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Welcome To

Tenant Design Criteria Manual

2012

Devonshire Mall 3100 Howard Avenue Windsor, Ontario N8X

3Y8 (519) 966-3100

TABLE OF CONTENTS SECTION A – INTRODUCTION A1. PURPOSE OF THIS MANUAL 1 A2. OTHER REFERENCE MATERIALS 1 A3. TENANT COORDINATION 1 A4. DEFINITIONS 1 SECTION B – EXTRACTS FROM SCHEDULE“C” 2 SECTION C – TENANT DESIGN SUBMISSIONS 2 SECTION D - STORE DESIGN CRITERIA D1. 3 D2. INTERIOR STOREFRONTS 3 D3. EXTERIOR STOREFRONTS 4 D4. SIGNAGE 4 D5. WALL FINISHES 4 D6. FLOOR FINISHES 5 D7. CEILING 5 D8. LIGHTING 5 D9. FURNITURE AND DISPLAY FIXTURES 5 D10. NOISE CONTROL 5 D11. PLUMBING 5 D12. HVAC 6 D13. ELECTRICAL 6 D14. SPRINKLERS 6 D15. FOOD COURT TENANTS 6 D15.1 GENERAL ITEMS 6 D15.2 MECHANICAL ITEMS 7 D16. EXISTING CONDITIONS 7 D17. DRAWINGS VERSUS ‘AS BUILT’ 7 CONSTRUCTION SECTION E - CONSTRUCTION REGULATIONS E1. ON SITE START-UP 8 E2. PERMITS, FEES AND APPROVALS 8 E3. REVIEWED DRAWINGS 8 E4. WORKING HOURS 8 E5. BUILDING STRUCTURE 8 E6. DAMAGE TO PROPERTY 8 E7. TESTING 8 E8. ROOF WORK 8 E9. SAFETY REGULATIONS 8 E10. ACCESS TO LEASED PREMISES 8 E11. USE OF MALL FLOOR 8 E12. TENANT’S WORK BY LANDLORD 8 E13. GARBAGE REMOVAL 9 E14. INSURANCE AND SECURITY 9 E15. UTILITIES SERVICES 9 E16. EMERGENCY PHONE NUMBERS 9 E17. WORK FORCE 10 E18. HOARDING AND SIGNAGE 10 E19. NON-HOARDED WORK AREA 10 E20. PARKING 10 E21. RETAILING DURING RENOVATION 10 SECTION F – LIST OF COMMON AREA FINISHES F1. CINEMA WING 11

SECTION G - DRAWINGS G1. MASTER PLAN 12 G2. TYPE A: 13 GENERAL CONDITION, PLAN & ELEVATION G3. TYPE A: 14 GENERAL CONDITION, SECTION G4. TYPE A: EXAMPLE 15 G5. TYPE A: EXAMPLE 16 G6. TYPE A: EXAMPLE 17 G7. TYPE B: 18 GENERAL CONDITION, PLAN & ELEVATION G8. TYPE B: 19 GENERAL CONDITION, SECTION G9. TYPE C: 20 GENERAL CONDITION, PLAN & ELEVATION G10. TYPE C: 21 GENERAL CONDITION, SECTION G11. TYPE C: EXAMPLE 22 G12. TYPE C: EXAMPLE 23 G13. TYPE C: EXAMPLE 24 G14. TYPE D: 25 FOOD COURT CONDITION, PLAN & ELEVATION G15. TYPE D: 26 FOOD COURT, CONDITION, SECTION G16. TYPE E: 27 GENERAL CONDITION, PLAN & ELEVATION G17. TYPE F: 28 GENERAL CONDITION, PLAN & ELEVATION G18. TYPE G: 29 GENERAL CONDITION, PLAN & ELEVATION G19. TYPE H: 30 GENERAL CONDITION, PLAN & ELEVATION G20. TYPE H: 31 GENERAL CONDITION, PLAN G21. TYPE H: 32 GENERAL CONDITION, SECTION G22. TYPE I: 33 GENERAL CONDITION, PLAN G23. TYPE I: 34 GENERAL CONDITION, PLAN G24. TYPE A or C: DEMISING CAP DETAIL 35 G25. TYPE B: DEMISING CAP DETAIL 36 G26. TYPE E to I: 37 GENERAL CONDITION, SECTION G27. TYPE E to I: 38 GENERAL CONDITION, SECTION G28. TYPE E to I: 39 GENERAL CONDITION, DETAILS G29. TYPE E to I: 40 GENERAL CONDITION, DETAILS

Tenant Design Criteria Manual

Devonshire Mall

Tenant Design Criteria ManualDevonshire Mall

Page 1

SECTIONA‐INTRODUCTION

A1. PURPOSE OF THIS MANUAL:

This Manual is intended to provide Tenants, and their designers and construction forces, with information required for the design and construction of stores in an existing (i.e. Operating) shopping centre. It contains the Landlord’s criteria for store design, procedures for obtaining the required Landlord review or store designs, regulations which will cover construction procedures on the job site. The contents of this Manual will form the basis of the Landlord’s review of all tenant design and construction work performed at any time during the Tenant’s lease term.

A2. OTHER REFERENCE MATERIALS:

This Manual is to be read in conjunction with any drawings the Landlord may be able to provide showing the existing conditions at the premises, along with all Codes and regulations which have jurisdiction over the work. These include, but are not necessarily limited to, the edition of the Building Code currently in force, and all supplementary documents issued in conjunction with that Code.

Portions of the Landlord’s typical Schedule/Exhibit “C” for the project are included in this Manual. It is important for the Tenant to advise his forces of any alterations to Schedule/Exhibit “C”, agreed to by the Landlord at the time of lease negotiations, which affect the work of the Tenant’s forces. In case of discrepancy between the Manual and Schedule/Exhibit “C” as executed by the Tenant and the Landlord, Schedule/Exhibit “C” shall take precedence and shall apply.

A3. TENANT COORDINATION:

Questions, comments, and design submissions should be directed to the Landlord’s Tenant Coordinator assigned to this project:

Dante Parina Tenant Coordination Manager Ivanhoe Cambridge 95 Wellington Street West, Suite 300 Toronto, Ontario Canada M5J 2R2

Phone: (416) 369-1397 Fax: (416) 369-1283 Email: [email protected]

A4. DEFINITIONS:

"Area of the Premises" is bordered by the designated lease line at the Mall of the Shopping Centre, the centre line of walls demising other leased premises, and the exterior common area face of walls demising common area or exterior spaces. "Premises" for the purpose of the Tenant's on-going responsibility and other purposes is defined as the volumetric space of the Tenant's Premises contained by the floor slab to the underside of the roof deck/structure, from demising wall to demising wall and from lease line at the Mall of the Shopping Centre to the outside face of the rear wall of the Tenant's Premises "As is Condition" is the condition of the "Premises" after the Landlord has completed his work (if any) upon or affecting the premises and prior to any Tenant Work Commencing. "Finishing Period" is an allotment of time by the Landlord to the Tenant, as specified in the Offer to Lease, for the purpose of completing the "Premises" for their intended use. "Closure Line" is the line where the Tenant’s storefront meets the mall level floor when the store is closed as viewed from the mall. Typically it is the base of fixed glass, sliding doors or grilles. "Projecting (Pop-Out) Storefront" is an extension of the Tenant Storefront past a control line into a designated pop-out zone.


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SECTIONB–EXTRACTSFROMSCHEDULE“C”

B1. Design submissions must be in the form of at least two prints (2) and one (1) sepia of each drawing. One set of drawings, bearing the Landlord’s comments and review stamps, will be returned to the Tenant for his use. At least one copy of this reviewed set must be kept on site by the Tenant during construction for the reference of Landlord and Tenant forces.

See Schedule/Exhibit “C” for required due dates

for design submissions. Refer to section C of this Criteria for Tenant Design Submission requirements for final Landlord review.

B2. Where work by the Landlord is required to alter

the premises or services to the condition described in the Offer to Lease, the premises will be made available to the Tenant in an “as is” condition following completion of the specified Landlord’s work.

B3. The Landlord shall supply to the Tenant, if

available, a set of record drawings identifying the “as is” condition and existing services for the leased premises.

B4. It is the responsibility of the Tenant or his agent

to visit the site and familiarize himself with the “as is” condition of the premises. The Landlord shall not accept any responsibility for misunderstanding on the part of the Tenant due to the Tenant’s failure to inspect the premises. The Landlord also does not accept responsibility for any errors or omissions on any drawings that may be provided.

B5. Any work performed by the Landlord to

accommodate the specific requirements of the Tenant or at the request of the Tenant; except as otherwise described in this section shall be at the Tenant’s expense. The Tenant will be asked to sign a Tenant Authorization Form prior to commencement of any Landlord work. The Landlord shall be entitled to a 15% administration fee for all such work done on behalf of the Tenant.

SECTIONC‐TENANTDESIGNSUBMISSIONSThe Tenant must prepare and submit for the Landlord’s approval three prints of complete drawings and specifications for the finishing of the leased premises. Drawings are to be submitted ROLLED, NOT FOLDED. See Exhibit “C” of the Offer to Lease for the due date of submission. These drawings must show at least the following:

a) Floor Plan - Add notation on drawings that mall flooring is to match the existing and is to be carried to the closure line. The floor plan should also indicate the fixture layout and a drawing detail of key fixtures such as cash desk and any fixtures in the immediate front area of the store.

b) Storefront including sign and emergency exit (If

required). c) Reflected ceiling plan (including sprinkler head

layout, revised as required). d) Interior elevations, and schedules,

specifications, and/or material samples as required to present a complete description of the proposed interior finishes.

e) Changes or additions to ductwork and diffuser

layout for HVAC and location of room thermostat. f) Electrical wiring and Tenant’s total load

requirement. g) Changes or additions to under floor electrical or

plumbing (if any). h) Details and locations of any required roof

openings including structural reinforcing and related roof-mounted equipment.

i) Any other special facilities or installations in

respect to the Tenant’s work or which affect the Landlord’s facilities.

j) Proposed construction schedule dates.

k) Speaker location for “In House” sound system. Indicate sound insulation to partitions etc. as required, and method of equipment mounting.


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Failure to submit a complete set of documents to the Landlord for review shall constitute non-compliance with the Offer to Lease, and will result in a non-approval of drawings by the Landlord. Tenant contractor will subsequently be refused access to the site.

These drawings shall be prepared by qualified designers, examples of whose previous design work shall be of a standard acceptable to the Landlord.

SECTIOND‐STOREDESIGNCRITERIAD1. This Criteria should in no way be interpreted as a design book, in the sense that if the articles within it are adhered to, the resulting appearance will be attractive.

These few pages could not even begin nor is an attempt made to outline even basic design principles; good design cannot be dictated. It should also be understood that the resultant store appearance is much more than the sum of it’s parts -meaning that our perception of the whole item appears in relation to the whole and by the ‘Design’ of how these individual items are used and interrelate. It is a function of the Tenant Coordinator to review all of these aspects with respect to their compliance with the Landlord’s Design Criteria and to comment as required.

D2. INTERIOR STOREFRONTS:

a) It is the Landlord’s intention to encourage variety and imaginative usage of materials, colours, textures and forms in store design, both on the storefront and throughout the premises.

b) Recommended storefront treatments include the

use of lighting concealed by offset planes; canopies or awnings (within the lease line); reflective, roughly textured, sensitively coloured patterned, or richly grained materials. The Landlord reserves the right to reject designs which are overly conventional or plain. An example of this would be a single plane, vertical bulkhead finished in paint.

c) Corner storefronts are to receive special attention

to promote maximum transparency consistent with exciting retail merchandising. Corner control areas allow three alternative treatments: Full height glazed storefronts at the Lease line; open storefronts (used as entrances) with mall flooring running to the point of closure;

or open storefronts with freestanding display units, (maximum height 3'-6").

d) Display windows or closures which are

dramatically offset from the lease line either by recesses, by diagonals, or by interesting slopes or curvatures, are highly recommended.

e) Where a closure line is not coincident with the

storefront lease line, the floor on the mall side of the closure must match the adjacent mall floor in material, colour and pattern.

f) Doors which slide or roll to their open position

must be concealed from view when open, either by enclosure in a door pocket or by a storage position which provides concealment. The pocket itself is to have a door complete with concealed fasteners to further conceal the closure.

g) Compatibility with adjacent storefronts will be

considered as one of the criteria for approval. h) The terms of paragraph D16 (a) will be applied

rigorously to existing storefronts. i) Speakers are not permitted in the storefront

area. PROJECTING STOREFRONTS DESIGN CRITERIA:

The intent of this storefront criteria is to allow Tenants more design flexibility, thereby enhancing both the store appearance and overall centre image which should translate into increased sales. To achieve this, the Landlord will review each design submission with respect to its compatibility with adjacent storefronts and reserve the right to reject a storefront design which in his opinion conflicts with or is too similar to adjacent tenancies. The design area for projecting fronts is from the mall floor to the height of the Landlord controlled common finishes above the existing storefront. Typically both the Tenant’s bulkhead (if any) and floor mounted construction such as display windows must project past the existing lease line to achieve a complete projected storefront. Two additional dimensional restrictions are applicable;


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1. The maximum horizontal projection into the mall is 2'-0 to 5'-0 depending on the centre.

2. The storefront (including bulkhead) cannot project

within 8" (typically) of the demising cap face. For this distance the ‘Line of Closure’ must remain on or behind the original lease line (see the general condition drawings).

As with traditional storefronts the mall flooring is to be carried to the ‘Line of Closure’.

MERCHANDISE CONTROL IN PROJECTING FRONTS: Merchandise is permitted to be located within the projecting area only when it is on the Tenant’s side of a non movable part of the closure, such as a display window. Even though the Tenant bulkhead may be above or parts of the storefront project further into the mall, the Tenant will not be permitted to merchandise this area projecting into the mall unless it meets the above requirement.

D3. EXTERIOR STOREFRONTS:

Tenants having exterior windows are required to use them as they would in-line mall storefront windows: for displays or for visibility into the merchandised areas. Tenants may not place unsightly items (e.g. Storeroom stock, cartons, unfinished wall or ceilings, etc.) Where they may be seen through these windows, and the windows may not be heavily curtained or otherwise sealed off from public view. Signage advertising sales etc. are not to be positioned against or placed on the glass storefront. Displays are to be upgraded monthly to ensure windows are current and attractive.

D4. SIGNAGE:

a) Each tenant must provide an identification sign on the storefront which shall state the trading name only of the store. No merchandise listing, advertising or further description shall be permitted; however the main sign may include a logo or symbol to the Landlord’s approval.

b) Multiple signs may be permitted or may be a

requirement at the Landlord’s discretion. This is subject to the length or shape of the frontage and the Tenant’s storefront design.

c) No part of any sign shall be closer than 6" from the

boundaries of the storefront and letter sizes shall be appropriate to the storefront dimensions.

d) BOX SIGNS ARE NOT PERMITTED A box sign has rear illumination through a

translucent panel upon which the sign text is applied. e) Signage silk screened or otherwise applied not

raised from plastic, plexi or similar material is not an approved sign type.

f) Individual letter illuminated signage is the

standard. All other signage will be reviewed on the basis of meeting this signage criteria and enhancing the storefront effect. A listing of typical signage materials which may be approved subject to the above Criteria is as follows (individual letters only, illuminated or non-illuminated)

• Plastic lettering (three Dimensional) • Metal channel • Exposed neon • Brass, Chrome • Silver or gold leaf on glass g) No permanent promotional signs of any type

nor registered trademarks other than those owned by the tenant will be permitted. All signs, logos, graphics etc. are subject to the Landlord’s written approval subject to installation.

h) No advertising slogans shall be permitted. No moving sign or moving light shall be

permitted and no sign shall be illuminated by lighting of varying intensity. j) Signage on exterior wall IS NOT PERMITTED.

Where signs have been permitted under a lease agreement, such signs must have the Landlord’s written approval of design and location prior to their fabrication. Sign permits must be applied for the received from the City, by the Tenant prior to sign fabrication and installation. Changes requested by Municipalities because of non-conformance shall be at the Tenant’s expense.

D5. WALL FINISHES:

a) The Landlord reserves the right to reject designs with a single colour paint only wall finish throughout.

b) A variety of wall finishes in more than one vertical plane is encouraged.

c) Walls are to be merchandised attractively


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throughout. If the typical wall fixture functions more as storage rather than display, then a wall area or several wall locations should be devoted to a different fixture or technique that will better display the merchandise.

D6. FLOOR FINISHES:

a) Vinyl asbestos tile, vinyl sheet flooring linoleum and similar materials are not an approved floor finish within the sales area or any area exposed to customer view.

b) As per item D2. e); the mall flooring material, colour

and pattern is to be carried to the line defined as ‘line of closure’.

D7. CEILING:

The ceiling membrane, fire rated as required by governing authorities, may be constructed of acoustical tile, drywall, plaster or other approved material. There may be no combustible materials in the ceiling space. Ceiling design shall incorporate suitable access to any ceiling mounted Landlord or Tenant equipment, plumbing valves, electrical pull boxes etc. requiring inspection or maintenance. The ceiling, or parts thereof or merchandise hung from above should be at least 7'-6" above floor level.

Control joints for drywall ceiling are to be added as dictated by current good construction practices. Base building underside of structure finishes such as sprayed fire proofing are not to be disturbed.

D8. LIGHTING:

a) Exposed lights such as recessed pots or track lighting are permitted within the store. All fluorescent lighting is to have lenses or be otherwise concealed from direct view.

b) All show windows and display cases must be

adequately lighted, ventilated and sprinkled, if required by Code.

c) Lighting is required in the bulkhead soffit of recessed

storefronts. Fully recessed incandescent wall washers or down-lights are recommended. Fluorescent lighting is not permitted in this location.

d) No lighting at the storefront, show windows or from

the store interior shall be located or be of such design as to cause glare at the eye level of the passer by.

e) No flashing, running or lighting of varying intensity is

permitted in any location.

f) Neon may be permitted within the premises

subject to the Landlord’s approval. Exposed tubing should be kept off the floor a minimum of 8 '-0 or out of reach of the general public.

D9. FURNITURE AND DISPLAY FIXTURES:

Fixtures are to be of a professional level of quality. Home-made fixtures, or any fixtures, with exposed fasteners are not approved. Sufficient spacing of fixtures to permit easy access throughout is a requirement. Boxes with or without merchandise may not be used as fixtures or even stored visibly within the sales area. Fixtures located in the immediate storefront of an open storefront are to be not only located on the drawing, as should all fixtures be, but a detail drawing or manufactures catalogue sheet is to be submitted for review. Fixtures at the storefront in a mall corner location are to be no higher than 42". D10. NOISE CONTROL:

a) Locations and output directions of loudspeakers located within Tenant premises shall be shown on approved drawings. All speakers shall be mounted in acoustically baffled housing to prevent transmission to neighbouring stores, including those above or below.

b) A Tenant whose business generates loud

noises such as from animals or operating machinery shall at their expense provide suitable acoustic insulation in demising partitions shared with adjacent Tenants.

D11. PLUMBING:

(See Section D15. for items particular to Food Court Tenants)

a) All Tenants with a leasable area greater than 500 sq. ft. are required to have a two piece washroom. Building Department or authority having jurisdiction will apply.

b) Tenants with drainage loads other than the

typical Tenant washroom are required to install grease and/or hair traps. These traps may be maintained by the Landlord or Tenant, depending on the Centre, however the Landlord may, after notification, take over their maintenance and backcharge the cost to the Tenant. All traps are to surface mounted.

c) Access to all plumbing clean-outs must be

maintained.


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d) Check type water meters, as may be required, shall

be installed and maintained by the Tenant at the Tenant’s expense.

D12. HVAC:

(see Section D15. for items particular to Food Court Tenants)

a) The mall is fully air conditioned. The Tenant’s system must be compatible with the Landlord’s system and be so designed that no air is exhausted from the premises into the mall or vice versa.

b) Objectionable odours shall be exhausted in such a

manner so as to prevent their release into the mall or retail areas or short circuiting into any fresh air vents. Where deemed necessary by the Landlord such exhaust systems shall incorporate activated charcoal or other suitable filters.

c) Particularly Food Court Tenants dependent on

the Landlord design, the ceiling space is NOT to be used as a return air plenum. Return air is to be ducted from return air grilles back to the unit.

d) All supply ductwork shall be externally insulated with

1/2" minimum thickness fibreglass duct insulation with vapour barrier.

e) Humidification system and economizers are

generally not provided by the Landlord although such equipment may exist in the “As Is” premises.

f) The following is a brief description of typical heating

and cooling systems in use: ROOF TOP UNITS - A heating and cooling unit

mounted on the roof above the Tenant area. Generally one unit serves one premise; however they may be shared with one other tenancy or a group of Tenants from a multi-zone roof unit.

The ceiling should not be used as a return air plenum.

D13. ELECTRICAL:

Service typically will be 600 volts, 3 phase, 3 wire, 60 cycle or 120/208 volts, 3 phase, 4 wire, 60 cycle. Any under floor electrical wiring must be in a rigid conduit. D14. SPRINKLERS:

Any change to the existing sprinkler system, i.e. drops, heads or branches will be at the Tenant’s expense and drawings must be approved by the Landlord and local building department or fire department, as the case may

be, prior to commencing any work on site. This work must be performed only by a qualified sprinkler contractor as approved by the Landlord and at such time or times as approved by the Landlord prior to any such work commencing. The Landlord may supply, at his option, the name or names of contractors to be used for this work. Wiring of sprinkler heads to the Landlord’s supervisory system if required will be totally at the Tenant’s expense. D15. FOOD COURT TENANTS:

(other articles also are applicable and govern) D15.1 GENERAL ITEMS:

a) No portion of the counter front may project beyond the lease line.

b) Menu signage shall be specifically designed for

the premise. No expanded plastic signage or trade name promotional menu boards will be permitted.

c) Food Tenants with pictograms at 90o to the bulkhead must have these pictogram panels designed and fabricated by the Tenant who will engage the Landlord designated sign manufacturer. Following design approval by the Landlord, they are to be inserted into the existing sign brackets to replace the existing pictogram signage.

d) Unsightly rear or work areas must shielded

from public view by partitions. e) All sneeze guards to set back 4" from the

counter edge and be no higher than 4" -6" above the floor.

f) Tenant equipment such as cash register, pop

machines, etc. on the counter is to be set back a minimum of 4" from the counter front edge and may protrude no more than 6" above the counter top.

g) Product trademarks or names which are not

the property of the Tenant (e.g. Coke, SunKist, etc.) shall NOT BE displayed.

h) Plastic laminate may be used as a trim

material only on the mall side, vertical face of Tenant counters, but may be used throughout on the horizontal surfaces of these counters.

i) Garbage compaction or refrigeration

equipment must be installed in the premises if


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required by Code, regulation, or governing Health authorities.

D15.2 MECHANICAL ITEMS:

a) Food Court Tenants must provide for proper cooking exhaust ventilation and conditioned make-up air to suit their particular requirements and all governing codes and regulations. Existing equipment must be thoroughly cleaned and proper inspections carried out by governing authorities before being reused by the new tenant.

Any new exhaust hoods, fans, ductwork and fire rated enclosures for cooking applications shall be installed by the Tenant at the Tenant’s expense in accordance with NFPA 96 recommendations and to the approval of all regulating authorities having jurisdiction and the Landlord’s insurance company. Any new exhaust hoods are to be Garland G, E, F series or Paterson Aire type RJ vertical upblast. The final location of these and any other roof mounted equipment such as make-up air units are subject to the Landlord’s approval. Locations near intakes are to be avoided. Hoods shall be complete with an automatic fire extinguishing system. Food Court Tenants and Restaurant Tenants shall provide the necessary high temperature sprinkler heads where required. The maintenance of the Tenant’s exhaust must be performed by the Tenant.

b) Standard plumbing services including central washroom exhaust are normally provided to accommodate a single two-piece washroom (lavatory and toilet). Water softening or water treatment systems are not provided by the Landlord. Tenants with drainage loads other than typical washrooms will be required to install surface mounted hair and/or grease traps which must be maintained. Depending on the centre the Tenant or the Landlord will maintain them. The Landlord reserves the right of inspection and to take over and backcharge their maintenance.

b) Typically, an existing roof-mounted gas service and

central meter have been installed for Tenant use. This service is at primary pressure, and the Tenant must provide a pressure reducing valve to reduce the pressure to his appliance’s requirements. Gas piping to a make-up air unit or appliance, if required, will be at the Tenant’s expense.

c) The Tenant shall provide a make-up air unit providing conditioned air if so required by the Landlord where exhaust air flow exceeds 1250 CFM and no make-up air system exists. The unit shall be electrically interlocked to start when the exhaust fan(s) start.

d) Check type water meters, as may be required, shall be installed and maintained by the Tenant, at the

Tenant’s expense.

f) All approvals and permits from the regulating authorities shall be the Tenant’s responsibility.

D16. EXISTING CONDITIONS:

a) “As-Is” Conditions Leasing of the premises in an “As-Is” condition

by the Landlord does not constitute acceptance of that condition for future Tenant use. The Landlord reserves the right to identify any aspects of an existing store which are not in conformance with the standards of design required by the Landlord and by the contents of this Criteria. As a minimum requirement of the Landlord’s approval the Tenant shall repair, refinish, remove or replace all damaged, soiled, or visibly worn surfaces or fixtures. This shall apply to ceiling tiles, wall and floor finishes, display fixtures and furniture.

b) Suitability of Mechanical and Electrical equipment.

It is the Tenant’s responsibility to ensure the existing Plumbing, HVAC and Electrical services are adequate for his new design loading. The Landlord cannot guarantee that additional services can be provided. If they can be provided then any work affecting the base building systems will be performed by a Landlord designated or Landlord approved contractor and be engaged by the Tenant.

D17. DRAWINGS VERSUS ‘AS BUILT’ CONSTRUCTION:

The Landlord may, at any time during the term of the Lease, require the Tenant to perform immediately all such work as required to be in compliance with the Landlord approved Tenant drawings.


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SECTIONE‐CONSTRUCTIONREGULATIONS

E1. ON SITE START-UP:

Contractors are to meet with the Mall Manager and/or Operations Manager prior to starting any work in the Tenant premises. E2. PERMITS, FEES AND APPROVALS:

The Tenant is responsible for obtaining all permits, paying all fees, and obtaining all required approvals from any bodies having jurisdiction over his work. Tenants are encouraged to apply for an Occupancy Permit when applying for a Building Permit. The Occupancy Permit, required by most municipalities prior to opening for business, may require final inspections by Building, Fire, Health or Utilities authorities. No work is to commence unless a building permit has been issued from the governing authorities. E3. REVIEWED DRAWINGS:

No Tenant work may proceed until the applicable drawings have received the Landlord’s review, and all Tenant work shall be constructed as shown on the reviewed drawings. A complete set of drawings as approved by Landlord shall be kept on site at all times for the ready reference of authorized persons. Failure to do so may result in suspension of work. E4. WORKING HOURS:

All Tenant work shall be performed during hours to be arranged with the Mall Management to minimize disruptions to the business of other Tenants and inconvenience or danger to the public. Noisy work shall be carried out after mall hours. Advise the Mall Management of the store reopening date. Security arrangements with respect to the Tenant’s contractor having access to common areas should be discussed with the Mall Management. In-store security (for damage or theft) is the Tenant’s responsibility. E5. BUILDING STRUCTURE:

No unusual loads may be suspended from the underside of the roof structure. No concrete floor shall be subjected to loads in excess of the design live load of 100 pounds per square foot. The Tenant shall not drill, cut or otherwise alter the floors, columns, walls or roof of the structure without the Landlord’s prior written approval. The Landlord reserves the right to have such work performed by the Landlord’s contractor at the Tenant’s expense. Any contractor performing the above work is to be approved by the Landlord.

Under no circumstances will the Tenant’s storefront be supported from the Landlord’s mall bulkhead.

Typical suspended ceilings may be suspended from the

sloped partition of the Landlord’s metal deck fluting but not from the horizontal sections of the deck flutes.

E6. DAMAGE TO PROPERTY:

The Tenant shall be held responsible for any damage to the Landlord’s property resulting from the actions of the Tenant, his contractor or agent.

E7. TESTING:

The Tenant shall obtain Landlord approval before performing tests on any of the building’s service systems, i.e. plumbing, power, sprinklers, etc.

E8. ROOF WORK:

The Tenant shall not enter upon the roof of without the approval of the Tenant Coordinator and/or Mall Management. All Tenant work involving the roof, including openings through the roof or mounting of equipment upon the roof, shall first have the approval of the Landlord. The roofing contractor must be approved by the Landlord and the Landlord reserves the right to have such work performed by the Landlord’s contractor at the Tenant’s expense. Any work which must be conducted on the roof should be on 3/4" plywood for the protection of the roofing membrane.

E9. SAFETY REGULATIONS:

All persons on site in connection with Tenant work shall comply fully with all safety regulations in force, and the Landlord will cooperate with the concerned authorities in enforcing these regulations.

E10. ACCESS TO LEASED PREMISES:

Tenants having rear service doors shall use same for all routine access to leased premises. Tenants having no access other than from the mall shall use routes of access as shall be designated by the Landlord. Oversized objects may be delivered to the leased premises only via mall routes similarly designated. No Tenant materials may be stored outside of the leases premises. Trucks and heavy equipment must use traffic routes and parking areas designated by the Mall Management for these purposes.

E11. USE OF MALL FLOOR:

Carts and scaffolding having soft white rubber wheels will be permitted on the mall floor for Tenant work and deliveries, but only prior arrangement with the Mall Management. E12. TENANT’S WORK BY LANDLORD:

All work performed by the Landlord to accommodate specific Tenant requirements shall be


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paid for by the Tenant. The Landlord shall obtain the Tenant’s approval for the work and for the resultant costs prior to commencement of the work if time permits. The approved costs shall be paid by the Tenant direct to the Landlord following the completion of the work. The Tenant Authorization Form will used for this purpose. E13. GARBAGE REMOVAL:

The Tenant shall arrange for and pay for all costs of removing excess materials, trash and cartons caused by renovation and initial stocking from the Shopping Centre. Violations of the above regulation will initiate garbage removal by the Landlord, the cost of which will be backcharged to and payable by the Tenant. Make arrangements with the Mall Manager/Operations Manager as to the location of any refuse containers. The Landlord’s disposal units shall not be used for this purpose. E14. INSURANCE AND SECURITY:

Tenant and their contractor(s) shall be required to maintain at their sole cost, throughout the period of the Tenant’s Work, the following insurance:

a) “Comprehensive General Liability” insurance with respect to the construction, in an amount of not less than $5,000,000 for any one injury to or death of one or more persons and loss or damage to the property of others in or about the Premises. Such insurance shall show Landlord, Landlord’s mortgagees, and any persons, firms or corporations designated by Landlord, if any, as additional named insured. Such policy shall contain a severability of interest and a cross liability clause and shall be primary and not call into contribution any other insurance available to Landlord.

b) “Builder’s Risk” property insurance covering all

permanent construction and temporary work against “all risks” of physical loss or damage, for not less than the total contract price of the Tenant’s Work.

All insurance required under this Section will be on terms and conditions satisfactory to Landlord including an undertaking by the insurers to give thirty (30) days’ prior written notice to Landlord of any material change in, cancellation of, or termination of such insurance. Tenant shall deliver to Landlord, prior to commencement of the Tenant’s Work, proof of the above required insurance in force at such date, such proof to be in the form of Certificates of insurance or if requested by Landlord a certified copy of the actual policy. Provided that if the breach or non-performance of any of the covenants or agreements herein contained on the part of Tenant shall immediately endanger the Premises or any other of the buildings or property in or on the

Project, or result in the voiding, cancellation or threatened cancellation of any insurance policy affecting such buildings or property or part thereof; Landlord may, without terminating the Lease and after giving such notice, if any, as is reasonable in the circumstances, enter the Premises and take such action including removing Tenant and any persons or property from the Project, as is reasonably required to remove or abate the cause or the danger of voiding or cancellation of the policy, and Landlord shall not be liable for any damages of any kind arising out of such action. Tenant and their contractor(s) shall indemnify, defend and hold harmless Landlord, mortgagee, and any persons, firms or corporations designated by Landlord, if any, from all costs, liability, claims, damages or expenses due to or arising out of any work done by, or act, neglect or omission of Tenant or its servants, employees, agents, contractors, invitees, or other persons for whom Tenant is in law responsible in and about the Project, or due to or arising out of any breach by Tenant of any provision of this Exhibit “C” and hereby assumes all risk of damage to property or injury to persons about the premises from any cause arising from Tenant’s construction.

E15. UTILITIES SERVICES:

a) Immediately upon taking occupancy of the premises for the purpose of finishing, the Tenant, in conjunction with the Mall Management, shall arrange to have the gas and/or electrical meters read and shall sign with the appropriate utility companies the required documentation for the on-going service. Tenants utilizing the Landlord’s electrical power for the purposes of finishing their premises shall be charged for the cost of such electrical power as reasonably determined by the Landlord.

b) The Tenant must make arrangements with the

Mall Management if temporary washrooms, water or electrical facilities are required for construction beyond those existing in the leased premises. The cost of such temporary services, if provided by the Landlord, shall be charged to the Tenant. Temporary heat and light, if required in Tenant spaces, shall be the responsibility of the Tenant.

E16. EMERGENCY PHONE NUMBERS:

The Tenant shall provide to the Mall Manager/ Operations Manager and Tenant Coordinator a phone number at which the Tenant’s representative and Tenant contractor may be reached in an


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emergency during the construction period. E17. WORK FORCE:

All work force shall be performed by skilled workers using new materials, to the highest standards of current good construction practice. The Tenant should note that if his premises lie within the project boundaries of work being performed at that date for the Landlord by union contractors, the Tenant’s workers will required to have union affiliations compatible with those of the Landlord’s contractors. Contractors who do work affecting the base building such as sprinklers, roof openings, mall floorings, electrical work outside Tenant space, work on central HVAC system components etc., all require the contractor to have Landlord approval. Where deemed appropriate this work will be required to be performed by a Landlord designated contractor. Minors shall not be permitted on the construction site at any time. Any work being performed by the Tenant must have a Site Supervisor present during any construction work. Supervisor must provide a 24 hour contact phone number to the mall Operations Manager. E18. HOARDING AND SIGNAGE:

In the event the Tenant contractor does not arrive within two working days of the start of the finishing period or the finishing period is scheduled so that an unattractive storefront is presented to the public, then the Landlord has the right to provide temporary hoarding. This hoarding will be at the Tenant’s cost. The hoarding shall be placed not more than three feet from the lease line on the mall side. Hoarding shall not be fixed to the Landlord’s demising caps, floor or bulkhead. Each Tenant area shall be hoarded separately from one another with the end walls to return to the demising cap. The hoarding shall be extended from finish floor to underside of Landlord bulkhead and be constructed of 3 5/8” metal studs at 16” o.c. The base shall be fixed to the floor with double sided tape to prevent the bottom from slipping. Brace as required to ensure the hoarding wall is structurally sound. Place ½” drywall on the side exposed to the mall common area and joints shall be taped and sanded smooth. Paint hoarding with one coat of primer and one coat of eggshell, colour as specified by the Landlord. Hoarding shall receive wood trims (1 x 6 top and 4" bottom) on the mall side. Trims shall be painted as per Landlord colour specifications. A 3’-0” x 6’-8” hollow core wood door in wood frame complete with casings and painted shall be placed in the middle area of the hoarding opening into the Tenant’s premises. The door hardware shall consist of two hinges on the Tenant’s side of the hoarding with a lock set complete with key. The key access shall be from the mall

side. When hoarding is removed from the storefront, any damage to the Landlord’s bulkhead, mall floor, and/or demising caps shall be repaired immediately by the tenant’s contractor. Failing which, the Landlord will repair such damage at the tenant’s expense. Installed hoarding other than that specified will not be permitted and must be taken down and reinstalled to the Landlord’s satisfaction. It should be noted that this ‘Storefront Package’ will be provided by the Landlord if the Tenant contractor is not on site to perform same and if the Landlord determines it is required. The cost to the Tenant for all of the above is-cost to Landlord, plus a 15% Administration Fee. Attention to this item is encouraged so that it does not revert to the Landlord by default. E19. NON-HOARDED WORK AREA:

Where construction is underway behind an existing storefront not requiring hoarding, any storefront glass shall be painted or otherwise treated so that the construction within is not visible. Papering of the front is not acceptable. E20. PARKING:

The Contractor is to make arrangements with the Mall Manager/Operations Manager regarding parking for the construction workers. E21. RETAILING DURING RENOVATION:

Renovation of an existing premise while it is still conducting business is permitted only if the work is of a minor nature and performed out of sight and sound always be maintained presentable to the public. Bare concrete floors, disconnected lighting, hanging wiring and the like is NOT acceptable. If this occurs the Landlord has the right to enforce the cessation of the Tenant’s business.


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SECTIONF–LISTOFCOMMONAREAFINISHES

F1. CINEMA WING

Mall Floor Tile – Field • Porcelain Tile with Matte Finish • Le Gemme-Diamante (Bone) & Le

Gemme-Realgar (Beige) • Contact: Olympia Tile

Mall Floor Tile – Border

• Porcelain tile with Matte Finish • Astri-Altair Nole (Brown) • Contact: Olympia Tile

Mall Floor Tile – Accent (Entertainment Area)

• Porcelain Tile with Polish Finish • Diamastone-Beige, Red, Yellow, Blue and

Green • Contact: Stone Marketing + Design

Demising Caps

• Quarry Cast-Kyoto Coffee • Contact: Formglas

Mall Ceiling Paint

• Sico-Re

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