with structural site speci! c drawings) for roll down grilles, must be submitted to the Landlord for separate approval prior to fabrication.

• Garage doors are not permitted.

2.4.2 EGRESS/EXITS

• All interior and exit doors, frames, and hardware servicing the premises are to be furnished and installed by the Tenant. New rear door installations will include masonite and steel corner guards to match base building.

• Rear exit doors must be recessed and conform to all requirements of the Landlord and local jurisdictions.

• Rear exit door to be a 3’-0” x 7’-0” 60-minute UL rated hollow metal door with a welded steel jamb and steel hinges, painted to match base building doors.

• All exit doors will have a printed placard indicating the Tenant’s name and space number per local code, to be provided by the Landlord at the Tenant’s expense.

• If any existing conduit, ! xtures or utilities must be relocated due to the Tenant’s rear door placement, the Landlord will relocate them at the Tenant’s expense.

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532.5.1 GENERAL

• All trade ! xtures shall be ! rst class new ! xtures with durable ! nishes consistent with the anticipated public exposure. Used equipment may not be installed without prior written approval by the Landlord. Photographs of this equipment must be submitted to the Landlord. (Judgment will be based on compatibility of size, ! nishes, and condition of equipment). Equipment, if it is being reused, shall be cleaned and maintained to like-new status.

• Recesses in the top counter surface for equipment must be set back a minimum of 6” from the front edge of the counter.

• All napkin holders, straw dispensers, condiments and plastic utensils must be kept o' the sneeze guard or display cabinets. These items require a fully recessed, built-in dispenser permanently incorporated into the design of the counter.

• All paper goods and supplies are to be stored in areas not visible to the public. Any clutter or unsightly equipment such as boxes, shelves, sinks, personal items, etc. must be fully concealed from public view.

• Heating lights may not occur on the front counter. Any heating lights necessary for Tenant operation shall occur on the rear counter and must be horizontal and not suspended from above. Equipment which may have hot surfaces, sharp edges or any other public safety hazard are not permitted to be installed at any location on the storefront serving counter.

• All cash registers must be installed in recessed positions, and be kept at least 6” away from the counter front and in such a manner as not to be visible from the common area.

2 . 5 E Q U I P M E N T

UNACCEPTABLE EQUIPMENT DISPLAY

ACCEPTABLE EQUIPMENT DISPLAY

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54 2.5.2 BEVERAGE MACHINE

• Beverage machines and other miscellaneous equipment on the front counter are subject to design review and must be recessed into the counter top so as not to exceed 4’-6” AFF.

• Drink dispensers and other kitchen equipment may not be placed on the front counter unless approved by Landlord.

• Beverage refrigerators are restricted to back counter placement.

• Branding labels (of any sort - ie. Coke, Pepsi) are not permitted.

2.5.3 REFRIGERATORS (Back of House)

• All walk-in coolers, refrigerators, freezer boxes or safes must be submitted to the Landlord to review the loads imposed on the structure prior to installation. Additional support, reinforcements or modi! cations necessary to structurally carry the Tenant’s equipment shall be at the Tenant’s expense.

2.5.4 COOKING GRILLES

• All equipment and ! xtures including exhaust hoods, cooking appliances, warming trays, coolers, etc, which are allowed in the front of house, must have walls, so# ts or ! nished panels to conceal un! nished surfaces of this equipment, and where exposed, ! nished surfaces must be compatible with the overall design of the space.

2.5.5 STORE FIXTURING

• Layout of the store, ! xture locations, both permanent and moveable are explicit requirements of the Schedule “C” and as such must be included in the submittal and receive approval, as provided herein.

• The Landlord will not permit reshu$ ing or additional ! xtures or signs (both permanent and moveable) unless their design and location received written approval prior to installation.

2 . 5 E Q U I P M E N T c o n t i n u e d

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2 . 5 E Q U I P M E N T c o n t i n u e d

2.5.6 EXHAUST SYSTEMS

• The Tenant is to provide and install kitchen exhaust hood and ! re suppression systems to meet all local codes.

• Tenant to provide and install grease exhaust shaft and all ! re-rated assemblies, per local codes, from Tenant premises to a location outside the building designated by the Landlord. Routing must be coordinated and approved by the Landlord prior to installation. Roof curb and roof patching to be performed by Landlord designated contractor at Tenant’s expense. Tenant shall provide structural engineering and structural supports as required to carry Tenant’s roof top equipment.

• Exhaust hoods, located in the serving area and visible to the public, shall be located in such a manner as to prevent damage to the Landlord’s base building ceiling. All locations and speci! cations must be approved by the Landlord.

• Provide technical data sheets from equipment manufactures for review as well as site speci! c installation sections and speci! cations.

• Exhaust hoods shall be enclosed in a decorative cover, to the underside of the structure/ceiling, of a suitable ! re resistant material conforming to building code requirements, and approved by the Landlord.

• The Landlord reserves the right to designate on an individual basis when such exhaust hoods are required.

ACCEPTABLE EXHAUST HOOD INSTALLATION

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56 The installation of all Tenant storefront signs shall be conducted in accordance with the sign criteria listed below. All interior signs are subject to prior written Landlord approval. All signs will be reviewed with compatibility to surroundings as part of the approval process. The Landlord reserves the right to approve signing presentations on an individual basis.

2.6.1 GENERAL SIGN CONDITIONS:

• Tenant's signage is for the purpose of identi! cation only, and must be limited to trade name and logo only. Advertising, slogans and or product names may not be displayed a part of signage. No description or listing of goods or services will be permitted.

• Each Tenant is required to design, fabricate and maintain an identi! cation sign as shown in this criteria. Signage should be decorative as well as informative and should reinforce the overall design of the store. These objectives can be achieved through careful use of colours, materials, typestyles and size.

• Tenant's signage shall be proportional to the scale of the overall storefront design. The sign should not dominate or overpower the merchandise itself.

• The maximum overall width of the signing may not exceed 50% of the storefront width measured from the inside edges of the demising piers. At no time shall any portion of a sign or logo be any closer than 30” from the demising line of the storefront. Where a Tenant’s space is 15’-0” or less, the overall width of the signing area may be up to 70% of the storefront width, provided that a minimum 30” side setback is maintained. Bottom of sign must reach a minimum height of 8’-0”. Lettering is not permitted to exceed a height of 1’-8”.

• Internally illuminated signage is considered a basic requirement; however, non-illuminated signage will be considered on the basis of its own design merit.


• The electrical feed shall be included in the Tenant’s electrical contract and will not be the responsibility of the sign contractor. The electricity for the Tenant’s sign is to be fed from the Tenant’s electrical panel. All conduits, transformers or other related equipment must be completely concealed from view.

• LED light sources are encouraged.

• The Tenant shall submit elevation and sign shop drawings, prepared by the manufacturer, for approval prior to manufacture of the sign. All drawings must be submitted as part of the ! nal drawings submission package.

• Halo lit letters may not be mounted on re" ective surfaces or backers and require a di' user to be installed. All neon must be hidden from direct view. All electrical connections must be hidden from view.

• Exposed brackets and fastenings must be concealed or painted out to minimize their appearance, and manufacturers' and governmental labels must be concealed from view.

• All emergency exit signs must use LED technology.

• Service doors to the Tenant’s premises shall have standard identi! cation designed and installed by the Landlord at the Tenant’s expense

2 . 6 S I G N A G E

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2 . 6 S I G N A G E c o n t i n u e d

2.6.2 ACCEPTABLE SIGN APPLICATIONS

• Silhouette (halo type) reverse channel letters with neon or LED illumination.

• Individual metal channel letters with illuminated plexiglass face.

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

• Individual cut out letters are permitted, provided they are minimum of (” thick and are mounted on pins %” maximum o' the bulkhead face, and they have completely ! nished edges. All must be made of solid M.D.F. (medium density ! breboard), solid wood, cast metal, or solid acrylic. An external light source may be required.

2.6.2 UNACCEPTABLE SIGN APPLICATIONS

• Plexi, plastic, metal, injection backers or frames

• Animated portions, " ashing lights or audible sound

• Moving signs or moving light - signs may not be illuminated intermittently or with varying intensity

• Formed plastic or injection molded plastic signs

• Vacuum formed plastic letters


• Exposed raceways, ballast boxes, transformers, crossovers, fasteners or conduit

• Sandblasted wood signs in natural wood ! nish with painted, raised letters and/or logos

• Advertising placards, banners, pennants, names, insignia, trademarks or other descriptive or promotional material a# xed or maintained on windows, glass ! xtures and equipment or any other area of the storefront, including method of payment and sale signs. Stickers or decals on or around the storefront surface and signs that are not professional in appearance are not permitted.

• Internally illuminate box signs with lit background faces


• Vinyl letters are not permitted as primary signing applications

• Moving signs or moving light will not be permitted and signs may not be illuminated intermittently or with varying intensity

• Exposed tube neon signs and open face channel letters with exposed tube neon are not permitted.

• Foam, cloth, paper, cardboard, pylon, pole, moveable and/or portable displays or signage.

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58 2.6.3 MENU BOARDS


• Menu boards shall be located within the designated sign band zone indicated on the sectional drawing in this subsection of the criteria. They must be set back a minimum distance of 4” o' the side demising walls and be a minimum of 6’-8” above ! nished " oor. Where the depth of demising walls varies within a location, the face of the menu board is a minimum of 40” back of its demising pier and the signboard remains straight across the store. Where there is no variation of depth on the storefront, the sign band must be a minimum of 40” back of the full height demising wall face.

• Thin pro! le menu boards are encouraged and may be back-lit or front lit provided that no exposed neon or " uorescent tubing is visible. High gloss surfaces are not permitted.

• Menu boards which are back-lit, must have the applicable lighting colour temperatures set between 3000K and 3500K. Track lights utilizing MR16 type adjustable lighting (or similar) is required and must be recessed into the tenant ceiling.

• The menu board is to be submitted as part of the preliminary submission, regarding the fabrication technique, layout, letter style and quality of design by color illustration or photograph. Tenants must submit their menu boards design proposals to the Landlord for review and approval prior to fabrication.

• All interior graphics must have a decorative frame assembly tied to the design character of the store. If this sign is intended as a specials menu board, it must have professionally prepared graphics or have professionally hand lettered menu items and prices applied. Note: this is the only location at which hand lettering is allowed.

• Menu boards must be adjustable with respect to price and menu. No advertisement sign or trademarks (eg. Coca-Cola or Pepsi Cola) will be allowed on the menu board. Additional signage on the menu board is limited to one designated logo or trade name only. Small food identi! cation signs or photographs must be professionally produced and are subject to the approval of the Landlord

• One " at screen monitor may be considered based on the overall design merits and size. Content is subject to Landlord approval.

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ACCEPTABLE MENU BOARD DESIGN


2.6.3 MENU BOARDS

S E C T I O N 3 . 0

S t o r e f r o n t S e c t i o n s & D e t a i l s

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1,47

3

0016

ACa

ssis

3,39

6

0017

Suzy

Shi

er3,

138

0018

ATo

wn

Shoe

s2,

142 0018B

PeoplesJewellers

1,379

0020ASportchek(see logo)

19,540

0026A

Fruits & Passion

1,091

0028Bluenotes2,895

0030

Body Shop, The

1,205

0031AMateo

1,305

0032Sterling

1,329

0033tabi2,6190034AAldo2,0640035Le Chateau

2,987

0047ATip Top3,746 00

47B

1,41

8

0049

2,47

2

0050ARegis

Hairstylists1,315

0050CRoots2,794

0053American Eagle

Outfitters3,588

0057ABombay

Company, The8,080

0060AScotiabank

5,584

0063ACinnabon

959

0064

AFr

uity

Cre

pes

484

0065Marlin Travel

789

0067BHomelife Realty

953

0068BCalifornia Thai

2,999

0301Quest Clothing Co.4,661

0302Family

Alterations506

0305Lenscrafters3,525

0306Crate Designs753

0307Fan Attic Collectables1,4240308BMovie Store, The1,6610309AGNC1,479

0310Personal Edge6100311ADalycarol946

0312AThano Shoes1,530

0313

Second Cup, The

952

0313BTelus836

0314Caldi Leather

1,082

0315A

Nutrition House

1,0120316

1,7390317A

1,385

0318A

Guess

3,924

0318B

1,389

0321

Esprit

2,352

0321A

La Senza

2,555

0322

Gymboree

2,181

0323A

Sirens

2,102

0325AJacob/Jacob

Lingerie5,196

0328

Spring

1,530

0329

La Senza Girl

2,330

0330AChildren's/Baby

Place, The3,777

0332Fairweather

6,647

0337ABenix & Co.1,321

0339ASony Store, The3,853

0340CHMV2,760

0342AKhalidy Rugs and Decoration2,331

0344Smart Set1,700

0345Northern Reflections1,684

0346The Source by Circuit City1,698

0347AAn-Jye Company Limited1,910

0348Payless ShoeSource3,189

0350Tip Top4,370

0352Bulk Barn

4,102

E003GAP, The(see logo)16,154

E004La Vie en

Rose (see logo)15,220

E005Shoppers DrugMart (see logo)

9,064

E006Coast MountainSports (see lo

18,438

E007

Urban

Beh

aviou

r

1,675

E008H & M (see logo)

15,573

Y007Swiss Chalet(see logo)

6,704

Y008East Side Mario's

(see logo)5,338

Z004Sunglass Hut

150

Z007KeyMan

Engravables240

Z011Bubble Tease

150

Z013WirelessWave

200

Z033La Cremiere

21038'

80'20'

25'

41'

30'

30'

20'

20'

49'

43'

18'

20' 11'

33'

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26' 23' 20' 20' 20' 20' 20' 40'19'

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44'

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32'

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134'

73'

37'

29'

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17'

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10'

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24'6'

23'15'

8'

51'

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8'15

'23' 28'

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3 . 1 M A R K V I L L E S H O P P I N G C E N T R E K E Y P L A N - L O W E R L E V E L N O T T O S C A L E - T e n a n t t o v e r i f y a l l o n s i t e d i m e n s i o n s

?

Sears

TheBayBest Buy

Winners/HomeSense

ThePickle Barrel

OldNavy

Toys R Us

0069AShoe Company,

The3,998

0069BGrand & Toy

3,286

0069

CBra

nds

Unl

imite

d1,

320

0075

BTB

ooth

75000

75C

Mel

onhe

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246 0077

NaturalSolutions

1,703

0079AAbachi1,507

0080

Alia

768

0081

Ann

a Bel

la79

600

82A

Cla

ire's

Bou

tique

1,23

0

0083

Stitc

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2,16

8

0085BCaryl

Baker Visage2520085C

Accessorize745

0086Black's Camera

1,006

0087Laura Secord

879

0088MMMuffins

276

0096BChurchill'sCigar Store

383

0097ATutti Fruitti

962

0098

A

Tim

Hortons

Donut

s

1,33

6

0099

A

KO's

Gifts

1,324

0100

A

Trad

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767

0101AJewelleryForever

358

0102AFreshly Squeezed

395

0103Gentlemen's

Court I532

0106A

Costa Blanca

1,547

0107A

Ardene

1,348

0108A

SewRight/Stitch

It576

0109CIBC5,191

0110

Panda Shoes

1,0150111

Hair Craze

1,1000112A

JapanCam

era

1,0160113

Frames of

MindOptical

698

0113AYogen Fruz

168

0114

A

Vince

nt

Hair

Design

998

0115BOdeon

Shoe Repair318

0115CLondon Jewellers

728

0116

GarageClothing

Co., The1,276

0119BSewing Machine

Centre754

0120

BJa

cob

Jr.

2,86

9

0121

AJa

cob

Con

nexi

on3,

376

0121

BBoa

thou

se2,

891

0122

AW

est

492,

278

0124ASoft Moc

1,152

0124BKamdorbo

1,501

0125

Jean

Mac

hine

1,34

9

0126Athlete's

World Superstore3,610

0128Smithbooks

4,4260130

BFo

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731

0131

APi

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334

0132

Roy

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0

0133

Gat

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590

0134Tuxedo Royale

590

0136FAltima MarkvilleDental Centre

1,028

0201Jimmy the Greek

449

0202Taco Bell

4880203A

Koya Japan326

0204Kentucky

Fried Chicken465

0205Mrs. Vanelli's

463

0206New York Fries

376 0207Manchu Wok

424

0208A & W365

0209Roasty Jack

323

0210AMr. Sub

396

0211Bourbon

Street Grill407

0402CSpa at Markville,

The5,637

0403CL'Attitudes947

0403DA Buck or Two

5,540

0403EBentley

972

0404APearle Vision

2,461

0406BMiss City

1,501

0407Flight Centre693

0408AKing's Watch Co.

760

0409Brilliant

Gems & Jewellery603

0410Maxsam1,094

0411CFine GoldJewellers

1,279

0412Rogers Plus

970

0412BWhitfield's

301

0413AReitmans

3,792

0415

Stefi Lara

1,6340416

Melanie

Lyne

3,509

0420B

Laura/LauraPlus

4,000

0420C

Naturalizer

1,0190423A

Thyme

Maternity

1,6780424A

Your Occasion

1,900

0425New YorkNew York

524

0426AFragrance Centre

310

0427

Stars

Men's

Shops

1,363

0429ALaura Petites

4,572

0432

Strada

2,191

0433A

L'Oro

Jewellery

1,956

0434Four Seasons

Boutique2,054

0438Eddie Bauer5,356

0440Bikini Village1,090

0441BTan Jay1,060

0442AA La Mode1,300

0443Urbane Accents3,034

0445Spencer Gifts1,513

0445ABell World1,514

0446BCarlton Cards3,024

0447ARainbow Handbags

& Accessories682

0448Grange Florist7550449

Dr.

Der

byW

ong

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842

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Mar

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ifts

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057

0453

Ed's

Fine

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1,16

1

0454APansy'sArt Gallery1,123

9999Kids@Play

1

E001Old Navy(see logo)

25,277

E002Toys 'R'

Us (see logo)31,328

Y003AGood Life Fitness

(see logo)17,610

Y005ABest Buy(see logo)

37,026

Y006BWinners/HomeSense

(see logo)50,973

Y006CPickle Barrel,

The (see logo)15,003

Z001Lotto Booth

77

Z002Sushi-Q

160

Z003AKernels

150

Z005Mode Originals

150

Z006ALoft, The

150

Z009

Con

tinen

tal

Cur

renc

y Ex

chan

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0Z029Fido150

65'

77'

22'24'

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'15

'

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3 . 1 M A R K V I L L E S H O P P I N G C E N T R E K E Y P L A N - U P P E R L E V E L N O T T O S C A L E - T e n a n t t o v e r i f y a l l o n s i t e d i m e n s i o n s

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3 . 2 L O W E R L E V E L B U L K H E A D C O N D I T I O N S - T Y P E A , B , C N O T T O S C A L E - T e n a n t t o v e r i f y a l l o n s i t e d i m e n s i o n s

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3 . 3 B U L K H E A D C O N D I T I O N D - E l e v a t i o n E x a m p l e N O T T O S C A L E - T e n a n t t o v e r i f y a l l o n s i t e d i m e n s i o n s

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3 . 3 B U L K H E A D C O N D I T I O N D - S e c t i o n , E l e v a t i o n N O T T O S C A L E - T e n a n t t o v e r i f y a l l o n s i t e d i m e n s i o n s

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3 . 3 B U L K H E A D C O N D I T I O N D - P l a n E x a m p l e N O T T O S C A L E - T e n a n t t o v e r i f y a l l o n s i t e d i m e n s i o n s

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3 . 3 B U L K H E A D C O N D I T I O N D - D e m i s i n g C a p D e t a i l N O T T O S C A L E - T e n a n t t o v e r i f y a l l o n s i t e d i m e n s i o n s

SECTION 2 SECTION 1

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3 . 4 B U L K H E A D C O N D I T I O N E - S e c t i o n ( 1 , 2 ) N O T T O S C A L E - T e n a n t t o v e r i f y a l l o n s i t e d i m e n s i o n s

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SECTION 6 SECTION 5

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3 . 4 B U L K H E A D C O N D I T I O N E - S e c t i o n ( 7 N O T T O S C A L E - T e n a n t t o v e r i f y a l l o n s i t e d i m e n s i o n s

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3 . 4 B U L K H E A D C O N D I T I O N E - T y p i c a l D e m i s i n g C a p D e t a i l N O T T O S C A L E - T e n a n t t o v e r i f y a l l o n s i t e d i m e n s i o n s

S E C T I O N 4 . 0

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4 . 0 G E N E R A L I N F O R M A T I O N

Tenants are required to retain a quali! ed professional engineer or engineers, certi! ed in Ontario, for the preparation of their design and working drawings for their electrical, mechanical, structural and sprinkler distribution system. This engineer is expected to survey the site to verify site conditions and services provided in the Tenant premises. It is strongly recommended by the Landlord that Tenants retain the Landlord’s base-building consultants for their mechanical, electrical, structural and sprinkler design.

Mechanical Engineer: TMP (Toronto) 285 Yorkland Blvd. Willowdale, ON, M2J 1S5 Tel: (416) 499-8000 Fax: (416) 499-7446 Email: [email protected]

Electrical Engineer: HAMMERSCHLAG & JOFFE INC 402-101 Duncan Mill Rd Ian L. Jo' e North York, ON, M3B 1Z3 Tel: (416) 444-9263 Fax: (416) 444-1463 Attention: Ian Jo' e Email: ianjo' [email protected]

Structural Engineer: BANERJEE & ASSOCIATES LTD. 260 Town Centre Boulevard, Suite 102 Markham, ON, L3R 8H8 Tel: (905) 470-7600 Fax: (905) 470-7700 Attention: Dave Tipler Email: [email protected]

Landlord’s Representative: Steve Lingum Operations Manager Tel: (905) 477-6600 ext 250 Email: [email protected]

Should Tenants decide that they prefer to retain engineers other than the Landlord’s base-building consultants; the engineering drawings produced must be submitted to the Landlord for approval. The cost of the review and comment on these drawings by the Landlord’s consultants will be charged to the Tenant.

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4 . 1 M E C H A N I C A L S Y S T E M S

4.1.1 ALL TENANTS

• The Tenant is to connect to the HVAC system provided by the Landlord, which is designed for a maximum cooling capacity for general lighting and miscellaneous electrical load of 6.0 watts per square foot of the premises.

• In the existing area of the shopping centre, the Tenant is to reuse then existing mechanical service. If the existing mechanical service of the premises is not adequate as a result of the Tenant’s design for the premises, the Tenant will provide the calculations necessary for the Landlord to determine the service capacity required and subject to availability the Landlord may, at its option, agree to provide the additional HVAC capacity at the Tenant’s expense.

• In the case of food court tenants, the Tenant is responsible for additional make-up air and cooling required over the standard cooling load of 6.0 watts per square foot of the premises which to be appropriated from the common elements adjacent to the premises.

• The Tenant will supply and install all distribution ductwork, di' users, controls and appurtenances required for maintaining the design conditions throughout the premises.

• The Tenant will supply the sanitary ventilation system and install all necessary fans, ductwork, grilles, connecting to duct through roof provided by the Landlord.

• Any reheat coil and any electrical heating system installed in the premises must be connected to the Tenant’s service meter.

• Exhaust systems will be required for any Tenant occupancy that may produce odors and substances, including but not limited to: pet stores, hair salons, photo processing stores. The Landlord may also require that a suitable makeup air system be provided by Tenants installing such system. In case of food service Tenants, exhaust hoods over cooking surfaces or areas must be complete with an automatic ! re ! ghting system and a duct system which fully satisfy the requirements of the ! re prevention authorities having jurisdiction.

• Tenants are cautioned not to block or impede any di' users in mall bulkhead so# ts at storefronts.

• Roof openings will be coordinated by the Landlord at the Tenant’s cost. The Tenant is to supply the required curbs and sleepers. Access panels, catwalks and ladders as necessary for equipment serving must be provided by the Tenant.

4.1.2 HEATING, VENTILATION & AIR CONDITIONING

• The Landlord will provide an HVAC system for the premises consisting of a chilled water air handling unit and/or a roof top heating and cooling unit suitable to handle a total of 6.0 watts/SF of lighting and other sensible heat gain generated by Tenant’s equipment.

• The Tenant shall supply and install necessary air distribution system consisting of ductwork, di' users and grilles and connected to the equipment or ductwork provided by the Landlord for the premises. The Landlord will provide a base building energy management system connection to control the HVAC equipment supplied by them. The Tenant shall install at Tenants cost, an electronic controller supplied by the Landlord to ! nal location engaging the services of the Landlords base building contractor approved by the Landlord.

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794.1.3 EXHAUST VENTILATION

• Where the Landlord makes a provision for a washroom, a sanitary exhaust facility will be provided within the Tenant premises at a point designated by the Landlord. The Tenant must supply and install the ductwork for connection to this facility. The Tenant shall supply and install an exhaust grille, and connect the grille to the exhaust ductwork.

Minimum Requirements for Kitchen Hoods and Associated Exhaust Equipment Food Court and Restaurant Tenants:

• The Tenant is responsible to provide a complete kitchen exhaust and make-up air system complete with kitchen exhaust fan, make-up air unit, ductwork, ! re suppression system, kitchen exhaust hoods and any other related equipment in conformance to NFPA 96 and to the requirements of the authorities having jurisdiction.

• In addition, the Landlord requires that the kitchen exhaust hood and fan be ULC listed. Tenant’s make-up air system shall not be less than 80% of the kitchen exhaust system. If an approved ULC listed compensating style hood is used, the untreated make-up air shall be supplied to the hood and shall not exceed 45% of the total make-up air. The balance of the make-up air shall be heated.

• Kitchen exhaust ductwork shall be manufactured from 16 GA mild steel or stainless steel and continuously welded.

• The entire system design and installation shall meet NFPA 96 and other applicable codes and the requirements of the authorities having jurisdiction.

• If the Tenant is occupying an existing food court or restaurant premises, then the Tenant may use the existing exhaust and ventilation system if approved by the Landlord; however, the Tenant bears the responsibility of ensuring the system is adequate, compatible and in good condition and repair and will meet the requirements of the prevailing NFPA 96 Standards and the requirements of authorities having jurisdiction.

• Where existing kitchen exhaust ductwork is reused, Tenant is responsible to have the system cleaned by a quali! ed contractor and submit a written report to the Landlord prior to operating the system.

• Food court tenants are responsible for connecting their kitchen exhaust hood ! re suppression, ! re alarm systems and control panels to the Landlord’s central ! re alarm systems by engaging the services of Landlord’s base building ! re alarm contractor.

• Tenant is responsible to maintain any system installed by them and shall provide Landlord with inspection and maintenance reports when requested.

4 . 1 M E C H A N I C A L S Y S T E M S c o n t i n u e d

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80 4.1.4 GAS RESTRICTIONS

• Food court and restaurant tenants may reuse existing gas service; however, Tenant is responsible to determine its adequacy and capacity. If additional gas capacity is required, Tenant is responsible for the design and costs associated with the upgrade including coordination with the gas utility.

• If the service is metered by the gas utility, Tenant is responsible to make the necessary arrangements with the gas company for installation of the meter.

• If the gas service is extended from an existing Landlord’s service then the Tenant is responsible to provide a check meter on the service for cost allocation purposes.

4.1.5 CONSTRUCTION OF TENANT’S SYSTEMS

• Where ceiling spaces remain open to the deck, all ductwork shall be architectural ridged round ductwork, suspended in layouts coordinated to the design of the store. Layouts are speci! cally subject to Landlord approval.

• In general, the Tenant’s mechanical systems shall be subject to:

• Compliance with all requirements, by-laws and regulations of governmental authorities having jurisdiction.

• Comments by and requirements of the Landlord prior to the system’s approval.

• Latest ASHRAE and SMACNA standards as to the air distribution system.

• Heating water, chilled water and gas piping to be black carbon steel, Schedule 40 with cast iron ! ttings. Insulate all chilled/ heating water piping as per base building standard.

4.1.6 INSPECTION ACCESS

• Access doors (and service ladders where necessary) must be installed by the Tenant to allow adequate service inspection of pipes, ducts and concealed equipment. Size, type and locations of access doors shall be approved by Landlord.

4.1.7 AIR BALANCE REPORT

• Upon completion of all leasehold improvement work, the Tenant must, at its expense, have an air balance conducted, with the report submitted to the Landlord.

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81• Where the Landlord provides a washroom connection, water and sewage services will be supplied su# cient for one two-piece washroom for connection by the Tenant’s contractor to the Landlord’s designated point.

• The Tenant is responsible for the distribution of supply and waste plumbing lines and ! xtures required by the Tenant to serve its own premises and for installation of a water heater within their premises. All piping to be as follows:

• Domestic water piping above ground to be Type L copper, and buried pipe to be Type K copper run in conduit.

• Waste piping above ground to be insulated Type DWV copper, except for waste piping from urinals which shall be cast iron, and buried pipe to be Class 4000, cast iron.

• All hot and cold water piping and above ground waste piping from coolers and other refrigerated equipment shall be insulated with 1” preformed ! breglass pipe insulation as per base building standard.

• Tenants will water consumption requirements greater than two piece washroom are required to install a metric pulse type water check meter for each main water connection servicing the space. Where the check meter is installed in a location inaccessible for easy reading a remote readout must be installed at eye level in the service corridor at the rear of the premise or within the premise if the premise perimeter wall is a building exterior wall.

• The Tenant is to install water conserving features where appropriate, including:

• Washroom ! xtures shall be commercial grade.

• Toilet shall be low-consumption type (6.0 LPF) or a dual " ush system (6/4.2 LPF). Tenant is required to replace any outdated toilets to either a low-consumption or dual " ush system.

• Urinals are to be waterless or low-consuming (maximum 1.9 LPF). Tenant is required to replace any outdated urinals to a low- consumption system.

• Lavatory faucets must also be low-consuming (1.9 LPM - 3.8 LPM) and shall be equipped with an energy e# cient aerator.

• Kitchen sinks must install faucets with a maximum " ow of 8.7 LPF. Ideally kitchenette faucets should target a " ow rate of between 1.9 LPM and 3.8 LPM. If suitable kitchen faucets with lower " ow rates are not available, after-market aerators can be installed.

• Automatic valve controls and/or proximity detectors

• The Tenant must, at its cost, provide " oor drains in all kitchens and washrooms; install membrane-type waterproo! ng under all kitchen and washroom " oors and baseboards; and have these inspected by the Landlord prior to installing the ! nished " oor.

4 . 2 P L U M B I N G S Y S T E M S

* LPF - Litres per " ush* LPM - Litres per minute

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82 • All Tenants on the upper level must provide a cleanout on their waste line and extend it to " oor level for cleaning purposes.

• Tenant will only be permitted to install a ‘tank less’ water heating system

• Tenant is responsible for the installation and maintenance of back " ow preventers where required by plumbing code

• Grease interceptors shall be installed by the Tenant where required by local jurisdictions or determined by the Landlord’s engineers. Hair Salon tenants must install hair interceptors on waste line serving hair wash sinks.

• The Tenant’s contractor must ensure that all " oor penetrations are sleeved, caulked, waterproofed and ! reproofed. All core drilling must be x-rayed at the Tenant’s expense, and approved by the Landlord. Tenant shall install a waterproo! ng membrane system and install cast iron protective sleeves on " oor penetrations in all water closets, food preparation and wet areas of the space. Waterproo! ng membrane and sleeves for penetrations must return a minimum of 4” above the " oor line and conform to manufacturer requirements. Waterproo! ng system to be a Neoguard epoxy membrane or Mer-Krete hydroguard 2000 membrane for areas that have a " oor ! nish of tile.

• Each Tenant shall review the appropriate waterproo! ng guideline details and speci! cations, and determine if any discrepancies exist, or if special details are required for the Tenant build-out. Tenant will design their plumbing piping to run horizontally, wherever possible, joining into common drains to minimize the number of penetrations in the " oor.

• If required, the Tenant shall submit proposed changes or revisions to the waterproo! ng system design to the Landlord at least 30 days prior to commencing construction.

• Tenant shall provide a " oor plan indicating locations, types and sizes of " oor penetrations including, but not limited to, " oor drains, clean outs, " oor sinks, mechanical and electrical penetrations, grease trap connection, " oor slope etc.

• Piping under Tenant’s slab shall be protected from leaking into the space below by means of stainless steel pans suspended under the piping. All drain pans must be hard piped to an indirect drain, such as a " oor sink or a " oor drain.

In addition to the provisions and requirements above, food use tenants should take note of the following items:

• The Landlord will provide a water line

• A sanitary drain

• A sanitary vent connection to the Landlord’s designated points for the Tenant’s connection. Sizes of these services are as outlined in Schedule “C” of the Tenant’s lease.

4 . 2 P L U M B I N G S Y S T E M S c o n t i n u e d

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4 . 3 E L E C T R I C A L S Y S T E M S

4.3.1 ALL TENANTS

• The Landlord has provided a main electrical service conduit and power feed (to be veri! ed by Tenant on site) terminating at a location designated by the Landlord.

• The Landlord will provide an electrical service su# cient in capacity to allow the Tenant a minimum total connected load of six watts per square foot of leased area, for the Tenant’s distribution for its lighting and miscellaneous electrical uses. Power shall be supplied at 600v.3 phase 3 wire terminating in a ! ve foot loop of cable, minimum (when 600v.3 phase service is available in mall for Tenant services).

• Additional power requirements beyond those outlined above may be installed where available by the Tenant’s contractor with prior approval by and to the speci! cations of the Landlord, at the Tenant’s expense.

• Electrical panels, service disconnect switch, transformer and digital check meter shall be installed by the Tenant immediately upon takeover of the leased premises and Ontario Hydro approval obtained thereof, enabling the Tenant’s contractor to have temporary lighting and use of power tools. Power will be turned on by the Landlord only after the completion of the Ontario Hydro inspection. All methods of temporary heating and power for the premises must be approved by the Landlord in writing prior to their use.

• For all electrical services Tenants are required to install a meter supplied by the Landlord within a designated area for their incoming electrical service, at the Tenant’s expense, using the Landlord’s base building electrician to install the meter.

• The Tenant is responsible for supplying, installing and/or relocating all electrical equipment within the premises, including the following: main disconnect switch; digital check meter; lighting and power panels; branch wiring; splitter box; distribution; starter; lighting outlets and receptacles; all lighting and electrical ! xtures, including lamps; time clocks; exit signs; emergency lighting; night lights; contractors; appliances; any required smoke detectors or pull stations completely wired to the alarm system of the shopping centre; bell system and other equipment as required.

• All Tenant ! xtures and electrical equipment must be CSA and ULC approved. Methods used must be approved by the Landlord prior to installation.

• Tenant must also specify (where applicable) Energy Star® computers and technological equipment.

• All " oor penetrations must be scanned and/or x-rayed at the Tenant’s expense, and approved by the Landlord prior to core drilling. They must be sleeved, caulked, waterproofed and ! reproofed.

• The Tenant must supply the Landlord with a copy of its electrical permit from the Electrical Safety Authority (E.S.A.), with a copy to be posted at the site by the Tenant. A copy of the ! nal inspection approval from E.S.A. must also be provided by the Tenant to the Landlord.

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4 . 3 E L E C T R I C A L S Y S T E M S c o n t i n u e d

4.3.2 FOOD COURT TENANTS

• All requirements as listed above apply for food court tenants except for the size of electrical service provided. In the case of food court tenants, the Landlord shall provide a basic electrical service of maximum 60 amperes service at 600v.3 phase 3 wire in form of an electrical service feeder brought to the premises at a allocation to be determined by the Landlord (when 600v.3 phase service is available in mall for Tenant services). Additional power requirements beyond those outlined above may be installed where available by the Tenant’s contractor with prior approval by and to the speci! cations of the Landlord, at the Tenant’s expense.

• When Tenants install ! re alarm devices in their premises, they will be required, by the Landlord, to install a ! re alarm panel which will be tied into the main base building panel. Landlord’s approved trades must do any and all changes to the ! re alarm system. Landlord’s approved trades shall install ! re alarm devices as requested by the ! re department when new tenants occupy existing tenant’s space.

• Tenant spaces are to also reduce energy consumption by specifying Energy Star® appliances such as dishwashers and refrigerators. Energy Star appliances typically consume 15% - 40% less energy than federal standards and conventional products. Energy Star® dishwashers also require less water, reducing potable water consumption.

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4 . 4 S P R I N K L E R / S T A N D P I P E S Y S T E M S

4.4.1 SPRINKLER DESIGN & INSTALLATION

• Tenant premises will have an existing sprinkler system with piping and sprinkler heads installed in conformance to NFPA 13 Group II, Hazard Classi! cation. The Tenant is responsible to modify the existing system as necessary, by a Landlord approved member company of the Canadian Automatic Sprinkler Association and in accordance with all applicable bylaw requirements, including the requirements of the National Fire Protection Association Standard No. 13 (latest edition) and the Landlord’s underwriters. A list of approved sprinkler contractors may be obtained from the Tenant Coordinator.

• Where the design intent for a particular store relates to ceiling spaces open to the deck, all sprinkler mains, and branch lines shall be laid out in an orderly fashion with direct and balanced routing. All layouts are subject to review by the Landlord. All pipes and hangers must be painted out to match surroundings.

• The Landlord’s sprinkler contractor must be retained for any work at the Tenant’s expense.

• Tenants are required to submit sprinkler drawings and hydraulic calculations to the Landlord’s insurer Aon Reed Stenhouse Inc. for approval when the capital expenditures for the Tenants projects are in excess of $5,000,000 and/or there is a doubt as to the future adequacy of the sprinkler coverage for the premises (i.e. a toy store with plastic commodities).

• Stores larger than 2,000 square feet may be required to submit sprinkler drawings complete with hydraulic or pipe sizing calculations to the Landlord’s insurers for their approval; consult with the Landlord’s Representative. Sprinkler drawings complete with hydraulic or pipe sizing calculations must be submitted to Aon Reed Stenhouse Inc. for their approval. Copies of these approved drawings must be submitted to the Landlord’s Fire and Life Safety Coordinator.

Aon Reed Stenhouse Inc. 20 Bay Street, 20th Floor Toronto, Ontario, M59 2N9 Tel: (416) 868-5500 Attention: Francis Macchiona Website: www.aon.ca 4.4.2 SYSTEM TIE-IN & TESTING CHARGES

• Installation and/or relocation of sprinkler system and heads must be co-coordinated with the Operations Manager/or Security Supervisor upon 24 hours written notice. (Fee: Advance = $150.00+GST; 2nd drain down = $75.00+GST). Contractors will be charged $150.00+GST for the initial drain down and re! ll, and $75.00+GST for each subsequent drain down and re! ll to the base building sprinkler.

• The contractor is to supply written con! rmation of the installation test to the Operations Manager or the Security and Life Safety Supervisor. The Landlord upon receiving 24 hours notice will schedule for the sprinkler tie-in into the base building sprinkler system. Prior to drain down of the sprinkler system, the Tenant’s contractor must submit a certi! ed cheque or money order to the Landlord.

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4 . 5 S T R U C T U R A L S Y S T E M S

• Tenants and their contractors may not impose a greater load on any concrete " oor than the design of (100 lbs) per square foot. No unusual loads may be suspended from the base building structure.

• No alterations by means of cutting, drilling, trenching or otherwise, to columns, " oors, roof or walls of the structure will be permitted without the prior written approval, in speci! c terms, by the General Manager, Operations Manager or the Landlord’s Representative.

• All proposed coring of the concrete slab " oors must be submitted to the Landlord, for review by the Landlord’s structural engineer, a minimum of 30 days before the proposed coring date. Submittal requests shall be in sketch form showing framing in the general areas, gridlines, existing penetrations and proposed penetrations for all trades. In addition, a large scale drawing of the existing enforcement in the area of proposed penetrations, based on an X-ray investigation must be included. Cutting of the reinforcement must be avoided during coring. Coring shall not be performed without the Landlord’s written approval to the Tenant.

• All core drilling will be carried out by the Landlord’s forces as located by the Tenant contractor and back charged to the Tenant. Proper protection will be the responsibility of the Tenant. A CSA-ULA approved material (ie. ! restop) must be used to seal all core drills.

• Columns and column capitals shall not be cored under any circumstances. Moment frame beams, post tension cables and shear wall link beams shall not be cored.

• All penetrations must be made waterproof and must conform to the ! re rating of the " oor slabs penetrated.

• Penetrations may only be proposed for " oor beams, wall and slabs. If re-sizing or repositioning of the proposed openings are not possible in order to avoid a loss of structural integrity, remedial work may need to be developed by Landlord’s structural engineer. The costs of testing, engineering review, remedial work, if required, and any delays to Tenant’s project are at Tenant’s sole cost.

• The cost of any structural design reviews by the Landlord’s structural consultant will be rechargeable to the Tenant.

• Proper protection of the structure will be the responsibility of the Tenant. A CSA-ULC approved material (i.e., ! restop) must be used to seal all core drills.

• Approval by the Landlord does not in any way absolve the Tenant or its contractor from assuming responsibility for damage, however caused.

S E C T I O N 5 . 0

S i t e R u l e s & R e g u l a t i o n s

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89The Tenant and all of its contractors, agents and employees are required to abide by the following regulations in carrying out the Tenant development work in the premises:

Landlord’s Representative: Steve Lingum Operations Manager Tel: (905) 477-6600 ext 250 Email: [email protected]

5.1 TENANT CONSTRUCTION

Tenant construction may only proceed after the Tenant has completed the following:

• The Landlord has approved the Tenant’s working drawings. A set of prints bearing the Landlord’s signed stamp of approval must be kept in the premises for the duration of the construction period, and be available to the Landlord’s representative for reference.

• All permits and approvals (which are required to be obtained from all government authorities having jurisdiction) where required have been posted at the premises. Copies must be forwarded to the Landlord.

• Building Permit

• WSIB

• Arrangements must be made with the Landlord’s Representative for access to the premises for construction.

• Tenant must provide evidence of the insurance coverage, on the Landlord’s standard form, required by the executed lease documentation prior to being given access to the premises for any reason. Copies must be forwarded to the Landlord.

• Tenant must ! le a Notice of Project with Ontario Ministry of Labour and must post it on site during construction.

• Contractor Deposit

• Pre-construction permit

5.1.1 PRE-CONSTRUCTION SURVEY

• The contractor is to identify and verify for the Tenant any obstructions to clear heights, storefront openings or store ! xtures critical to the Tenant’s design and store operation (that may or may not be included in the lease outline drawing). ie. ductwork, plumbing, rain water heaters.

5 . 1 T E N A N T C O N S T R U C T I O N

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90 5.1.2 PRE CONSTRUCTION ENVIRONMENTAL SURVEY

• Prior to the commencement of any construction, renovation or demolition work that may damage or disturb existing building materials, a pre-construction survey must be carried out by the proponent or constructor of the work for the purposes of identifying any hazardous materials present.

• The survey must be performed by an reputable environmental consultant, and a copy of the consultant’s pre-construction survey report must be provided to Landlord’s Representative before any work commences. Any hazardous material that may be damaged or disturbed during construction, renovation or demolition work must be removed and disposed of in accordance with applicable government regulations which are in e' ect at the time the work is carried out.

5.1.3 STRUCTURAL ALTERATIONS

• No alterations by means of cutting, drilling or otherwise, to columns, " oors, roof or walls of the structure will be permitted without the prior written approval, in speci! c terms, by the Landlord’s Representative. All core drilling will be carried out by the Landlord’s contractor and back charged to the Tenant. Proper protection will be the responsibility of the Tenant. A CSA-ULA approved material (i.e: Firestop) must be used to seal all core drills.

• All cutting and coring is to be done by the Landlord’s approved contractor. Cutting and coring is to be carried out before or after mall operational hours. Arrangements for adjacent Tenant’s security requirements to be coordinated by the Landlord at the Tenant’s expense.

• Approved cutting and coring contractors (Contact the Landlord’s Representative for additional contractors.):

• Canadian Cutting and Coring

• Gra' Cutting and Coring

• All construction materials, tools, equipment and workbenches must be kept within the premises throughout the construction period. With special arrangement, sca' olding, mounted on proper supports, may be used in the mall area to permit the installation of storefronts and signage.

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5 . 2 S I T E R E G U L A T I O N S

GENERAL GUIDELINES

• The Markville Shopping Centre does not permit:

• loud playing of music

• alcoholic beverages

• use of gasoline equipment

5.2.1 WORKING HOURS

• Certain portions of Tenant construction may be carried out in the premises during regular working hours (to be con! rmed with the Landlord’s Representative). Construction that involves excessive noise must be carried out after retail operating hours.

• Retail hours are as follows: Monday to Friday 10:00am - 9:00pm, Saturday 9:30am - 6:00pm, Sunday 11:00am - 6:00pm.

• Any large materials or merchandise shipments that cannot be brought in through the rear door of the premises must be cleared through the management o# ce. NO delivery or removal of large items are allowed in common areas during retail business hours. Delivery or removal of large items can be safely made early in the morning or late in the evening with notice given to the management o# ce at least one day in advance.

• All contractor and delivery personnel must use rear door of the premises. No one will be permitted to enter the space through the mall.

• Arrangements for all after-hours work to be arranged with the Landlord’s representative. A charge of $15.00 per hour plus 15% administration fee for the Landlord to provide security during after-hour (11:00p.m. until 7:00 a.m.). If exterior access is required, security is required at 9:00pm.

5.2.2 EQUIPMENT & TOOLS

• The use of mall equipment and tools is strictly prohibited. Contractors must supply all equipment necessary for the job, including ladders, to WSIB and Occupational Health and Safety Act standards. No exceptions to this policy will be made.

5.2.3 POWER FASTENING

• The use of power-actuated fasteners, such as Ramset, is not permitted during retail operating hours.

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5 . 2 S I T E R E G U L A T I O N S c o n t i n u e d

5.2.4 CLEANLINESS OF WORK SITE

• 3’ x 4’ carpet must be installed inside the entrance of the premises to avoid workers tracking dust into the mall. Common areas in front of the hoarding must be kept clean and clear at all times.

• Loading docks, elevators, stairwells, and any other areas used to transport equipment, materials or garbage will be cleaned by the contractor should the contractor have left areas of concern in an unacceptable condition, in the Landlord’s opinion.

5.2.5 GARBAGE REMOVAL

• The Tenant is responsible for ensuring that its contractor removes all construction garbage and debris from the premises daily . This must be coordinated with the Landlord’s Representative regarding access, routes and garbage bins locations. All carts, bins, etc. must have rubber wheels. Please abide by any direction regarding recyclable waste. Boxes and debris are to be broken down as small as possible. Any materials that can be recycled, must be, with copies of weight receipts of all recycled goods submitted to the Landlord’s Representative at the end of project. Lack of cooperation in this regard may result in labour back charge to the Tenant.

• No construction debris or building materials may be placed in the compactor units. Arrangements are to be made with a competent hauler to provide an open container at the Tenants or contractor’s expense. Markville Shopping Centre management (security department) is to be noti! ed in advance when an open container arrives, all construction debris is to be loaded as soon as possible, in order to avoid having the container ! lled with trash from other tenants. Placement of the dumpster to be coordinated with mall management. Please contact the Landlord’s representative one day prior to the scheduled arrival of the dumpster, so site selection can be made.

5.2.6 FLOORING PROTECTION

• Tenant contractors are responsible for protecting the mall " ooring in front of the premises during construction. Any tiles, which are damaged along the Tenant’s storefront, shall be repaired or replaced by the contractor at the Tenant’s expense.

5.2.7 SECURITY OF PREMISES

• The Tenant is fully responsible for the security of the premises and its contents from and after the time of availability for Tenant’s leasehold improvements.

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935.2.8 TEMPORARY SERVICES

• Immediately after takeover of the premises, the Tenant must install its permanent electrical equipment with a digital check meter (provided by the Landlord and installed by the Landlord’s electrician, at the Tenant’s expense) and obtain all permits and approvals required by all authorities having jurisdiction thereof so that the service may be legitimately energized, allowing the Tenant’s contractor to take temporary power from its permanent source. The Tenant is required to maintain operable ! re extinguishers in good working order within the premises throughout the construction period. All methods of temporary heating of the premises must be approved by the Landlord’s Representative in writing prior to their use.

5.2.9 WORK ON ROOF

• Under no circumstances will the Tenant or its contractors enter onto the roof of the shopping centre without permission from the Landlord. The base building roofer will complete all roof openings as located by the tenant’s contractor and back charged to the tenant.

5.2.10 DAMAGE TO THE LANDLORD’S PROPERTY

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

5.2.11 TESTING OF SERVICES

• The Tenant must obtain permission from the Landlord’s Representative prior to conducting tests of plumbing, gas or ! re protection system. Any damage that may result from such testing will remain the Tenant’s responsibility, notwithstanding prior approval having been obtained.

5.2.12 WATER METERS

• Tenant with water consumption requirements greater than a two piece washroom are require to install a water check meter with remote metric readout for each water connection serving the premises.


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94 5.2.13 ACCESS PANELS

• The Tenant must provide suitable methods of access through wall, ceiling or " oor as necessary to permit access to services or equipment which require it, or where required by authorities having jurisdiction or the Landlord (i.e. access panels required to permit ! lter changes on HVAC units).

5.2.14 SPRINKLERS

• The sprinkler system must be hydrostatically tested in accordance with National Fire Protection Association Standard No. 13 (latest edition). The test should be witnessed by the Operations Manager and a copy of the test report provided to same. All sprinkler work is to be performed by the Landlord’s contractor at the Tenant’s expense.

• Installation and/or relocation of sprinkler system and heads must be co-coordinated with the Operations Manager/or Security Supervisor upon 24 hours written notice. (Fee: Advance = $150.00+GST; 2nd drain down = $75.00+GST).

5.2.15 FIRE SUPPRESSION SYSTEM

• For any ! re protection (i.e. sprinkler coverage on exhaust hood), it shall be the Tenant’s responsibility to ensure proper connection to the Landlord’s termination point at the Landlord’s discretion.

5.2.16 HAZARDOUS SUBSTANCES

• It is the responsibility of the Tenant and the Tenant’s contractor, when preparing for, and proceeding with, construction in the premises, to comply with all requirements of all applicable laws concerning hazardous substances. The Tenant shall not permit the installation of any hazardous substances in any component of the premises during its tenancy.

• The use of any materials emitting a strong vapour odour, is not permitted during mall hours.

RIGHT TO KNOW REQUIREMENTS:

• All contractors are required to submit a list of all paints, glues, strippers, varnishes, lubricants and/or any other material that is classi! ed as “hazardous” that will be used in the building/remodelling of the space. Additionally, all contractors must provide a Material Safety Data Sheets (MSDS) for each hazardous product. The MSDS information must be received at Markville Shopping Centre prior to any start of construction. If unable to obtain an MSDS on a particular product or if there are any questions regarding the Right to Know requirements, please contact the Landlord’s representative.


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955.2.17 FLAMMABLE MATERIALS

• The use of gasoline motors, oxy-cutting equipment, acetylene, propane, etc. is prohibited. Special situations will require a “hot work permit” from the Operations Manager. Only with this “hot work permit” will usage of these " ammable materials be granted.

5.2.18 AIR BALANCING REPORTS

• Tenants and/or their contractors must supply an air balancing report to the Landlord upon completion of the leasehold improvement. This report must include both measured and engineered air " ow amounts.

5.2.19 FAILURE TO COMPLY

• Failure to comply with the above rules and regulations will result in the Landlord issuing a stop work order wherein all work on the premises must cease until compliance is achieved.


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5 . 3 H O A R D I N G & E N C L O S U R E O F P R E M I S E S

• Recyclable construction hoarding (enclosure the premise) will be installed and removed by SMART MODULAR HOARDINGS on behalf of the Landlord prior to the commencement and after the completion of any construction, at the Tenants expense.

• Hoarding will be built to the height of the underside of the premises bulkhead. Doors will not be permitted to swing in the hoarding unless there is no other means of access to the premises. Where doors are permitted, they must swing into the premises. Polyethylene must be dropped over the storefront to control dust. Hoarding and/or polyethylene may not be fastened to the Landlord’s bulkhead or demising cap.

• Removal of the dust-tight partition shall be made at the direction of mall management, and shall be carried out during non operating hours. The barricade shall remain until the store is ready to open for business; such determination is to be made by the mall management. The surfaces marked or damaged by the dust partition installation and subsequent removal, shall be restored to their original condition. In the event the contractor fails to perform the above speci! ed work deemed necessary by the Landlord, the Landlord shall complete such work at the Tenant’s expense.

• Dust protection will be provided to the individual stores adjacent to the work being performed. The contractor’s liability for dust and dirt intrusion into adjoining space is not negated by this action. Prudent care must be taken to ensure that no merchandise is damaged.

• During construction and/or demolition, care must be taken by the Tenant and its contractor to maintain existing ! re walls, ! re proo! ng and ! re dampers in ductwork, notwithstanding any other work that may a' ect the ! re rating requirements of authorities having jurisdiction. If any damage to the ! re rating, the Landlord may require the Tenant to perform the necessary repairs at the Tenant’s expense.

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5 . 3 H O A R D I N G & E N C L O S U R E O F P R E M I S E S c o n t i n u e d

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5 . 4 H E A LT H & S A F E T Y

All contractors must use personal protective equipment and proper signage warnings posted at designated areas visible to public. All contractors are prohibited to exit from door entrances surrounding the property during any abatement removal (ACM) and at restricted times speci! ed by the Landlord’s Representative and/or Security and Life Safety personnel (if applicable).

5.4.1 WORKPLACE SAFETY & INSURANCE BOARD (WSIB)

• Tenants’ contractors must be prepared to furnish written evidence of good standing with the Workplace Safety & Insurance Board of Ontario.

• The Tenant will remain responsible for the compliance by all employed contractors and subcontractors with the provisions of the WSIB, and must provide appropriate certi! cation to that e' ect, prior to the commencement of any Tenant work in the premises.

5.4.2 UNION LABOUR

• The Tenant must employ contractors whose union a# liation is compatible with that of the Landlord’s contractors, and all subcontractors and personnel required to carry out work on site must also have compatible union a# liation. The Tenant will be held fully responsible for the costs and other damages, which may result from its contractors’ failure to comply with this requirement.

5.4.3 HEALTH & SAFETY AWARENESS

• All contractors must use personal protective equipment and proper signage warnings posted at designated areas visible to public. All contractors are prohibited to exit at door entrances surrounding the property during any abatement removal (ACM) and at restricted times speci! ed by the Landlord’s Representative and/or Security and Life Safety personnel (if applicable).

5.4.4 CONSTRUCTION SAFETY

• The Tenant and all of its contractors, agents and employees are required to abide by the requirements of the Occupational Health and Safety Act. It is the Tenant’s responsibility to ensure that its contractors comply with the requirements of the bylaws of the Province of Ontario. Any additional safety regulations, which may be imposed by an authorized representative of the Landlord, must also be followed, immediately and fully. Should failure to comply result in any liability for the Landlord, the Tenant will be held fully responsible for all costs and any other responsibilities arising there from.

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995.4.5 EMERGENCY CONTACT

• Tenant must provide the Landlord’s Representative with the name and telephone number of the party to be contacted in case of an emergency having to do with the Premises.

5.5.1 INSURANCE

Contractors must provide evidence of having suitable insurance (on the Landlord’s standard form) prior to commencing work. This insurance must entail the following:

• Five million ($5,000,000) in Commercial Liability Coverage

• Each of these entities listed must be named as Additional Insured:

• The Cadillac Fairview Corporation Limited

• Ontrea Inc.

• CF Realty Holdings Inc.

• Markville Shopping Centre Inc.

• The Canada Trust Company, Trustee for the Bondholders c/o Compushare Trust

5.5.2 BUILDING PERMITS

• The required permits must be posted within the leased premises for inspection by municipal authorities and/or the Landlord’s representative.

• Please note: building permits may take up to four weeks for approval.

• All sprinkler and plumbing drawings must be approved by:

Aon Reed Stenhouse Inc. 20 Bay Street, 20th Floor Toronto, Ontario, M59 2N9 Tel: (416) 868-5507 Attention: Je' Lancaster Email: je' [email protected] Website: www.aon.ca

• Please contact your local ! re department for ! nal sprinkler inspections.

• The sprinkler and plumbing approvals are to be obtained over and above the building permits.

5 . 5 I N S U R A N C E & B U I L D I N G P E R M I T S

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5 . 6 C O N S T R U C T I O N D E P O S I T S

CONSTRUCTION DEPOSIT

• All contractors must provide a construction deposit and sign an “Acknowledgement Letter” according to the Cadillac Fairview’s policy guidelines, and this deposit may be applied to any ! nes or work related to Tenant premise or property construction.

• The deposit will be provided prior to construction in the form of a certi! ed cheque, made out to the Landlord.

• The contact must be an authorized representative of the contract company. If a ! ne is to be applied, an invoice will be issued which will describe the ! ne and amount applied per the policy guidelines. This can be issued during or following the post construction inspection.

The following deposit applies:

• All Projects $5000

• Upon inspection by the Landlord, all, some or none of the deposit will be returned within 45 days, depending on the timing of any and all repairs, to make good by the contractor or the Landlord.

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101VIOLATIONS & FINES

1. Causing a ! re. $4000

2. Open ! re work without a hot work permit and 10 lb. extinguisher. $1500

3. Deliberate disconnection of the ! re system without authorization. $1000

4. Activation of ! re alarms. $500

5. Leaving the building, while ! re alarm system is isolated. $500

6. Obstruction of any ! re equipment (pull stations, hose stations, sprinkler heads, and smoke heads). $500

7. All combustible gas cylinders, when not in use, must be properly secured by a metal chain, to prevent $500 tipping or falling over.

8. Storage of combustibles in service areas. $100

9. Unsafe build-up of garbage. $250

10. Wedging open or obstructing any stairwell/! re door or obstructing any means of egress. $250

11. Smoking within the property. $100

12. Storage of equipment and tools in service areas and rooms without written permission. $100

13. Improper dust control of entrance and exit areas. $250

14. Unauthorized use of passenger elevators by contractors. $100

15. Welding, sawing and /or cutting in shipping and receiving area. $100

16. Any damage to property, caused by contractor, repaired by owner. Actual Repair + 15%

• The above-mentioned is a general list of ! nes and violations. The Landlord is not restricted to just these ! nes. Any actions that are in contravention of the National Fire Code, Provincial Fire and Building Codes, Life Safety Code, Provincial Health and Safety or any other applicable legislation or regulations as determined by the Landlord may result in ! ne of $10,000 to $100,000. All # nes will be at the discretion of the Landlord.

5 . 7 C O N S T R U C T I O N V I O L A T I O N S & F I N E S

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102

5 . 8 C O N S T R U C T I O N C O M P L E T I O N

The Tenant is required under the terms of its leasing documentation to complete the leasehold improvements in a good and workmanlike manner. Upon satisfactory completion of construction and/or any de! ciencies, an approval letter will be forwarded with your de! ciency deposit.

In addition to the above, the following documentation must be submitted to the Landlord:

• Copy of the Air Balancing Report

• Electronic copy of the as-built drawings

• Notarized Statutory Declaration Form (copy of our standard enclosed)

• Fire Alarm Veri! cation Report

• Permit Closeout Letter from City of Markham

S E C T I O N 6 . 0

S u b m i s s i o n G u i d e l i n e s

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105• All renovations and new construction intended to be performed by the Tenant or its contractors must be completely and accurately detailed in working drawings, prepared by a quali! ed interior designer or a registered architect, whose selection has been approved by the Landlord and submitted to the Landlord a minimum of one month prior to possession.

• The Landlord will supply to the Tenant outline plans, if available, for the designer's information and use. These plans will be in the form of the mall's base building drawings or working drawings provided by the Tenant that previously occupied the premises.

• It is to be clearly understood that the Landlord does not in any way guarantee the accuracy of the information contained in such drawings. The Tenant remains responsible for ensuring that the conditions on site are re" ected in the Tenant's drawings.

• All Tenant drawings must be submitted to the Landlord for approval. The Landlord's approval must be given in writing, by means of the Landlord's signature of approval on the Tenant's drawings, prior to the commencement of any construction within the premises.

• Tenants must submit drawings for approval in accordance with the scheduling stipulated by the leasing documentation and/or the drawings due date given by the Landlord. Should the Premises be incomplete at the time drawings are required to be submitted, the Tenant must base its drawings on available information, including outline drawings provided by the Landlord, and must con! rm the accuracy of its drawings when the Landlord's work has been completed.

• Any delay by the Tenant in providing such information may a$ ect the possession date, but shall not a$ ect the Term commencement date.

• Please note that the design criteria supersedes all notations on reviewed drawings. The Tenant and its designer are obligated to conform to the set design criteria.

• All drawings and samples must be submitted with a properly noted transmittal and/or letter. Information on transmittal/ letter to include but not limited to the following:

• Contact information (designer, architect, etc.) full name (initials will not su! ce), company name, company address, phone number and/or email address

• Reviewed drawings to be returned to (if di$ erent from above): full name, company name, company address, phone number and/or email Address

BRIEF SUBMISSION OUTLINE:

• Preliminary Architectural Drawings (2 sets) sent to the Tenant Coordinator

• Final architectural drawings (2 sets) sent to the Tenant Coordinator. Material sample board must accompany the architectural drawing submission for # nal approval.

• Sign shop drawings (2 sets) sent to the Tenant Coordinator.

• Mechanical and electrical drawings (3 sets) sent directly to the Landlord’s Representative at the property.

6 . 0 G E N E R A L G U I D E L I N E S

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106 A preliminary drawing submission by the Tenant is recommended as a part of the drawings approval process. The purpose of a preliminary submission is to provide the Landlord with an opportunity to comment on the proposed design concept at an appropriate time, so that the Landlord's requirements can be incorporated into the Tenant's ! nal working drawings and site conditions that need to be addressed, are done so in a timely manner. Please feel free to contact the Tenant Coordinator should you have any questions regarding the submission guidelines, design criteria etc.

The preliminary submission should be labeled "Preliminary Set" can be emailed as a .pdf format or two sets of prints that include but are not limited to the following:

• An outline plan of the store, at a suitable scale and paper size (no less than an 11”x17”), showing the general merchandising layout.

• A fully dimensioned demolition plan, " oor plan, re" ected ceiling plan, storefront and interior elevations, and sections through the storefront, at a suitable scale su# cient to allow understanding of design details, and including de! nitive sign information

• A complete material sample board, which displays fully and accurately all ! nish materials and colours to be used, keyed to the drawings.

• A colour rendering of the storefront or other store photos of similar concepts.

Note: Preliminary approval is for concept only. Final submission is required for commencement of construction or the manufacturing/ordering of materials, store # xtures and signage.

6 . 1 P R E L I M I N A R Y S U B M I S S I O N

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107

6 . 2 A R C H I T E C T U R A L D R A W I N G S U B M I S S I O N

The Tenants architectural drawings are to include all of the following: (please note that following drawings are subject to an architectural review Fee of $500.00)

• Demolition plan of existing interior partitions and ! xtures where applicable

• Floor plans showing dimensions related to lease lines and centre lines of demising partitions, storefront con! gurations, general merchandising and ! xture layout, and " ooring material throughout the premises.

• Grille closure details: full speci! cations and drawings are required including locking device details.

• Re" ected ceiling plans showing ceiling materials, locations and types in legend format of all light ! xtures, location of all special electrical equipment, and location of mechanical di' users and return air grilles; location of access panels. Lighting speci! cations, including category numbers, wattage levels and lamp types, are also a requirement.

• Storefront and interior elevations, storefront cross-sections, and related details.

• Signage details showing elevation and section, size and dimensioned location at storefront, colours and materials, mounting and lighting details. Sign shop drawings must also be submitted from the sign manufacturer for ! nal Landlord approval.

• Material, illumination and construction speci! cations

• Colour picture and/or a rendering of the storefront with new signage

• If an existing sign to be replaced, a picture and/or rendering of the existing storefront is to be submitted along with a superimposed picture of the new storefront signage

• Speci! cation and identi! cation of all materials and interior ! nish schedule.

• A complete material sample board, which displays fully and accurately all ! nish materials and colours to be used, keyed to the drawings. The sample board should clearly and accurately identify the major ! nishes to be used in the store. (Submission of sample board is mandatory; ! nal drawing approval will not be given without it.)

Note: Please anticipate changes to drawing submission. If su! cient changes are required, the Tenant Coordinator will require the drawings be resubmitted for # nal approval.

“Approved” drawings will be stamped by the Tenant Coordinator. An example of this stamp looks like this:

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108 • Material sample board, fully and accurately displaying all ! nish materials and colours to be used (keyed to the drawings), is required for the ! nal submission. Architectural drawings will be not approved without a material sample board.

• Samples are to be mounted onto a mount board - loose samples are not permitted.

• The sample board should clearly and accurately identify the major ! nishes to be used in the store. (Submission of sample board is mandatory)

• Scanned photos or digital images of materials and samples will not be accepted for ! nal submission.

• Samples that are mailed to the Tenant Coordinator, must to be packaged and shipped properly to avoid broken items.

6 . 3 S A M P L E B O A R D

UNACCEPTABLE SAMPLE BOARD SUBMISSION

ACCEPTABLE SAMPLE BOARD SUBMISSION

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109Tenant’s mechanical and electrical drawings are to include all of the following:

• Detailed ductwork and di' user layout and proposed location of thermostat(s).

• Complete heat gain/loss calculations.

• Details and location of any required roof opening and related roof-mounted equipment.

• Sprinkler layout showing pipes, size and head location.

• Plumbing layout indicating speci! cations for ! xtures, hot water tank, drains and other equipment and materials.

• Single line riser diagram, electrical load summary on the basis of watts per square foot showing connected and demand loads, and electrical panel schematics.

• Location of all electrical equipment and light ! xtures, including night, emergency and exit lights. Specify size, wattage, type and mounting.

• Should plan reviews be required by the Landlord's consultants for mechanical and electrical and structural system, the resulting fees incurred by the Landlord will be a recharge to the Tenant, plus 15% administration fees, as per our standard lease agreement.

• Engineer drawings and site inspection fees can vary from each project up to a cost of $800.00 for Tenants under 2500 square feet. Engineering drawings review fees are waived if the Tenant uses the Landlord’s consultants.

• Review fees for a typical tenant:

• Electrical $300

• Mechanical $300

• Structural - Dependent upon complexity of structural work.

• ***Fees varies on the complexity of review.

Note: Mechanical and electrical drawings are reviewed by the Landlord’s consultants and therefore any inquiries should be directed to the Landlord’s Representative.

6 . 4 M E C H A N I C A L A N D E L E C T R I C A L D R A W I N G S

S E C T I O N 7 . 0

C a d i l l a c F a i r v i e w

“ G r e e n ” D e s i g n

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113INTENT

• Increase water e# ciency in order to reduce the demand on municipal systems and local watersheds.

BACKGROUND

• Canadians use, on average, 390 litres of water per day. This is about twice as much as the average European. Conservation of water prevents excess withdrawal of water from rivers, lakes and other water bodies, and reduces the energy use and chemical inputs at water treatment facilities. Water use reduction at the building level helps to reduce utility bills, and lowers the operating costs at the municipal level.

RELEVANCE TO TENANT

Tenants wishing to install additional washroom ! xtures as part of their leasehold improvements must adhere to the maximum " ow-rates established by the base building:

• Toilets - Dual-" ush - 6/4.2LPF

• Urinals - 1.9 LPF

• Lavatory Faucets - 1.9 LPM

• Kitchenette faucets - 8.7 LPM

TENANT DESIGN STRATEGIES

• Ideally, kitchenette faucets should target a " ow rate of between 3.8 Litres per minute (LPM) and 5.7 LPM. If a suitable kitchen faucets with lower " ow rate is not available, after-market aerators can be installed to achieve the speci! ed " ow rate.

RESOURCE MATERIAL

• City of Toronto - Water E# ciency Plan (http://www.toronto.ca/watere' /plan.htm)

7 . 1 W A T E R U S E R E D U C T I O N

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114 PRODUCTS/SUPPLIERS:

Various aerators are available from major manufacturers including:

• Zurn (www.zurn.com): Aquaspec G62620, Commercial Brass P6900-20F

• Chronomite Laboratories Inc (www.omni" owcontrols.com): L200 or L400 series products

• Niagara Conservation (www.niagaraconservation.com): N3205

• Sustainable Solutions (www.sustainablesolutions.com): SS050, LA0895

COSTING INFORMATION

• Selecting a low-" ush option on a typical plumbing ! xture will not add additional cost After market aerators will typically add between $5 and $40 to the intended ! xture assembly.

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115INTENT

• To achieve increased levels of energy performance to reduce environmental impacts associated with excessive energy use and production.

BACKGROUND

• Energy and power production create staggering amounts of pollution, including carbon dioxide, sulphur dioxide and mercury. Canada is among the highest per-capita energy users in the world. As a result, the average amount of CO2 emitted for every kilowatt hour of electricity used in Canada is 0.23 kgs.

• Minimizing energy use reduces the demand on local production facilities, which in turn decelerates the growth rate of expensive and destructive power generating infrastructure. As energy prices continue to rise, providing energy e# cient buildings will become more and more necessary to prevent rolling brownouts and energy shortages.


• Tenants can further improve the overall energy e# ciency of their premises by further reducing the overall LPD of their space and by installing equipment and ! xtures that use less energy than typical products:

Lighting

• Lighting is the primary contributor to energy costs and can be reduced easily by a thoughtful lighting design that minimize both the number of ! xtures and the amount of light provided by each ! xture.

Equipment

• Computers and technological equipment account for a large portion of a Tenant’s energy costs. Specifying Energy Star® compliant printers, monitors, and copying machines will reduce utility costs.

Appliances

• Tenant spaces can also reduce energy consumption by specifying Energy Star® appliances such as dishwashers and refrigerators. Energy Star appliances typically consume 15% - 40% less energy than federal standards and conventional products. Energy Star® dishwashers also require less water, reducing potable water consumption.

7 . 2 M A X I M I Z I N G E N E R G Y P E R F O R M A N C E

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116 RESOURCE MATERIAL

• Energy Star (United States) (www.energystar.gov)

• Energy Star (Canada) (http://oee.nrcan.gc.ca/energystar/english/consumers/index.cfm)

• Natural Resources Canada (http://oee.rncan.gc.ca/commercial/equipment/index.cfm?attr=24)

PRODUCTS/SUPPLIERS

• Products can be found on the web sites noted above.

COSTING INFORMATION

• While some energy e# cient ! xtures and equipment may result in a slight cost increase, the savings accrued throughout the product’s lifetime will more than recover those costs.

• Most energy e# cient equipment has provided a pay back of 5 years or less.

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117

7 . 3 C O N S T R U C T I O N W A S T E M A N A G E M E N T

INTENT

• Prevent disposal of waste construction materials through reduction of resources, reuse of materials and consideration of recycling programs.

BACKGROUND

• Less than 25% of North American construction waste debris is recycled. Recycling and reusing materials reduces the demand for virgin resources by the manufacturing industry. The associated energy consumption and transportation are also reduced, resulting in lower emissions and a reduced rate of resource depletion.


To develop a construction waste management (CWM) Plan, that aims to identify potential opportunities for waste diversion. At a minimum, the CWM plan must include the following:

• A designated area for the separation and collection of recyclable and salvageable materials.

• The education of the construction managers and subcontractors of the LEED requirements

• Targeting products that minimize disposable packaging in order to reduce the amount of waste packaging associated with the transportation of materials to the site.

• A tracking system (including waybills) that monitors and provides feedback on the amount of materials diverted from land! ll.

RESOURCE MATERIAL

• Recycle Xchange www.recyclexchange.com

• Canadian Association of Recycling Industries www.cari-acir.org

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118 RECEIVING FACILITIES

Below is a list of receiving facilities in the GTA that accept various construction materials

• New West Gypsum (Oakville) (www.nwgypsum.com/english) accepts drywall

• Paper Fibres Inc (Mississauga) (www.paper! bresinc.com) accepts paper and cardboard

• G Solway & Sons (Toronto) (416.531.1131) accepts scrap metals

• Interface Carpet (Belleville) (www.interface" ooring.com) accept all makes of carpet through their “ReEntry” program

COSTING INFORMATION

• In some instances, contractors pay reduced tipping fee for depositing construction waste at recycling facilities. However, there is a labour cost involved in sorting materials on site and shipping them to several additional receiving facilities other than just the land! ll.

• Some waste management ! rms o' er to sort construction waste o' -site and provide an estimated break-down of the materials sent for recycling. This strategy often results in a lower waste diversion rate, is di# cult to enforce and may carry a premium over on-site sorting of construction waste.

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119INTENT

• Increase the demand for building products that contain material with recycled content, therefore reducing negative impacts of extraction and processing of virgin materials.

BACKGROUND

• The amount of energy saved from using one ton of recycled aluminum instead of new materials can be used to power the average home for about two years. Incorporating recycled content into popular consumable products reduces waste, energy costs and the use of land devoted to the extraction of virgin materials. Companies are now using recycled content in a variety of products, diverting materials such as gypsum, metals, wood and glass from land! ll disposal.

RELEVANCE TO TENANT

• At a minimum, tenants must use gypsum board, steel studs, carpet and ceiling tile that contain recycled content.


Strategies to maximize the use of recycled materials include:

• Research products thoroughly, to ensure that those containing recycled content are just as durable and useful as those originally speci! ed.

• Give preference to post-consumer rather than post-industrial recycled content.

• Request literature from the manufacturer prior to ordering to verify the recycled content of each product.

• Keep track of all materials used on site to ensure that environmental targets are being met

RESOURCE MATERIAL

• United States Environmental Protection Agency recycled content product recommendations (www.epa.gov/cpg/products.htm)

COSTING INFORMATION

• Products with recycled content are often competitive with similar products made from virgin materials. Products such as gypsum board and ceiling tiles have negligible if any cost premium, while carpeting and tile products may carry a small premium.

7 . 4 R E C Y C L E D C O N T E N T

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120

7 . 5 R E G I O N A L M A T E R I A L S

INTENT

• Increase demand for building materials and products that are extracted and manufactured within the region. This supports the use of indigenous resources and reduces the negative e' ects associated with the transportation of goods.

BACKGROUND

• The transportation sector is the fastest-growing source of the world’s carbon emissions. Road tra# c, which accounted for 58 percent of worldwide transportation carbon emissions in 1990, claimed 73 percent in 1997. Pollutant emissions negatively a' ect air and water quality. Purchasing local materials improves the local economy, promoting the community and quality of life.

RELEVANCE TO TENANT

• At a minimum, tenants are encouraged to use gypsum board, and steel studs that are manufactured and extracted within 800km of the city construction is set to take place.

DESIGN STRATEGIES

• Designers should attempt to use (at a minimum of ) 10% of building materials and products for which at least 80% of the mass is extracted, processed and manufactured within 800km of the site if shipped by road, or 2400km if shipped by rail or water.

• Contact the suppliers of products, giving preference to products manufactured and extracted within the desired radius. This information is often available in product literature such as technical data sheets or brochures. In addition to gypsum board and steel studs, other products to target include :

• panel products

• composite wood materials: MDF, particle board

• carpeting

• ceiling tile

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121PRODUCTS/SUPPLIERS

• There are many sources for regional materials within 800km of the project site. Please note that not all products are available from each manufacturing location. Contact the manufacturer for complete details. Often, a speci! c plant may need to be speci! ed to guarantee the regional content. Extraction location is not provided, and must be investigated by the Tenant’s design team.

COSTING INFORMATION

• Not all interior building products are readily available within 800km of a construction site. As such, there may be a nominal premium associated with selecting regional materials. However, selecting regional materials may reduce the overall cost of materials, as transportation fees are likely to be signi! cantly less than those linked to materials shipped from distant locales.

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122

7 . 6 R A P I D L Y R E N E W A B L E R E S O U R C E S

INTENT

• Reduce the use and depletion of ! nite raw materials and long-cycle renewable materials by replacing them with rapidly renewable materials.

BACKGROUND

• Most natural resources are consumed at a rate that exceeds their ability to replenish themselves. Examples include most wood products, plastics and other oil-based products (fossil fuels), and metals. The use of renewable materials such as bamboo, cork, and agricultural by-products avoids the depletion of these valuable resources; it also reduces habitat destruction and land development associated with material processing. Controlled bamboo forests produce as much " ooring in 5 years as a hardwood forests can produce in 40 years. Renewable materials also result in biodegradable materials.

DESIGN STRATEGIES

• Materials that can be replaced by renewable products include partitions, furniture, " ooring, wall coverings and panel products Review all store and ! nish schedules and consider the use of renewable materials to replace those typically speci! ed. Indoor air quality should also be considered when selecting a product. Associated sealants, adhesives, coatings and paints should be investigated to ensure they meet low volatile organic content (VOC) limits.

RESOURCE MATERIAL

• Building Green (www.buildinggreen.com)

PRODUCTS/SUPPLIERS

Cork Flooring

• Amorim Flooring North America (www.wicanders.com)

• Dodge-Regupol Incorporated (www.regupol.com)

Linoleum " ooring

• Forbo (www.forbo" ooringNA.com)

• Tarkett (www.tarkett.com)

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123Bamboo Flooring

• Bamboo Mountain (www.bamboomountain.com) – UF Free

• Constantine (www.constantine-carpet.com) – UF free

Wall Finishes

• MOSO International NA (www.moso.com)

• Teragran (www.teragran.com)

• Design Materials Inc. (www.dmikc.com)

Straw core structural insulated panels

• Agriboard (www.agriboard.com)

Straw interior partition panels

• Durra Building Systems (www.durra.com)

Wheatboard

• Dakota Burl and Bio! bre by Environ Biocomposites (www.environbiocomposites.com)

• Primeboard (www.primeboard.com)

COSTING INFORMATION

• Since renewable materials harvest faster than typical building materials, less land is required for similar production outputs; lower land costs result in consumer savings. Additionally, the energy required to process organic materials is lower than that required to process minerals and metals, resulting in reduced emissions and utility bills. Again, this results in a reduction of cost to the end user. The following outlines the relative costs of various renewable materials. In general, as demand for these products grows, cost to the consumer will decrease:

• Cork: There is a price increase associated with cork, but the products is very durable, and contains a high percentage of renewable content.

• Linoleum: These products are relatively inexpensive, but may contain a lower percentage of renewable content than other quali! ed products.

• Bamboo: Like cork, bamboo carries a premium, but it is highly durable. As bamboo becomes more popular, competitive pricing will follow.

• Wheatboard/Straw: Products made from agricultural by products may carry a premium and are dependant on market conditions.

7 . 6 R A P I D L Y R E N E W A B L E R E S O U R C E S c o n t i n u e d

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124 INTENT

• Promote sustainable forestry management practices by specifying Forest Stewardship Council (FSC) approved wood products.

BACKGROUND

• The Forest Stewardship Council was created in 1993, and aims to promote forest sustainability, as demonstrated by their mission statement:

• “The Forest Stewardship Council shall promote environmentally appropriate, socially bene! cial, and economically viable management of the world’s forests.”

• Forests cover 45% of the land mass in Canada, o' ering habitat to almost 2/3 of Canada’s biodiversity. Sustainable forest management reduces negative impact on these habitats and promotes the use of wood as a renewable resource. While other sustainable forest management systems exists (Sustainable Forestry Initiative SFI, CSA Sustainable Forest Management CSA-SFM), LEED only recognizes the FSC.

• FSC Chain of Custody certi! cation is not expensive, and as the demand for FSC certi! ed wood increases, companies involved in wood based products may lose market share if they fail to obtain FSC certi! cation. LEED requirement: Of all wood based products, 50% must be FSC certi! ed. In order to be FSC certi! ed, each processor, manufacturer and distributor of the product must have chain-of-custody certi! cation.

DESIGN STRATEGIES

• Interior spaces can contain many wood based products, and Tenant’s designers should be careful to review all proposed products when considering this credit. Some of the most likely wood based products used in tenant ! t-up are: solid wood doors, paneling products, ! nishes (including " ooring), furniture or carpentry.

RELEVANCE TO TENANT

• Tenants are encouraged to use FSC certi! ed wood for wood based products. Locating FSC certi! ed companies can be di# cult depending on the item desired. Also consider the following when specifying FSC certi! ed products:

• Contact the product supplier to ! nd out if they have FSC chain-of-custody certi! cation. If they do not, consider other manufacturers/distributors.

• Be careful to ensure that FSC certi! ed products do not contain urea formaldehyde (UF), in accordance with credit EQc4.4.

7 . 7 C E R T I F I E D W O O D

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125RESOURCE MATERIAL

• Forest Stewardship Council of Canada (www.fsccanada.org)

• SmartWood (www.smartwood.org) quali! ed third-party certi! er for the FSC

PRODUCTS/SUPPLIERS

Wood Doors

• Specify doors with a “stave” core. The core is the largest wood component in a door, and ensuring it is FSC certi! ed is a big step toward credit compliance. Doors by the following manufacturers can be speci! ed with FSC content:

• Baillargeon (www.baillargeondoors.com)

• Algoma (www.algomahardwoods.com)

• Mohawk (www.mohawkdoors.com)

Flooring

• FSC " ooring products are available from a variety of companies, including:

• EcoLumber Co-op (www.ecolumber.ca/" ooring.htm)

• PG Hardwood Flooring (www.pgmodel.com)

• Groleau Flooring (www.groleauinc.com)

Paneling

• Panel products include plywood, particleboard and other sheet products by:

• ProPly Ltd. (www.proply.com)

• Wonderosa (www.wonderosa.com)

• Purekor by Panel Source (www.panelsource.net)

COSTING INFORMATION

• Currently, FSC compliant manufacturers and suppliers are not readily available. However, as the demand for FSC products increases, costs will decrease. Currently, FSC certi! ed products can carry a 10% - 30% premium over wood based products that are forested using conventional methods.

7 . 7 C E R T I F I E D W O O D c o n t i n u e d

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126 INTENT

• Improve indoor air quality by selecting adhesives, sealants, paints and coatings that contain low or zero Volatile Organic Compounds (VOCs).

BACKGROUND

• Ground level ozone is created when VOCs react with sunlight and nitrogen. Ozone, when inhaled, damages the lung tissue reducing lung function and sensitizing the lung to other irritants. VOC exposure can result in a reduction of occupant health and productivity. Even low levels of VOCs can have adverse e' ects on human health if subject to prolonged exposure. Healthy occupants are more productive and are less prone to illness related absenteeism.

• Adhesives, sealants, paints and coatings are considered to be one of the top 5 hazards to human health. These ! nishes release low level toxic emissions into the air for years after application. The source of these toxins is a variety of VOC’s which, until recently, were essential to the performance of the paint.


• Bene! ts to using low VOC paints and ! nishes includes: reduced toxins bene! t everyone; reduces land! ll, groundwater and ozone depleting contaminants; low-VOC products perform well in terms of coverage, scrubability and hideability (covering " aws on previous coats); easy cleanup with soap and warm water; have low odor during application; no odor once cured and no o' -gassing. Painted areas can be occupied sooner, with no odor complaints and are not deemed hazardous waste therefore cleanup and disposal are greatly simpli! ed.

RELEVANCE TO TENANT

• Tenants are required to use low-emitting adhesives, sealants paints and coatings during tenant ! t-up.

• Material Safety Data Sheets (MSDS) or other manufacturers literature stating VOC contents of adhesives, sealants paints and coatings must be submitted for Landlord Review.

DESIGN STRATEGIES

• VOC information for a given product can be found in a variety of places, including technical data sheets, material safety data sheets and other manufacturer literature; the most likely of these materials is the MSDS. Green Seal approved products will bear the Green Seal Certi! cation Mark.

7 . 8 L O W E M I T T I N G M A T E R I A L S : A d h e s i v e s , S e a l a n t s , P a i n t s , C o a t i n g s

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127• For Canadian MSDS VOC information is usually found in Section 9: “Physical and Chemical Properties”. For American MSDS VOC content is often provided under Section 3: “Physical Data”.

• The Green Seal Standards and SCAQMD limits are subject to change, and become more stringent as product technology develops, and the need for low VOC products increases. Make sure that the VOC limits you are striving for are the most recent provided by Green Seal and the South Coast Air Quality Management (SCAQMD).

• Ensure that low or zero VOC products have adequate properties for the given application.

• NOTE: Some essential building materials may not have a low VOC option. In this case, the product with the lowest VOC content should be chosen.

PRODUCTS/SUPPLIERS

Most manufactures o' er low or zero VOC products including:

• General Paint (www.generalpaint.com)

• Z-coat series Pittsburgh Paint (www.ppg.com/ppgaf/landing.htm)

• Pure Performance 9-100 series Speedhide ICI (www.iciduluxpaints.com)

• Lifemaster 200 series Benjamin Moore (www.benjaminmoore.ca) EcoSpec series

RESOURCE MATERIAL

• Green Seal Standard GS-11: (www.greenseal.org/certi! cation/standards/paints.cfm)

• Green Seal Standard GS-03: (www.greenseal.org/certi! cation/standards/anticorrosivepaints. cfm)

• South Coast Air Quality Management District (SCAQMD) Rule #1113: (http://www.aqmd.gov/rules/reg/reg11/r1113.pdf )

COSTING INFORMATION

• Low or zero VOC products are readily available with no cost premium. The market for low-emitting materials is growing, and consequently products are o' ered at prices that are competitive (sometimes less expensive) with conventional building products.

7 . 8 L O W E M I T T I N G M A T E R I A L S : A d h e s i v e s , S e a l a n t s , P a i n t s , C o a t i n g s c o n t i n u e d

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7 . 8 L O W E M I T T I N G M A T E R I A L S : C a r p e t

INTENT

• Improve indoor air quality by choosing carpeting that contains less contaminants and pollutants than conventional broadloom products.

BACKGROUND

• Conventional carpeting may cause indoor air quality concerns to both Tenants and installers, including allergens, odours and Volatile Organic Compounds (VOCs). Indoor air quality is directly related to Tenant comfort and health, and as such should be a primary concern to those responsible for indoor ! nishes in commercial applications.

• The Carpet and Rug Institute (CRI) has developed a testing system that ensures that carpet products meet certain emission levels. A sample is tested quarterly by an independent laboratory using American Society for Testing Materials (ASTM) method D5116. Carpet products that meet the emission levels of the test are granted a “Green Label”. The CRI has also developed another program, called “Green Label Plus” for products that meet more stringent emission levels.

• Since the inception of the Green Label program in 1992, the industry has made substantial reductions in the levels of TVOCs (Total Volatile Organic Compounds), as well as reductions in 4-phenylcyclohexene (4-PC), the compound most associated with new carpet odour.

RELEVANCE TO TENANT

• Tenants are required to use low-emitting carpets for all carpeting installed as part of their leasehold improvements. Product cut sheets indicating CRI Green Label certi! cation must be provided at Landlord review.

RESOURCE MATERIAL

• All “Green Label” and “Green Label Plus” compliant products can be found on the Carpet and Rug Institute website:

• Green Label and Green Label Plus: (http://www.carpet-rug.org)

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7 . 8 L O W E M I T T I N G M A T E R I A L S : C a r p e t c o n t i n u e d

PRODUCTS/SUPPLIERS

• Interface Inc. (www.interfaceinc.com)

• All carpet manufactured in City of Industry, CA, LaGrange, GA and Belleville, Ontario meets this requirement

• Tandus (www.tandus.com) Includes Monterey, C&A and Crossley " ooring companies

• Shaw Industries (www.shaw" oors.com) Based in Dalton, Georgia

• Milliken (www.millikencarpet.com)

COSTING INFORMATION

• Some CRI Green Label or Green Label Plus compliant products carry a premium compared to traditional broadloom carpeting; however, increasing tenant and shopper comfort and reducing employee absenteeism will result in higher productivity levels.

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7 . 8 L O W E M I T T I N G M A T E R I A L S : C o m p o s i t e W o o d

INTENT

• Reduce the quantity of urea-formaldehyde, an odourous, potentially irritating and harmful contaminant that a' ects the comfort and well-being of installers and tenants.

BACKGROUND

• Formaldehyde is commonly used in building products such as resins and adhesives. There are two common forms of formaldehyde used in construction materials: phenol formaldehyde (PF) and urea formaldehyde (UF). The formaldehyde gas in these products is o' -gassed into the surrounding air, creating a variety of health issues.

• Urea formaldehyde is a carcinogenic compound that can also cause irritation and asthma in concentrated conditions. Phenyl formaldehyde is less destructive because it o' -gasses at a reduced rate compared to urea formaldehyde. Avoiding the use of both of these compounds is recommended to reduce employee health risks and improve indoor air quality.

RELEVANCE TO TENANT

• Tenants should make best e' orts to avoid wood based materials such as MDF, laminated assemblies or " ooring that contain added urea formaldehyde.

DESIGN STRATEGIES

• To investigate the adhesives and resins used in all wood-based materials, such as MDF, laminated assemblies, " ooring, etc. UF information may be provided in a variety of locations, including MSDS, technical data sheets and product literature. On occasion, the manufacturer may have to be contacted to verify the use of UF within the product assembly.

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7 . 8 L O W E M I T T I N G M A T E R I A L S : C o m p o s i t e W o o d c o n t i n u e d

PRODUCTS/SUPPLIERS

A variety of products can be found without added urea-formaldehyde or no UF at all. Some example manufacturers include:

• Environbiocomposites (http://environbiocomposites.com/leed.php)

• Columbia Forest Products (www.columbiaforestproducts.com)

• PrimeBoard Inc. (www.primeboard.com)

• SierraPine (www.sierrapine.com)

• Skyblend (www.skyblend.com

COSTING INFORMATION

• Many panel products are available with a UF-free option for a negligible if any increase in price. The bene! ts gained in tenant comfort and health will improve productivity, and likely recover any additional costs associated with purchasing materials without urea formaldehyde.

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