Leasehold Improvement Manual

Leasehold Improvement Manual
LEASEHOLD IMPROVEMENT MANUAL
REVISION #0034 October 28, 2015
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Table of Contents
SECTION 1: INTRODUCTION ................................................................................................................. 4
1.1
CONSTRUCTION SERVICES ...................................................................................................................... 5
1.2
PROPERTY MANAGEMENT CONTACTS ................................................................................................ 6
1.3
LANDLORD APPROVED CONSULTANTS ............................................................................................... 7
1.4
REGULATORY BODIES ................................................................................................................................ 9
1.5
LANDLORD APPROVED CONTRACTORS............................................................................................10
SECTION 2:TENANT DESIGN, WORKING DRAWINGS AND WORK ADMINISTRATION PROCESS13
2.1
SUSTAINABLE TENANT DESIGN.............................................................................................................13
2.2
TENANT DESIGN AND WORKING DRAWINGS ...................................................................................14
2.3
TENANT CONSULTANTS ..........................................................................................................................14
2.4
APPROVAL OF TENANT DRAWINGS.....................................................................................................15
2.5
WORK ADMINISTRATION PROCESS .....................................................................................................17
SECTION 3: PROCEDURES & REGULATIONS ................................................................................... 20
3.1
ABOVE CEILING WORK .............................................................................................................................20
3.2
ACCESS PANELS.........................................................................................................................................20
3.3
AIR BALANCE REPORT..............................................................................................................................20
3.4
AIR INTAKE (BREATHER) ..........................................................................................................................20
3.5
AMENDMENTS TO LEASEHOLD IMPROVEMENT MANUAL............................................................20
3.6
ASBESTOS RELATED WORK...................................................................................................................20
3.7
CARPET LAYING ..........................................................................................................................................24
3.8
CEILING GRID ...............................................................................................................................................24
3.9
CLEARANCE REQUIREMENTS FOR INSULATED GLASS UNITS ..................................................24
3.10 COMMENCEMENT OF TENANT’S IMPROVEMENTS.........................................................................24
3.11 COMPLETION OF WORK (also refer to section 2.5) ...............................................................................25
3.12 CONTROLS....................................................................................................................................................26
3.13 CONSTRUCTION NOISE ............................................................................................................................26
3.14 COURTYARD PAVER PROTECTION POLICY ......................................................................................26
3.15 DAILY CLEAN-UP .........................................................................................................................................27
3.16 DAMAGE.........................................................................................................................................................27
3.17 DRILLING, CUTTING WORK AND X-RAYS ............................................................................................28
3.18 DUCT MODIFICATION PROCEDURES IN CCW ...................................................................................29
3.19 EMERGENCY CONTACT ...........................................................................................................................30
3.20 EMERGENCY PROCEDURES FOR CONTRACTORS........................................................................30
3.21 FASTENINGS.................................................................................................................................................32
3.22 FEES PAYABLE BY TENANT ....................................................................................................................32
3.23 FIRE SAFETY SYSTEMS ............................................................................................................................32
3.24 GARBAGE ......................................................................................................................................................35
3.25 LIENS ...............................................................................................................................................................36
3.26 LOADING DOCK – (HOURS 8 a.m. – 5 p.m.) ..........................................................................................36
3.27 MECHANICAL, ELECTRICAL, AND COMMUNICATION ROOMS .....................................................36
3.28 PAINTING .......................................................................................................................................................38
3.29 PARKING ........................................................................................................................................................39
3.30 PLUMBING AND METERING .....................................................................................................................39
3.31 PROTECTION OF UNITS BEFORE CONSTRUCTION COMMENCEMENT ...................................40
3.32
PUBLIC SAFETY- CONTRACTOR COMPLICANCE ............................................................................40
3.33 SECURITY CONTROL- CONTRACTOR ACCESS................................................................................40
3.34 SECURITY ESCORTS .................................................................................................................................41
3.35
SECURITY OF LEASED PREMISES........................................................................................................41
3.36 SERVICE ELEVATOR ..................................................................................................................................41
3.37 SITE MEETINGS ...........................................................................................................................................43
3.38 SPECIAL LANDLORD'S CHARGES .........................................................................................................43
3.39 SPRINKLER SYSTEM..................................................................................................................................43
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3.40
3.41
3.42
3.43
3.44
3.45
3.46
3.47
3.48
3.49
3.50
3.51
STAIRS AND ACCESS AREAS .................................................................................................................44
STATUTORY DECLARATION FORM.......................................................................................................44
STORAGE AND DISPOSAL OF HAZARDOUS WASTE MATERIAL .................................................44
TEMPORARY SERVICES ...........................................................................................................................44
TENANT CONTRACTOR(S) REQUIREMENTS .....................................................................................45
TENANT SIGNAGE.......................................................................................................................................46
TIE-INS ............................................................................................................................................................46
WATER SYSTEM SHUTDOWNS ..............................................................................................................46
WELDING AND ANY OPEN FLAME WORK ...........................................................................................46
WORK PERMITS...........................................................................................................................................47
WORKING AREAS........................................................................................................................................48
WORKING HOURS.......................................................................................................................................48
SECTION 4:BASE BUILDING FINISHED AND STANDARDS ............................................................... 49
4.1 - 4.2BASE BUILDING FINISHES AND STANDARDS ....................................................................................49
SECTION 5: BASE BUILDING SYSTEM................................................................................................ 55
5.1
MECHANICAL SYSTEMS ...........................................................................................................................55
5.2
ELECTRICAL SYSTEMS .............................................................................................................................57
5.3
STRUCTURAL SYSTEMS ..........................................................................................................................66
5.4
ELECTRONIC SECURITY MANAGEMENT SYSTEMS (SMS) ..........................................................66
SECTION 6: RETAIL GENERAL CRITERIA………………………………………………………………… 71
6.1
RETAIL ARCHITECTURAL .........................................................................................................................71
6.2
RETAIL MECHANICAL SYSTEM...............................................................................................................71
6.3
RETAIL HEATING, VENTILATION AND AIR CONDITIONING ............................................................72
6.4
RETAIL EXHAUST ........................................................................................................................................72
6.5
RETAIL GAS...................................................................................................................................................72
6.6
RETAIL PLUMBING ......................................................................................................................................73
6.7
RETAIL SPRINKLER SYSTEM ..................................................................................................................73
6.8
RETAIL ELECTRICAL ..................................................................................................................................73
SECTION 7: STOREFRONT CRITERIA ................................................................................................ 75
7.1
EXTERIOR STOREFRONTS......................................................................................................................75
7.2
RETAIL STOREFRONT ...............................................................................................................................75
7.3
RETAIL DESIGN CONTROLS AREAS .....................................................................................................76
7.4
COMMERCE COURT NORTH STOREFRONT......................................................................................77
7.5
COMMERCE COURT NORTH STOREFRONT DESIGN CRITERIA .................................................77
SECTION 8: RETAIL SIGNAGE CRITERIA ........................................................................................... 81
8.1
SIGNAGE ........................................................................................................................................................81
APPENDICES ...................................................................................................................................................
APPENDIX I:
APPENDIX II:
APPENDIX III
APPENDIX IV:
APPENDIX V:
APPENDIX VI:
APPENDIX VII:
APPENDIX VII:
APPENDIX IX:
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RYCOM TELECOMMUNICATION STANDARDS
FORM 3 – ABESTOS CONTRACTOR NOTIFICATION
FORM 3 – CONSTRUCTION LIEN ACT
CONTRACTOR’S ASBESTOS NOTIFICATION AND ACKNOWLEDGEMENT
DUCT MODIFICATION- VARIED PROCEDURES FOR CCW
GENERIC PROCEDURES FOR CCW CABLE PULLING OPERATIONS
WORKING AROUND ASBESTOS-CONTAINING JOINT COMPOUND
CLASSIFICATION OF ASBESTOS WORK - ONTARIO REGULATION R.R.O. 278/05
PIPE, VALVE AND EQUIPMENT IDENTIFICATION
SECTION 1
INTRODUCTION
The Commerce Court Leasehold Improvement Manual has been prepared to assist our Office and
Retail Tenants in the design and construction of any Leasehold improvements. However small or
limited in scope, every project must be fully examined and approved by the Landlord BEFORE any
implementation is permitted or undertaken.
This manual contains information about procedures and requirements established by the Landlord for
Tenants who undertake improvements within the Leased premises; it also outlines the basic design
specifications for the building. The information provided here applies as a general rule and should be
made available by the Tenant to their designers, consultants and Contractors, who should acquaint
themselves thoroughly with the material herein, as it will form the basis of the Landlord’s approval of all
Tenant submissions.
The Landlord’s approval of all drawings is for the purpose of obtaining information about the intended
design, use of the premises and the impact the design may have on the base building systems,
structurally, electrically, or mechanically.
The Landlord will not confirm your consultant’s design accuracy, but will only approve or disapprove of
the impact on the base building systems.
The Tenant and/or designer should visit the site to inspect and verify all site conditions prior to
commencement of design work.
The Landlord reserves the right to amend or add to the information in this manual at any time and the
Tenant is obliged to abide by such changes. All costs associated with the compliance shall be at
the Tenant’s expense. The most current edition of this manual is available online at www.commercecourt.com under Tenants/Manuals & Forms or by contacting Commerce Court Construction Services
at (416) 364-5010.
This manual is intended to reflect only standard conditions or situations and does not amend the formal
Lease agreement which is to govern in the event of any inconsistencies.
Permission to deviate from the criteria contained herein must be obtained in writing. Notes on
drawings in conflict with the design criteria have no validity.
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1.1
CONSTRUCTION SERVICES
The primary function of Construction Services, as the Landlord’s representative, is:
•
To provide guidance and assistance to Tenants during both the design and construction
phases of their Leasehold improvements;
•
To protect the integrity of the asset on behalf of the Landlord and the Tenants;
•
To review and comment upon all Tenant submissions before work begins with the Leased
premises;
•
To ensure all construction aspects of the Tenant’s Lease are maintained at all times;
•
To provide liaison between and among the Landlord, Landlord’s Contractor and
consultants, the Tenant’s Contractor and designer;
•
To pursue all environmental considerations.
All questions, comments and submissions relative to a Tenant project should be addressed to:
Construction Services Inquiry Line
Denise David
Construction Services
Tel:
Fax:
Email:
(416) 364-5010
(416) 364-5260
[email protected]
All inquiries not related to a Landlord or Tenant Construction project are to be directed to the
Tenant Services Hotline at (416) 364-4110.
COMMERCE COURT EMERGENCY TELEPHONE NUMBER: (416) 364-2050
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1.2
PROPERTY MANAGEMENT CONTACTS
COMMERCE COURT EMERGENCY TELEPHONE NUMBER: (416) 364-2050
GWL Realty Advisors
Property Management Office
199 Bay St, Suite 1910
Toronto, ON
M5L 1E2
Main Reception: (416) 364-2281
Fax: (416) 364-5260
Security and Life Safety
Services (24 hrs)
Tel:
Fax:
(416) 364-6366
(416) 364-8249
The Security Shift Supervisor is the primary after-hours contact for any property damage,
safety or security related occurrence.
Jonathan McCallan
Building Services
Supervisor
Tel:
Email:
(416) 364-1267
[email protected]
Jonathan is the primary contact for any day-to-day loading dock related business. Michael is
responsible for the booking of freight/service elevators for Commerce Court.
Mike Perri
Senior Manager,
Technical Services
Tel:
Email:
(416) 364-5909
[email protected]
Mike is responsible for the overall Base Building Electrical, Mechanical and HVAC operations.
Cathy Branco
Resident Janitorial & Housekeeping
Manager
Tel:
Email:
(416) 364-2757
[email protected]
Cathy oversees the daily cleaning requirements of Commerce Court. Additional cleaning
services, specialized cleaning requests and carpet cleaning requirements should be directed to
the Tenant Services Hotline at (416) 364-4110.
Andrew D’Cruz
Base Building
Locksmith
Tel:
Email:
(416) 364-3478
andrew.d’[email protected]
Andrew oversees the daily locksmith requirements of Commerce Court. He is mainly responsible
for any removal and or replacement of any door hardware, minor maintenance to the
performance of swing doors and troubleshooting of any door and lock, all requests should be
directed to the Tenant Services Hotline at (416) 364-4110.
Any requirement to contact one of the above personnel after normal business hours should be
made by calling the Tenant Services Hotline at (416) 364-4110 (24 hrs).
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1.3
LANDLORD APPROVED CONSULTANTS
*Base Building Consultants
STRUCTURAL
*EXP (formerly: Trow)
220 Commerce Valley Drive West
Suite 500
Markham, ON L3T 0A8
Halsall Associates Ltd.
2300 Yonge Street, Suite 2300
Box 2385
Toronto, Ontario, M4P 1E4
Stephenson Engineering
2550 Victoria Park Ave., Suite 602
Toronto, Ontario
M2J 5A9
Contact: Roy Flood
Tel: (905) 695-3217 ext.3724
[email protected]
Contact: John P. Kosednar
Tel: 416-644-0630
[email protected]
Contact: Mohsen Mansouri
Tel: (416) 635-9970 ext. 222
[email protected]
MECHANICAL AND ELECTRICAL
*Smith and Andersen (Mechanical)
4211 Yonge Street
Suite 500
Toronto, Ontario, M2P 2A9
*Smith and Andersen (Electrical)
4211 Yonge Street
Suite 500
Toronto, Ontario, M2P 2A9
Contact: Tony Spina
Tel: (416) 218-7036
Fax: (416) 487-9104
[email protected]
Contact: John Pascoa
Tel: (416) 218-7007
Fax: (416) 487-9104
[email protected]
ASBESTOS AND ENVIRONMENTAL
*Pinchin Ltd.
1550 Kingston Road
Suite 308
Pickering, Ontario, L1V 1C3
Contact: Andre Schrader
Tel: (905) 363-1381
Fax: (905) 567-7740
[email protected]
SECURITY SYSTEMS
**Lattice Engineering Inc.
4158 Credit Pointe Drive
Mississauga, Ontario, L5M 3K1
Contact: Bill Todorov
Tel: (416) 219-9421
Fax: (905) 567-7740
[email protected]
LIFE SAFETY & SUPPRESSION SYSTEMS
*Nadine International
2570 Matheson Blvd. E., U. #110
Mississauga, Ontario, L4W 4Z3
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Contact: Ajwad Gebara
Tel: (905) 602-1850
Fax: (905) 602-1853
[email protected]
COMMUNICATIONS/RISER MANAGEMENT
*Rycom Building Connections
6201 Highway #7, Unit #8,
Vaughan, Ontario
L4H 0K7
Contact: Customer Care
Tel: 1-877-792-6687
Fax: (905) 264-4808
[email protected]
**any work performed on a tenant security system must conform to the SMS Technical
Standards Document and must be approved/commissioned by the Base Building Security
System Integrator, at the tenant’s expense. The SMS Technical Standards Documents can be
requested through Tenant Services at [email protected] Please refer to
section 5.4.4 for more information.
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1.4
REGULATORY BODIES
The Tenant is required to design and construct its improvements in accordance with all the applicable
codes, by-laws and the directives of all governing authorities. The Tenant is also required to secure its
own Building Permit and all other approvals required by law.
Urban Development Services
City Hall – 1st Floor, West Tower
100 Queen Street West
Toronto, Ontario, M5N 2N2
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1.5
LANDLORD APPROVED CONTRACTORS
*Base Building Contractors
Electrical
*Black & McDonald
Maggie Paoletta
(416) 707-2694 ext.2351
[email protected]
Ainsworth
Marty Hayman
Guild Electric
Paul Donner
Impact Electrical
Steve Dobson
(905)-219-0008
[email protected]
Smith & Long Ltd.
Jason Pultz
(416) 391-0443
[email protected]
**Plan Group
Pedro Pereira
(647) 210-2917
[email protected]
(416) 288-8222 ext. 459
[email protected]
(416) 635-9635 ext.462
[email protected]
**Please be advised that effective immediately, Plan Group must be used as the electrical contractor for
all fire alarm work in Commerce Court West until April 1, 2016. Effective January 1, 2015 Plan Group
must be used as the electrical contractor for all fire alarm work in the sub-grade (court level and below)
until April 1, 2017. Please contact Anthony Pollo at 416-635-9635 ext 3390.
Mechanical
*Black & McDonald
Maggie Paoletta
(416) 707-2694 ext.2351
[email protected]
Cofely Adelt Ltd.
Bruno Gatti
Ainsworth
Marty Hayman
647-210-2917
[email protected]
Battaglia Mechanical Services
Michael Battaglia
(905) 415-2136
[email protected]
Impact Mechanical
William Smith
Commercial Mechanical Services
Clive Lacey
(905) 812-7900
[email protected]
(905) 219-0008
[email protected]
(416) 609-9992 ext. 31
[email protected]
**Plan Group
(416) 635-9040 ext. 3222
[email protected]
**Please be advised that effective immediately, Plan Group must be used as the electrical contractor
for all fire alarm work in Commerce Court West until April 1, 2016. Effective January 1, 2015 Plan
Group must be used as the electrical contractor for all fire alarm work in the sub-grade (court level and
below) until April 1, 2017. Please contact Anthony Pollo at 416-635-9635 ext 3390.
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Blair McDonnell
Mechanical (Controls)
*MTI Ltd.
Larry Sobotka
(905) 513-1953
[email protected]
Air Balance Testing
ACE Commercial
Ajay Jhajj
(416) 727-2009
[email protected]
Security Systems (Access Control Card Readers, CCTV and Alarms)
*Diebold
(must be used for integration
into base-building systems)
Brian Keller
TAK Technologies Ltd.
Lloyd Cohello
(905) 817-7604
[email protected]
(905) 212-1200 ext. 22
[email protected]
Fire Alarms
*Siemens
Alex Talaslian
(905) 799-9937 ext. 4273
[email protected]
Sprinklers
Onyx Fire
Allan March
(416) 674-5633
[email protected]
Vipond Fire Protection
Larry Langille
(416) 335-1855 ext. 279
[email protected]
General Sprinkler Ltd.
Frank Ciotola
(416) 748-1175 ext. 223
[email protected]
Simplex Grinnell Fire Protection
Ltd.
Brad Lewis
Classic Fire Protection, Inc.
Steve Peckham
(416) 740-3000
[email protected]
Andrew D’Cruz
(416) 364-3478
andrew.d’[email protected]
(905) 212-4619
[email protected]
Locksmith
*GWL Realty Advisors
Asbestos Removal
Biggs & Narciso
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Luis Narciso
(905) 470-8788 ext. 5463
[email protected]
I & I Construction
John Watters
(905) 884-1290 ext. 204
[email protected]
The Bear Star Group
Rob Boyko
(647) 427-4466
[email protected]
Alliance Environmental &
Abatement Contractors Inc.
Lynsey Clemens
(905) 940-2600
[email protected]
Ferro Canada Inc.
Peter Ferrante
(905) 841-8108
[email protected]
Communications/Riser Management
*Rycom Building Connections
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Customer Care
1-877-792-6687
[email protected]
SECTION 2
TENANT DESIGN, WORKING DRAWINGS AND WORK ADMINISTRATION PROCESS
2.1
SUSTAINABLE TENANT DESIGN
GWLRA, and the owners on whose behalf they manage, support and encourage sustainable design in
the buildings we operate. Sustainable design offers a host of advantages to office tenants including a
reduction in their operating costs, a healthier workplace for their staff as well as improving the
environment with the right choices for materials and office equipment.
It is now easier than ever to make sure that your office renovations have as little negative impact on
the environment as possible, while providing a more comfortable place to work. Here are some things
to consider before starting your renovation:
•
Hire Interior Designers, Engineers, and Contractors that are knowledgeable about sustainable
design and construction practices. One good place to start is the Canada Green Building
Council's website where they have a directory of accredited professional experts in sustainable
design/construction (www.cagbc.org).
•
Install low VOC (Volatile Organic Compounds) materials. Make environmentally conscious
choices when selecting carpets, adhesives, paints, finishes, sealants and composite wood
products.
•
Incorporate sunlight and access to views in the design of the space so all of your employees
reap the benefits. Day-lighting or allowing abundant natural light indoors, enhances interior light
quality and reduces energy demands. The use of glass in sustainable-design office space should
be selected with consideration given to visible light transmittance, heat loss and gain, ultraviolet
ray transmittance, and color. The use of high-performance glazing systems in the design of interior
or private office placement admits more light while simultaneously rejecting a higher percentage of
solar heat gain, resulting in better day-lighting and reduced cooling loads.
•
Insist that contractors recycle as much construction waste as possible. Did you know that
contractors can recycle concrete, metal, glass, wood drywall, plastics and even packaging waste?
Demolition and construction waste accounts for over 30% of total waste sent to landfills.
Recycling construction waste can also be less expensive than sending waste to the land fill, as
tipping charges are much lower at recycling depots than landfills.
•
Install materials with high recycled content. Building construction accounts for over 40% of
raw materials used globally. By using materials with a high recycled content, you are reducing the
need for raw material extraction and reducing the amount of waste that ends up in a landfill.
Again, materials with a high recycled content are becoming readily available at little or no
additional cost.
•
Take stock of what you already have. Is there something in your existing space that could be
reused or adapted in your new space?
•
Save energy! Put occupancy sensors and/or light switches in rooms that aren't constantly
used (kitchens, supply rooms, meeting rooms) so the lights automatically shut off when staff aren't
around. Minimize or eliminate specialty lighting. Advances in lamp, ballast, and fixture technology
produce more light with less energy. Good lighting design uses as little as 0.5 to 0.75 1P watts per
sq. ft. of floor space, compared to lighting loads of 2.5 to 3 watts in traditional office design.
Furthermore, sensors that measure indoor light levels can raise and lower artificial lighting in
response to changing outdoor conditions, and occupancy sensors turn lights off when not needed.
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•
Ventilation systems. Tenant design should take into consideration improved ventilation with
well-designed mechanical and electrical systems to deliver air-flow effectiveness, provide
plentiful fresh air, and reduce exposure to bio-contaminants such as microbial diseases, fungi,
and moulds. High-efficiency filtration systems are very effective in reducing air quality.
Improved ventilation also removes indoor pollutants generated by the off-gassing of materials
such as carpet, adhesives, sealants, furniture coverings, and paints and varnishes, as well as
reduces carbon dioxide levels.
•
Reduce water use. Many cost-effective options can reduce water use by up to 30 percent.
Toilets now use 1.6 gallons per flush versus 3 to 5 gallons per flush on older models. Sensoroperated faucets and urinals help save water and improve sanitary conditions.
•
Materials Selection. Building and finish materials should be selected with regard to
renewability, recycled content, manufacturing processes, packaging, and shipping (i.e., using
materials that are locally manufactured or harvested). Sustainable-design practices also
incorporate less-toxic premises materials and furnishings. Carpets and floors, paints,
varnishes, furniture, and other materials should be carefully and researched prior to
specification. Life-cycle cost analyses of materials should also be conducted to compare not
only a system or material's first cost but also to consider its cost over the building's entire life
span. An increase in the manufacturing of such products has reduced their costs while
increasing selection and quality.
2.1.1
Sustainable Tenant Design: The Bottom Line
Sustainable design does not come from employing piecemeal changes that create minor
reductions in resource use and total life-cycle costs. Tenants can benefit the most from
sustainable design if they work with qualified designers, construction managers and building
management to take a holistic approach to planning, designing, and construction of their
space. Simultaneously considering design, construction, and interlinked issues, such the
building electrical/mechanical and lighting systems optimizes all aspects of a project. In the
end, an integrated approach often creates multiple benefits for both the building owner and
the tenant.
2.2
TENANT DESIGN AND WORKING DRAWINGS
To assist the Tenant in the production of working drawings, the Landlord can provide the Tenant with
drawings of the Leased premises indicating the major elements of the base building structure and
systems. Any additional drawings or information the Tenant may reasonably require for this purpose
may be obtained at the Tenant’s expense through the Property Management Office.
2.3
TENANT CONSULTANTS
The Tenant shall engage all the Architects, Designers, and Engineers, collectively with the Tenant
Consultants to prepare dimensioned construction drawings and specifications which are necessary for
the construction of the Tenant’s Leasehold improvements. The Landlord, during the review process,
will use consultants which are the base building consultants, the cost of which shall be at the
Tenant’s expense. The Landlord, from time to time, may require the Tenant to produce additional or
more detailed drawings or information which in the Landlord’s opinion may be necessary to identify
and describe the nature of the intended improvements.
The Tenant is encouraged to use the Landlord’s base building mechanical, electrical, and
structural consultants if practical (refer to section 1.3).
The Tenant shall inform themselves of any by-law and code requirements as well as this Leasehold
Improvement Manual, before preparing the plans and specifications.
By giving approval to such plans, the Landlord and his consultants do not waive the Tenant’s
responsibility to ensure that any and all Tenant improvements meet the requirements of the Lease, this
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Leasehold Improvement Manual or the latest Ontario Building Code. Further, any construction
deficiencies, HVAC, air flow problems, etc., are the responsibilities of the Tenant and their respective
Contractor. The Landlord’s review of the drawings is only to ensure that the Tenant’s design
does not impede with the building’s system or aesthetics.
2.4
APPROVAL OF TENANT DRAWINGS
2.4.1
Submission of Preliminary Drawings
The Tenant shall submit one (1) 11x17 PDF either hard copy or via email of the preliminary
floor plan, identifying partition wall locations. The preliminary drawings will be checked from
the standpoint of physical compatibility and any problems encountered shall be returned to the
Tenant for resolution. If required, the Tenant shall revise his preliminary drawings and
resubmit them showing the proposed resolution of the Landlord’s concerns for approval prior
to commencement of work.
2.4.2
Submission of Final Plans and Specifications
The Tenant shall submit one (1) electronic copy (CAD and PDF) and one (1) set of
complete working, “D” size (24 x 36 inches), “Issued for tender” construction drawings
and specifications for final approval by the Landlord, which will be given within ten (10)
business days of receipt of the submitted drawings in accordance with the Construction
Procedures contained in the Lease and prior to the commencement of the fixturing period.
Electrical, mechanical and structural drawings must be signed and sealed by the engineer
responsible for the design. Any drawings not completed by Smith & Andersen will be sent to
the company for review. Any costs associated with Smith & Andersen’s review will be charged
to the tenant.
Tenant drawings should be sized 24 x 36 inches and shall consist of the following:
•
Floor Plans: Should have a drawing scale of one-eighth of an inch to the foot (1/8” = 1’0”) minimum and should show:
o
o
o
o
o
The locations of all major fixed elements within the Leased premises
dimensionally related to grid lines and demising partitions
Room names and uses
The locations and layouts of rooms with unusual loading concentrations (for
example, centralized filing areas, libraries)
Materials and finishes throughout the premises
The number of people to occupy the suite including all heat load calculations for
the determination of HVAC requirements
Where the Leased premises occupy less than a full floor, plans must be included of the entire
floor showing the location of the Leased premises and their relationship to the elevator lobby,
exits, washrooms, etc. (A key plan must be submitted.)
•
Telephone, Data and Power Outlet Plan: Should be at not less than 1/8” = 1’-0” scale
and indicate dimensions and location of all telephone, data and power outlets.
•
Reflected Ceiling/Lighting Plans: Floor plans should have a drawing scale of oneeighth of an inch to the foot (1/8” = 1’-0”) minimum and should show:
o
o
o
o
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Lighting, motion sensor lighting zones, layout, ceiling pattern, air transfer ducts,
materials and suspension-system details
The locations of any sound baffles above the ceiling
The locations of any access panels required to service building systems
The locations of any air transfer ducts and baffles through full height partition
and/or baffles from ceiling to underside of the slab
2.4.3
•
Sections and Details: Should be at a suitable scale to indicate partition details, baffles,
doors, etc.
•
Room Finish, Door and Hardware Schedule: Two copies of the hardware schedule
must be submitted to indicate all elements including keying which must be to building
standard as per Section 4 Hardware. Hardware must be approved by the Landlord.
•
Complete Mechanical, Electrical, Sprinkler, Building Automation and Life-Safety
System Drawings: To be at 1/8” = 1’-0” scale, showing all work that is an
alteration/addition to the base building system and all parts of the base building system
that remain unchanged. Tie-ins and extensions to base building security, fire alarm, and
communication systems must also be clearly shown.
•
Structural Drawings: Must be supplied only when modifications to the structure are
anticipated. These drawings are to be created by the base building Structural Engineer.
Should the Tenant opt to use their own Structural Engineer, the Landlord will forward said
plans to the base building Engineer for review at the Tenant’s sole expense.
Drawing Revisions
Upon completing its review, the Landlord shall return any marked drawings along with all
comments and required corrections set out by the Landlord and that of the base building
consultants. The Tenant shall revise their drawings to include all the comments and
corrections and provide the Landlord with a revised half size set of prints. Unapproved
drawings shall be revised by the Tenant to conform to the Landlord’s requirements and
resubmitted to the Landlord for approval. The Landlord shall not be obligated to change or
extend any of the dates contained in the Lease as a result of the drawings being rejected by
the Landlord or its consultants.
2.4.4
Specifications
One (1) electronic copy and one (1) set of specifications must be submitted with the final
set of working drawings describing the quality and performance standards for all of the Tenant
work.
2.4.5
Drawing Review
The drawing review does not imply that the plans and specifications comply with applicable
governmental requirements nor that they are satisfactory having regards to professional
architectural, engineering or similar standards. Review and approval does not in any way
impose upon or imply acceptance of responsibility on the part of the undersigned in respect to
all or any part of the approved plans and specifications. Approval is given for the limited
purpose of allowing construction and installation to proceed subject, in each case, to the
continuing responsibility and liability of the person or entity that submitted them for compliance
with all applicable governmental requirements, building standards and the applicable
requirements and standards for design and construction.
The drawing review letter is required to be reviewed by the tenant and applicable
project managers, general contractors, contractors etc. in its entirety signed and
returned to Construction Services prior to project commencement.
2.4.6
Permits
The Tenant is responsible for obtaining all necessary permits and approvals from the Building
Department, Health Department, Fire Inspector, the Ministry of Labour and any other
governing authority having jurisdiction. The Tenant shall submit copies of the building
permit and any other required permits or approvals to the Landlord prior to the
commencement of the Tenant’s construction, refer to section 2.5.
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2.4.6
Contractors
The Tenant shall engage, at the Tenant’s expense, the Landlord’s pre-approved
Contractors for any and all mechanical, electrical, sprinkler, access control, controls,
asbestos abatement and balancing modifications or additions to the base building systems.
2.5
WORK ADMINISTRATION PROCESS
2.5.1
Documents Required Prior to Work Permit Approval and Commencement of Work
•
One (1) electronic copy (CAD and PDF) and one (1) set of “D” size (24 x 36 inches)
construction drawings and documents to be approved by the Landlord (refer to section
2.4 for drawing specifications).
Note: as outlined in Section 2.4, the Landlord has ten (10) business days to review
the drawings and provide feedback to the tenant. Please consider this when
coordinating the project schedule.
•
A signed copy of the drawing review letter.
•
Arrangement of a start-up meeting with the Contractor/General Contractor to review the
rules and regulations of Commerce Court and to assist in any questions they may have
regarding the building. A GWLRA staff member of the Construction Services team must
be present during the start-up meeting/walk-through.
•
Contractor’s Certificate of Clearance from the (WSIB) Workplace Safety and Insurance
Board (current).
•
Copy of the City Building Permit Application and all permits issued by the jurisdictions
having authority. A copy of all City Permits must be posted at the job site. Note: In
accordance with Ontario Regulation 305/03 (Bill 124) no construction will commence
without a Building Permit.
•
Contractor’s Certificate of Insurance is to be obtained and maintained, which shall insure
the Owner (bcIMC Realty Corporation), the Manager (GWL Realty Advisors Inc.) and the
Contractor against all claims, liabilities and legal fees relating to the Contractor carrying
out the work:
a)
Commercial general liability in the sum of at least $5,000,000 (five million dollars)
on an occurrence basis including:
i.
ii.
iii.
iv.
v.
vi.
vii.
Bodily injury
Property damage
Completed operations
Non-owned automobile
Employer’s liability (if applicable)
Cross liability/severability of interest clause
The Owner and Manager shall be named as additional insured but
only in regards to the operations of the named insured.
Limit for commercial general liability may be made up of a combination of
primary and umbrella liability policies.
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b)
If applicable, automobile liability in the sum of at least $2,000,000 (two million
dollars)
•
A project contact list including Client, General and Subcontractors, with emergency
contact names, telephone numbers and emails.
•
A detailed construction schedule.
•
Rycom Pre-Construction Inspection Report (section 3.27 and APPENDIX I)
•
Pinchin Ltd.’s Designated Substance Report (D-Sub)
•
Pinchin Ltd.’s Design & Specifications Report
•
The General Contractor must sign and submit the “Contractor’s Asbestos Notification and
Acknowledgement” form (Section 3.6.1 & APPENDIX V)
•
For work in areas with known asbestos, the General Contractor must sign and submit the
“Form 3”. This can be obtained from Property Management. A copy of the “Form 3” must
be posted at the job site.
*Note: Upon receipt of the above applicable documents, work permit requests will be
approved. Please refer to section 3.49 for additional information.
2.5.2
Documents Required during Work
•
Copies of all site meeting minutes
•
Copies of all Contemplated Changes and/or Change Orders at time of issuance to
Contractors
•
Copies of all Architect, Consultant, or Designer site visit reports
•
Copies of all site reports from authorities having jurisdiction
•
A copy of the MSDS sheet for all materials used during renovation including but not
limited to adhesives, paint, caulking etc.
•
The Landlord requires at least five (5) business days notice prior to commencing
asbestos related work (section 3.6.2). The Landlord should also be informed when
asbestos related work has been completed.
*Note: Working hours is Monday to Friday, 7:00 AM - 6:00 PM During this time period,
noisy or disruptive work is not authorized (section 3.51).
2.5.3
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Documents Required Following the Completion of Work (also refer to Section 3.11)
•
One (1) complete hard copy set of Consultant approved “As-Built” Drawings, “D” sized
(24” x 36”) and one (1) electronic copy of CAD/PDF files on disc. Please Note: A
complete set of these drawings will be uploaded onto the management software at a cost
to the Tenant of $5.00 per plan. Rate may change without notice.
•
Substantial completion letter from professional on project.
•
Statutory declaration from holdback release
•
Letter from all Tenant designers, professional consultants and jurisdictions stating that the
project has been completed in accordance with the contract drawings and specifications.
•
Air Balancing Report to be submitted with engineers stamp and signature verifying that
final balance report meets design criteria.
•
A Certificate of Inspection from the Electrical Safety Authority.
•
NFPA Letter and Fire Alarm System Verification Report.
•
Rycom Pre-Inspection Report if not previously submitted (section 3.27 and APPENDIX I)
•
Rycom Post-Construction Inspection Report (section 3.27 and APPENDIX I).
•
Hazardous material disposal forms (section 3.6).
•
Pinchin Ltd’s site inspection reports.
•
Operating manuals and maintenance procedures.
•
Warranty letters related to all equipment, materials, finishes and labour.
•
Final written inspection report approved by the City Inspector (noting all permit numbers
and dates permits were closed)
•
Confirmation from the Tenant that all surplus base building equipment or materials that
are to remain the property of the Landlord have been delivered to the Landlord in good
working order
•
Third party commissioning report for all HVAC and associated work
•
Third party commissioning report for lighting and associated work
Close out documents must be received by the Landlord no later than forty-five (45)
days after the completion of work. Note: not all of the aforementioned close-out documents
will be applicable to every project.
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SECTION 3
PROCEDURES AND REGULATIONS
3.1
ABOVE CEILING WORK
All above ceiling work carried out in areas where asbestos is
present will require approval by calling the Construction Services
Inquiry Line at (416) 364-5010. All related work must be reviewed
by Pinchin, the base building Environmental Consultant, to
establish the regulations in which the work is to be carried out.
Inspection of all above ceiling work will require seven (7) days
notice and completed by Construction Services and Technical
Services.
3.2
ACCESS PANELS
Access panels in wall, ceiling and floor construction must be
provided by the Tenant at its own expense and/or as directed by
the Landlord to permit necessary access to equipment or services.
The Contractor is to coordinate on site the location, type, size and
number of panels, etc., by calling the Tenant Services Hotline at
(416) 364-4110.
3.3
AIR BALANCE REPORT
The Tenant must engage through the Landlord, the Landlord’s air
balance Contractor to provide an air balance report upon
completion of all Leasehold improvement work, including all
expansions and new renovations. The report must be done at the
Tenant’s expense and must be reviewed by the Landlord’s
consultant. Stamped and Signed.
3.4
AIR INTAKE (BREATHER)
Any window removal and air intake installation, and removal of
same/reinstallation of window, will be coordinated by Construction
Services (416) 364-5010. All associated costs will be at the
Tenant’s expense. A minimum of five (5) business days written
notice is required. This work is to be performed after-hours,
weather permitting.
Unauthorized Contractors attempting to remove or reinstall a
window will be subject to the maximum fines identified in this
manual plus any associated costs to remedy the resulting situation
(APPENDIX II).
3.5
AMENDMENTS TO LEASEHOLD IMPROVEMENT MANUAL
The foregoing information, procedures and regulations may be
amended from time to time by the Landlord. The current edition of
this manual is available online at www.commerce-court.com under
Tenants/Manuals & Forms.
3.6
ASBESTOS RELATED WORK
Asbestos containing materials are present throughout our
towers and sub-levels.
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During the construction of the West Tower of the Commerce Court
Complex, sprayed fireproofing containing chrysotile asbestos was
applied to structural steel, including metal decking and behind
perimeter induction units on exterior curtain walls. Since
construction was completed, asbestos containing sprayed
fireproofing has been removed from numerous areas of the
building. Copies of technical reports regarding sprayed fireproofing
may be viewed in the office of Commerce Court Property
Management.
Other friable and non-friable asbestos containing materials are
present in the four towers of the Commerce Court Complex.
These materials are identified in the Commerce Court Asbestos
Building Materials Survey prepared by Pinchin Ltd.
All projects must be assessed for the possibility of disturbing
asbestos containing materials PRIOR to the commencement
of work.
All work which may disturb ACM must be
coordinated through Commerce Court Property Management.
Contact the Construction Services Inquiry Line at (416) 3645010 to determine whether asbestos containing materials are
present in a particular area of the Commerce Court Complex.
3.6.1
Notification
Work which may disturb ACM must be arranged with
Property Management at least five (5) business days in
advanced. Notifications can be sent to Construction
Services
by
emailing
Denise
David
at
[email protected] As per section 2.5.1, a copy of
Pinchin Ltd’s Designated Substance Report and Design &
Specifications Report must be submitted to Construction
Services prior to the commencement of asbestos related
work. A Form 3 (APPENDIX III) will be provided to the
General Contractor to acknowledge the presence of
asbestos and confirm that they have notified all of their
sub-contractors. This form is to be completed and returned
to Construction Services (refer to section 2.5.1). A signed
copy of the Form 3 must be posted on the job site at
all times, along with the building permits.
3.6.2
Conditions for Work
Containing Materials
which
may
Disturb
Asbestos
Work which may disturb ACM is only permitted in Leased
and/or occupied areas during non-business hours, e.g.
after 11:00 p.m. and before 7:00 a.m., or on weekends.
Absolutely no penetrations or openings can be affected
into a known area containing asbestos when there are any
other occupants in the vicinity of the work. The ventilation
system must be disabled and air return vents sealed prior
to penetrating or opening an area containing ACM.
3.6.3
Duct Modification Procedures in Commerce Court West
Duct modification work includes the removal of diffusers or
VAV boxes, relocating diffusers from one location to
another, cleaning dust/debris within the ducts and cutting
existing ducts to accommodate the installation of new flex
or branch ducting. In Commerce Court West, if any of the
21 | P a g e
above work is scheduled to take place, modified asbestos
procedures must be followed. This procedure includes:
•
•
•
•
•
•
•
•
•
Notify the Joint Health and Safety Committee in
writing of the use of varied procedures.
Notify workers that they are modifying, removing,
cleaning etc. ducts in a building with asbestossprayed fireproofing however, ducts on the floor are
non-asbestos containing.
Workers are to be trained on this specific set of
procedures and have asbestos awareness training.
o Workers do not need to be trained in Type 3
Worker Training.
Shut down HVAC system being worked on.
Install drop sheets below areas of work. Drop sheets
can be disposed of as non-asbestos waste.
Disposable suits and respirators (P100 filters) must be
made available to the workers. This PPE is optional
and therefore not required.
If a worker requests the use of a suit and/or respirator,
the worker is to be fit tested and this equipment
should be worn during the planned modifications.
The use of power tools is strictly prohibited.
o Tools to be used during duct modifications
are restricted to power shears, battery
assisted screwdrivers and hand tools
including hammers.
o Tool not to be used include hole saws,
reciprocating saws and grinders.
o If additional tools are required please contact
Pinchin Ltd’s for consultation prior to
commencing work.
Ductwork removed for disposal can be disposed of as
clean waste.
To view the full Duct Modification- Varied Procedures
document prepared by Pinchin Ltd, please refer to
APPENDIX VI.
3.6.4
Working Around Asbestos Containing Joint Compound
When working around Drywall Joint Compound present on
the core & perimeter walls, columns and ceilings in the
Commerce Court Complex, certain precautions must be
taken due to the presence of asbestos.
The regulatory guidelines apply to the following:
• Removal of vinyl wallpaper.
• Repair and skim coat walls as necessary to provide a
smooth finish.
• Apply new finishes (paint, wallpaper, etc.) to walls.
• Install steel stud partitions against existing drywall
walls finished with asbestos containing drywall joint
compound.
• Removal of less than 1 square meter of drywall.
• Repair of void in drywall.
Since there is no disturbance of the existing drywall joint
compound the above listed procedures are not considered
a regulated asbestos procedure and hence this work can
22 | P a g e
be done by your normal trade contractor (no specific
asbestos training or government notice required). It is
important that the workers be notified, in some
documented fashion, that the existing drywall joint
compound does contain asbestos and that they should not
disturb this material during their work.
To view the full Working Around Asbestos Cointaining
Joint Compound document prepared by Pinchin Ltd,
please refer to APPENDIX VII.
If further clarification is required regarding these
procedures or if you have questions, please contact the
Property Management Office at 416-364-2281.
3.6.5
Replacing Fireproofing
Wherever fireproofing has been removed for any reason, it
is to be replaced with asbestos-free fireproofing of an
equivalent rating, to the approval of Commerce Court
Property Management.
3.6.6
Clean-Up, Removal and Disposal
The Contractor will be responsible for the clean-up,
removal and disposal of all asbestos contaminated waste
from the project in strict conformity with Regulation
654/85. A copy of the asbestos disposal forms which are
required by the Ministry of Environment must be submitted
to the Construction Services Department (also refer to
section 2.5.3).
3.6.7
Completion of Work
All work areas must be cleaned and all ceiling tiles must
be re-installed at the end of each work period, before the
space is re-occupied. Air quality testing is also required to
be completed upon completion of work. A copy of Pinchin
Ltd.’s Site Inspection Reports must also be provided to
Construction Services (also refer to section 2.5.3).
Note:
3.6.8
All work is subject to inspection provided by
Commerce Court Security and Life Safety
personnel and/or asbestos consultants
employed by Commerce Court.
Discovery of Friable Material
Any unexpected discovery of friable material which may
contain asbestos, during any work, shall be immediately
reported to Commerce Court Security, at (416) 364-6366
in addition to notification required by the legislation to
government authorities. Work in this area will then cease,
until Property Management authorizes the continuance of
work.
3.6.9
23 | P a g e
Failure to Comply
Failure to totally comply with any of the foregoing rules
and regulations, along with any revisions, which may be
implemented from time to time and all aspects of Ontario
Regulation 654/85 shall be deemed sufficient reason for
Commerce Court Property Management to halt the work
or dismiss the Contractor from the project. Any and all
costs incurred by Commerce Court Property Management
as a result of such action will be the sole responsibility of
the Contractor.
3.6.10
Occupational Health & Safety Act – Asbestos Regulation
All Contractors working within the Commerce Court
Complex who may disturb ACM are required to comply
with the following:
Ontario Regulation 278/05, Regulation Respecting
Asbestos on Construction Projects and in Buildings and
Repair Operations (APPENDIX VII).
R.R.O. 1990, Reg. 838, Regulation Respecting Asbestos
on Construction Projects and in Buildings and Repair
Operations as amended, made under the Occupation
Health and Safety Act, 1980, under the jurisdiction of the
Ontario Ministry of Labour.
R.R.O. 1990, Reg. 347, as amended for asbestos, made
under the Environmental Protection Act, under the
jurisdiction of the Ontario Ministry of the Environment.
Transportation of Dangerous Goods Act, 1992 (TDGA,
1992), S.C, 1992, c.34 including Transportation of
Dangerous
Goods
Regulations
SOR/85/77
and
subsequent amendments.
Commerce Court Complex – Asbestos Management
Program, prepared by Pinchin Ltd.
Note: R.R.O 1990, Reg. 838 is the amended version of
Ontario Regulation 654/85. All references to Ont. Reg.
654/85 are to be changed to Reg. 838.
3.7
CARPET LAYING
Carpets may not be glued to the floor, except when a “quickrelease” type of glue is used and the Landlord’s approval has been
obtained. Installation of all carpet within the Tenant’s premises
must be completed after normal business hours. Base building
fans are to be turned on for a minimum of twenty-four (24) hours
during and after installation to remove any odors emanated by
carpet and adhesives.
3.8
CEILING GRID
Base building construction has erected the ceiling grid to typical
floor ceilings. The Tenant shall be responsible for any damages to
this grid due to Tenant work (refer to section 4 for specifications).
Clips must be used to fasten interior partitions to the ceiling grid;
24 | P a g e
screws are not permitted to fasten partitions to the T-bar
ceilings.
3.9
CLEARANCE REQUIREMENTS FOR INSULTATED GLASS
UNITS
•
•
•
Partition Walls cannot be built in front of the exterior
wall glazing system such that replacement of the
glazing units becomes encumbered. Partition
walls/bulkheads can interface with the mullions of the
glazing system provided the finished wall surface
does not extend past the glazing framing width. A
minimum of 2” clearance is required.
Fixed or moveable furniture shall be placed/configured
to ensure access to the glazing units is not limited
should replacement of the unit be necessary. The
required access includes: a clearance of 2 ft in front of
the glazing unit and full floor height with direct access
to the corridor having a minimum width of 2 ft.
Should furniture and/or fixtures require removal in
order for the landlord to facilitate the replacement of
the glazing unit, all costs for furniture / fixture
relocation or removal are to be borne by the tenant.
All proposed fit outs have to be reviewed and
approved by GWL.
3.10 COMMENCEMENT OF TENANT’S IMPROVEMENTS
3.10.1
3.10.2
Inspection of Tenant Premises
•
Prior to commencement of any Tenant work, an
inspection of Tenant floors shall be performed by
Tenant, his agents, and GWL Realty Advisors.
•
A signed letter shall be issued confirming acceptance
of Tenant area and any damages or deficiencies shall
be indicated at that time.
No claims shall be
considered for any items not identified on the
acceptance letter.
•
The Landlord shall issue verbal or written notice to the
Tenant advising that all the conditions prerequisite to
the commencement of Tenant work have been
complied with to the satisfaction of the Landlord. This
notice shall be presented to the Tenant Contractor
before he will be permitted access to the Premises to
begin the Tenant work.
Inspection of Tenant’s Work In Progress
•
25 | P a g e
The Landlord and its Agents, Architects, Engineers,
and Consultants shall have unlimited access to the
Tenant’s premises for the purpose of inspecting the
Tenant Work In Progress.
The Landlord or its
Architects, Engineers or Consultants may note
deficiencies in the Tenant work which shall be
corrected by the Tenant immediately.
3.11
•
The Tenant’s Contractor may be issued revisions to
the documents outlining regulations and procedures
for Tenant Contractors and Sub-Contractors on the
job site, from time to time as site conditions warrant.
•
After completion of Tenant work, another inspection
shall be made between GWL Realty Advisors and the
Tenant for both the Tenant areas and the floor. Any
damages caused by the Tenant Contractor in the
execution of the Tenant work shall be repaired by the
Landlord’s Contractor at the Tenant’s expense.
COMPLETION OF WORK (also refer to section 2.5)
At the completion of work, the Tenant must provide the Landlord
with a complete set of “as-built” sepia drawings and all close-out
documents as noted in Section 2.4 and Section 2.5. All elements of
the base building, such as, but not limited to, light fixtures, ceiling
tiles, doors and frames, hardware etc., that the Tenant removes
with the approval of the Landlord remain the property of the
Landlord and must be delivered back to the Landlord in good
working condition. The Leased premises must be left clean and in
a “move-in’ condition which is acceptable by the Landlord and
base building cleaning Contractor. The Landlord’s cleaning
Contractor may be retained at the Tenant’s expense to complete
this work.
In addition to the foregoing obligations, Tenants are also
responsible for ensuring, before premises are occupied or reoccupied, that the following areas and/or items are cleaned
post-construction:
•
Light fixtures and lenses
•
Ceiling and ceiling tiles
•
Floor tiles and carpets
•
Corridor walls and doors immediately adjacent to the Leased
premises
•
Perimeter induction units (inside wet clean and outside)
•
Lint screens and coil (cleaning shall be carried out by the
Landlord’s Base Building cleaners and charged to the Tenant’s
account)
•
Inside faces of windows
•
All service rooms
•
Venetian blinds or Mecca shades (cleaning of the blinds shall
be carried out by Base Building cleaning company, and
charged to the Tenant’s Account)
•
The air filters for the floor air handling unit must be replaced
following construction at the Tenant’s cost
•
Ducts located from main supply connection through premises
26 | P a g e
•
3.12
Main “T” drain connections at the main building drain stack
CONTROLS
The existing Robertshaw zone controllers in the complex are no
longer manufactured and are obsolete. Any new VAVs or zone
controls being installed must be added to the new Base Building
Torr and Andersen automation system.
Any existing zone
controllers in the same area will need to be upgraded to
communicate on the new automation system network. Please
ensure MTI, the base building contractor, is adequately advised of
all required programming for VAV units. Contact Larry Sobotka at
MTI @ 905-513-1953.These units must be tied into the Life Safety
Matrix. The cost for the programming runs at approximately
$100.00 per hour plus HST. It is estimated to take two (2) hours
per unit and rates may change without notice.
3.13
CONSTRUCTION NOISE
The Tenant’s Contractor shall not perform any work during
business hours (Monday- Friday, 7:00 a.m.-6:00 p.m.) of which
the noise is discernible to other Tenants or interrupts the use of
their premises. The Property Management Office shall determine
what level of noise is acceptable in the event of an occurrence.
3.14
COURTYARD PAVER PROTECTION POLICY
Courtyard paver repair is an expensive cost for the Tenants of
Commerce Court.
The purpose of the policy is to reduce that cost and maintain the
highest level of safety for pedestrian traffic by providing a
procedure to be followed for anyone arranging for work, including
for service Contractors, where vehicles are required to come up
onto the Commerce Court Courtyard pavers.
All vehicles exceeding 1,500kg (3,300lb) driving onto the pavers
around the complex are to do so only with the protection of ¾ inch
plywood sheets to be moved with the vehicle as it travels. Sheets
must be placed width-wise, so as to ensure weight is distributed
over three pavers simultaneously. Please note that the King Street
pavers are the most fragile, as they are supported by stilts.
Precautions should be taken in all areas nonetheless.
All vehicles not exceeding 1,500kg (3,300lb) driving onto the
pavers are subject to the same policy; however plywood protection
is only to be applied to protect trench drain cover or tree pit cover
pavers.
In all cases, authorization for this undertaking must be obtained
from Commerce Court Property Management and specified in the
appropriate Work Permit issued for the project. Authorization will
include the specific route to be followed by the vehicle. It is
recommended that the route be walked with the Contractor just
prior to the work commencing so that the condition of the pavers
can be established in advance by all parties.
27 | P a g e
Prior to work commencement, Contractors are to inform the
Property Management representative arranging for the work that
they must report to the main Concierge Desk in the West Lobby
and advise the duty Security Shift Supervisor/Property
Management representative BEFORE driving onto the premises.
Wherever possible, Security personnel/Property Management
representative should confirm the route and paver condition with
the Contractor when they announce their arrival.
Any Contractor seen driving onto the pavers without permission
and/or precautions having been placed into effect will assume all
responsibility, including costs, for all paver repairs located along
the route taken.
3.15
DAILY CLEAN-UP
Contractors must ensure that corridors are left free of debris and
must remove dirt and marks from corridor walls, floors, doors, etc.,
on a daily basis. Where special cleaning is required to maintain
the corridor’s neat appearance, such cleaning will be done at the
Tenant’s expense.
3.16
DAMAGE
Once a floor has been handed over to a Tenant’s General
Contractor, the Contractor is responsible for the floor. All floor
deficiencies will be confirmed in writing with mutual acceptance to
be in perfect condition unless, prior to the start of any work, an
inspection by the Contractor and a Representative of the Landlord
determines otherwise. If during the construction period, should the
Tenant’s Contractor or other forces working for the Tenant cause
damage to the premises or public areas of the building, the
Landlord, at its option, will carry out repairs at the Tenant’s
expense.
3.17
DRILLING, CUTTING WORK AND X-RAYS
Drilling or cutting openings of any type or size into the
concrete structure of any Commerce Court building without
the Landlord’s pre-approved authorization is strictly
prohibited.
3.17.1
Proposed Drilling or Coring Locations
The Tenant and/or their Contractor must have the
proposed location(s) of the drilling and/or coring
reviewed and approved in writing by both the
Landlord and the Landlord’s Base Building
Consultant. All proposed locations shall be submitted to
the Landlord by the Tenant in the form of drawings.
Submittals are subject to review and approval by the
Landlord and the Landlord’s Base Building Consultant,
both coordinated by the Tenant. The Contractor must also
specify the company performing the x-raying, drilling
and/or coring work, the equipment being used, as well as
the range/floors impacted by the x-rays. Five (5) business
days notice is required by the Landlord.
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3.17.2
X-Raying
The Tenant and/or their Contractor must employ a
Radiography (X- Ray) Contractor to locate all embedded
objects by means of an X-Ray of the concrete structure in
the immediate approved location of the hole. All X- Rays
must be completed between the hours of 12:00 a.m.
and 5:00 a.m. and at the convenience of the
Tenant(s) impacted by the work. The x-rays will be
reviewed and approved in writing by the Landlord and
the Landlord’s Base Building Consultant prior to
drilling or cutting openings of any size into the
concrete structure of any Commerce Court building.
The Tenant is responsible for all costs related to the
services provided by the Landlord, its Base Building
Consultant and the X-Ray Contractor. The Tenant is also
responsible for the costs to perform the X-Ray required
and associated fees.
The X-Ray Contractor must also place signage at all
access points to the affected floors including stairwells
and elevator lobbies outlining the safe working limits
during exposure of the film.
3.17.3
Drilling and/or Coring
Drilling and/or coring work may only commence once
written approval of the x-rays by the Landlord and its
Base Building Consultant has been received. Drilling
and/or coring must be performed between the hours
of 12:00 a.m. and 5:00 a.m. and at the convenience of
the Tenant(s) impacted by the work, with five (5) days
advance notice to the Landlord. Any access
required into another Tenant’s space must provide the
Landlord three (3) business days notice.
Precautions must be taken by the Tenant and their
Contractor to ensure that materials do not fall on
occupants or contents of the floor below and that all water
is vacuumed away before draining to the floor below.
Damaged cast-in electrical wiring or plumbing must be
immediately repaired by a Landlord approved Contractor
at the Tenant’s sole expense.
All abandoned openings larger than 3” in diameter are
to be filled with concrete and guaranteed to be
secure. Any openings up to 3” in diameter must be
filled with fire stopping material that is specific to the
application and size as per the ULC Listed Assembly.
3.18
Duct Modification Procedures in Commerce Court West
Duct modification work includes the removal of diffusers or
VAV boxes, relocating diffusers from one location to
another, cleaning dust/debris within the ducts and cutting
existing ducts to accommodate the installation of new flex
or branch ducting. In Commerce Court West, if any of the
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above work is scheduled to take place, modified asbestos
procedures must be followed. This procedure includes:
•
•
•
•
•
•
•
•
•
Notify the Joint Health and Safety Committee in
writing of the use of varied procedures.
Notify workers that they are modifying, removing,
cleaning etc. ducts in a building with asbestossprayed fireproofing however, ducts on the floor are
non-asbestos containing.
Workers are to be trained on this specific set of
procedures and have asbestos awareness training.
o Workers do not need to be trained in Type 3
Worker Training.
Shut down HVAC system being worked on.
Install drop sheets below areas of work. Drop sheets
can be disposed of as non-asbestos waste.
Disposable suits and respirators (P100 filters) must be
made available to the workers. This PPE is optional
and therefore not required.
If a worker requests the use of a suit and/or respirator,
the worker is to be fit tested and this equipment
should be worn during the planned modifications.
The use of power tools is strictly prohibited.
o Tools to be used during duct modifications
are restricted to power shears, battery
assisted screwdrivers and hand tools
including hammers.
o Tool not to be used include hole saws,
reciprocating saws and grinders.
o If additional tools are required please contact
Pinchin Ltd. for consultation prior to
commencing work.
Ductwork removed for disposal can be disposed of as
clean waste.
To view the full Duct Modification- Varied Procedures
document prepared by Pinchin Ltd., please refer to
APPENDIX VI.
3.19
EMERGENCY CONTACT
The Tenant and its Contractors are required to inform the Property
Management Office of a name and telephone number for
emergency contact in case of an emergency having to do with the
Tenant’s premise. Commerce Court’s EMERGENCY PHONE
NUMBER IS (416) 364-2050. The Emergency Phone Number
must be clearly posted within the construction area.
3.20
EMERGENCY PROCEDURES FOR CONTRACTORS
This plan is designed to provide specific emergency procedures for
all Contractors who work within the Commerce Court complex.
Much can be done to minimize the probability of an emergency,
and enhance life safety and property protection through
awareness, attitude, good housekeeping and sound fire prevention
and safety practices. It is the responsibility of all Contractors to be
familiar with these procedures and to be alert to the identification
and reporting of all hazards to ensure life safety and property
protection. This plan covers:
30 | P a g e
•
Fire Safety and Prevention
•
Floods/Water Leaks
•
Medical Emergencies
•
Security Regulations
3.20.1
No Smoking
Contractors are reminded that smoking is not permitted on
Commerce Court property, including the exterior
courtyard.
3.20.2
Fire Prevention
Good fire prevention practices are effective methods of
ensuring fire safety in the Commerce Court complex. In
an effort to prevent fire from occurring, the following
should be observed:
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•
Do not permit accumulations of combustibles such as
construction debris in the work area, i.e. garbage,
skids, barrels, drums, etc.
•
No smoking regulations must be adhered to at all
times.
•
Avoid careless storage practices, i.e., ensure exit
routes, doors and stairwells are not blocked by boxes,
materials, equipment, etc.
•
Ensure sprinkler heads are not obstructed.
•
Exercise caution when near, using or storing
flammable materials. Petroleum products should be
in approved containers. Contractors must avoid
having excessive amounts of flammable liquids on
site.
•
Turn off power and heat equipment when not in use.
•
Adhere to Cutting and Welding procedures outlined in
this manual.
•
Storage of compressed gas or liquid cylinders shall be
in accordance with Section 5.6 of the Ontario Fire
Code.
•
The use of propane gas is strictly prohibited in
Commerce Court.
•
If the fire alarm pull stations are not operational,
signage to this effect must be prominently displayed in
the affected area.
3.20.3
Fire Safety Emergency Procedures
•
Upon Discovery of Fire
o
o
o
o
o
o
o
•
Accidental Activation of Fire Alarm
o
o
o
o
3.20.4
Shut off power and heat equipment, provided
that it can be done safely.
Leave fire area immediately.
Close all doors behind you.
Sound the fire alarm by activating a fire pull
station.
Use the stairwells to evacuate the building to
the courtyard or street. If you encounter
smoke in the stairwells during evacuation,
use the alternate stairwell exit provided. Do
not use elevators to evacuate.
Follow instructions of responding emergency
personnel.
Immediately contact the Commerce Court
Emergency Line at (416) 364-2050.
Immediately contact Commerce Court
Emergency line at (416) 364-2050.
Alert them of your location and the cause of
alarm.
Provide as much information as possible.
Remain at site to provide further information
to Communications Centre or Emergency
Response personnel.
Exits
If an exit is unavailable for egress due to construction or
repairs, temporary exit signs must be installed/posted to
clearly identify alternate exit.
3.20.5
Floods/Water Leaks
In the event that a pipe ruptures or there are visible signs
of water leakage, identify the sources of the leak and stop
the flow of water as soon as possible.
The Commerce Court Emergency Line should be
contacted immediately at 416-364-2050. Please inform
security of the problem and location.
Note: Contractors should maintain sufficient plastic
sheeting to minimize any water damage from a
leak.
3.20.6
Medical Emergencies or Accidents
Serious medical emergencies, call 911, to request
emergency services.
Next, you must notify Commerce Court Security and Life
Safety Services by calling the emergency line at (416)
364-2050, so that they can attend the site to render aid,
32 | P a g e
and be prepared to escort emergency services to the site
when they arrive.
3.21
FASTENINGS
Tenant Contractors are not permitted to mechanically fasten to
window frames, fire-rated walls or exterior walls containing
structural air/vapor barriers. Clips must be used to fasten interior
partitions to the ceiling grid; screws are not permitted into T-bar
ceiling.
3.22
FEES PAYABLE BY TENANT
Fees payable by the tenant are based upon each individual lease
agreement.
3.23
FIRE SAFETY SYSTEMS
When fire alarm system upgrades are included in tenant
improvements, the tenant may choose to use our Life Safety &
Suppression Systems consultant, Nadine International (refer to
section 1.3 for contact information). Should the tenant choose to
use another approved consultant or engineer, the tenant will be
charged a fee of $1000.00 plus HST per floor to cover the cost for
Nadine International to review the tenant design fire alarm
drawings and to update the fire alarm building permit drawings.
Should the Landlord receive any fines by any jurisdiction with
authority caused by construction or renovations, all fines will be
forwarded to the Tenant and/or Contractor for payment.
3.23.1
Pull Stations
All fire pull stations must have a cover which has been
approved by our Security & life Safety Services group. For
additional information or to arrange purchase of said
covers, please contact Ralph Martell, Fire & Life Safety
Supervisor, 416-364-7321. The cost of covers is
approximately $88.60 each, plus applicable taxes and
administration fees. Price is subject to change without
prior notification.
3.23.2
Relocating Fire Hose Cabinets
All work associated with relocating a fire hose cabinet
must comply with the requirements of Section 3.2.9. of the
Ontario Building Code. When relocating a fire hose
cabinet, the cabinet connection to the stand pipe must be
reinstated to the same riser as in its original location. All
valves installed must be ULC or FM Global listed. Old
valves are not to be removed and reinstalled; only new
valves can be installed using the proper tools.
3.23.3
Shutdown/By-Pass
This procedure is designed to ensure that a minimum level
of life safety is maintained at all times. It details the
procedure to be followed in the event that a fire protection
system has to be shutdown or bypassed.
33 | P a g e
•
All work on fire protection systems will only be
authorized for Contractors who have a valid work
permit. Exceptions will be made for emergency
repairs.
•
At least two (2) business days notice is required for
any sprinkler or standpipe drain downs.
•
At least seven (7) business days notice is required
for any testing of fire protection or fire alarm systems.
•
If a drain down of a sprinkler or standpipe system is
required, the Contractor will contact the Mechanical
Supervisor, Wagih Iskandar (416) 364-5951 to
request it. The Contractor will provide the necessary
information to Wagih who will make the necessary
arrangements. No drain downs will be booked if the
Contractor does not have a valid work permit. The
Contractor will be billed for any costs that are
incurred.
•
Sprinkler systems cannot be drained down if one of
the standpipes is drained down, and standpipes
cannot be drained down if the sprinklers are drained
down.
•
Drain downs are conducted prior to 7:00 AM and after
6:00 PM, to avoid the possibility of disruption of
Tenant activities.
•
Building Operations personnel will drain down the
requested systems prior to start of work. When the
work has been completed, the Contractor will liaise
with Building Operations personnel to have the
system refilled to check for leaks.
•
When sprinkler systems are being refilled, the
Contractor will use a small jockey pump to pressurize
the system to check for leaks.
•
At the start of the work day, the Contractor will contact
the Building Control Centre Operator (416) 364-8025
to ensure the required systems have been drained,
and the alarms bypassed. This must be done on every
work day before any work proceeds.
•
All systems must be restored at the end of the work
day. If for some reason a system cannot be restored,
the Supervisor, Fire and Safety Group must be
advised, so that alternate measures can be put in
place.
For additional information on sprinkler/standpipe drain
downs, please refer to section 3.39.
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3.23.4
Testing and Maintenance (Pull Station and Maglocks)
This procedure is designed to ensure that a minimum
acceptable level of life safety is maintained at all times. It
details the procedures to be followed during testing and
maintenance of fire and life safety equipment as required
by the Ontario Fire Code. Further, it sets specific
guidelines as to when this testing and/or maintenance is to
occur. When mag-locks are removed, the associated door
signage must also be removed. All new mag-locks must
have the associated door signage in place.
Testing of Fire and Life Safety equipment is to be done
outside of normal business hours.
The Tenant is
responsible for arranging a City Inspector to attend the
testing and for any costs incurred. Testing schedules will
be subject to the approval of the Landlord. All testing is to
be scheduled in advance. This will have a two-fold effect:
•
It will allow for monitoring that all required testing is
being done.
•
It will allow for the scheduling of additional staff, where
required.
The Contractor will submit a schedule, at least seven (7)
days in advance, of all testing or maintenance of fire and
life safety systems to Supervisor, Fire and Safety Group at
416-364-7321.
3.23.5
35 | P a g e
Scheduled Testing/Maintenance
•
All scheduled testing/maintenance will take place at
the times and dates indicated. Any and all exceptions
will be reported in writing (to those areas listed in 5.1)
at least twenty-four (24) hours prior to the test date.
•
The Supervisor, Fire and Safety Group, Security and
Safety Department, will have the option of attending
and observing any tests he/she deems necessary.
•
The Security Shift Supervisor will be advised before
any testing starts.
•
All testing is to be recorded on the prescribed forms
listing any deficiencies and corrections.
•
During testing, the Communications Centre will
monitor all alarm transmissions and immediately notify
the Fire Department upon receipt of any alarm not in
the scheduled area. This is to be done immediately
so that provisions for the safety of occupants, as
described under the Fire Safety Plan, can be put into
effect.
•
Upon receipt of an alarm, as described above, all
testing shall cease and will not resume until approved
by the Supervisor, Fire and Safety Group or his
delegate and the All Clear given.
3.24
•
The Security Shift Supervisor is to be notified prior to
the resumption of testing.
•
Only qualified Siemens Personnel are authorized to
work on the Commerce Court Alarm System.
“Qualified” means a representative of Siemens
possessing CFAA certification.
•
All Testing of equipment will conform to the Ontario
Fire Code and the latest edition of any referenced
standards.
•
The technician conducting the test and/or
maintenance will be knowledgeable in the use of, and
have in his possession such tools and equipment as is
necessary to conduct said test in conformance with
the applicable Codes and Standards.
•
At the completion of the testing, one copy of the
completed report will be forwarded to the Supervisor,
Fire and Safety Group.
GARBAGE
Corridors, exits, freight elevator lobbies and common areas must
be kept clear at all times. Removal of all construction garbage is
the responsibility of the Tenant’s Contractor. Arrangements must
be made for elevator time to remove construction debris to the
loading dock.
Because of limited space, debris must be
immediately removed from the site by means of a non-marking
rubber wheeled cart by the Contractor.
Removal of Tenant’s construction debris will be scheduled
between the hours of 6:00 p.m. to 7:00 a.m. Bins will only be
accepted on site during these hours. Booking of the service
elevator for down loading must be coordinated through the
Shipping/Receiving Office (416) 364-1267 with a minimum of
forty-eight (48) hours notice. Service elevators can only be
booked starting at 6:00 p.m.
The Tenant Contractor
is
responsible for the most efficient use of the service elevator at the
Landlord’s discretion. A building representative may be required,
at Management’s discretion, after hours and the cost of same will
be charged to the Tenant.
Note:
3.25
Garbage of a flammable nature (e.g. paper) must not
be allowed to accumulate, but must be removed from
the site as quickly as possible.
LIENS
The Tenant shall undertake to protect the Landlord and its interests
against the placing of liens under the Construction Lien Act by the
Tenant’s Contractors and suppliers, and to discharge forthwith at
its own expense any liens registered against the building and lands
which arise as a result of the Tenant’s work.
36 | P a g e
3.26
LOADING DOCK – (HOURS 8 a.m. – 5 p.m.)
The Shipping and Receiving area may be used for the unloading,
pick up and delivering of construction equipment, materials and
waste only and is not permitted between 8:00 a.m. and 3:30 p.m.
on business days. Access to Shipping and Receiving is restricted
to twenty (20) minutes. Any vehicle that exceeds the parking limit
is subject to tagging and or towing at the vehicle owner’s expense.
Parking of personal vehicles is prohibited. Exceptions can be
made for deliveries after 5:00 PM. weekdays when a large pick-up
or delivery can be handled. In these cases, arrangements for
reserving the service elevators must be made two (2) business
days in advance by calling (416) 364-1267.
Movement of
equipment or materials through lobby areas is prohibited. There is
a height restriction in Shipping and Receiving of 12’0” and as
such no vehicle exceeding this height will be permitted access.
Note:
3.27
Any vehicle parked anywhere in the complex without
prior written authorization is subject to being tagged
and towed, at the vehicle owner’s expense.
MECHANICAL, ELECTRICAL, AND COMMUNICATION ROOMS
The Tenant shall be responsible for cleaning and making good any
damages to the Mechanical, Electrical and Communication rooms.
In particular, floor drains shall not be used for dumping of liquid
garbage and all floor slab openings shall be replaced with fire stop
material.
No Tenant equipment is to be installed in either room without
written approval from the Landlord. Any additions/deletions to an
electrical panel must be noted on panel index.
3.27.1
Riser Room Access for Main Telephone Room (MTR),
Riser Rooms, and Rooftop
To ensure and maintain security in telecom spaces,
including the main telephone rooms, riser rooms, and
rooftop, all work must be approved by the property’s
Telecom Riser Management firm, RYCOM TPM, in
advance. Rycom must be engaged, at the tenant’s cost to
conduct
pre-construction
and
post-construction
inspections and also assist in the management of all
communication and data activity within the Riser Rooms.
The Client/Contractor is responsible for all associated
costs, and must submit drawings and any other requested
documentation to RYCOM TPM for approval before the
work may begin. All requests require forty-eight (48)
hours advanced notice.
RYCOM TPM can be contacted at 1-877-792-6687 or at
[email protected]
3.27.2 On-Site Review Audit
Installations that require cabling to pass vertically through
more than one (1) riser room and/or cabling that extends
beyond riser rooms through the parking garage,
concourse, or ground level require an On-Site Review
Audit. Persons mandated to attend the site review are: a
37 | P a g e
RYCOM TPM representative, the Landlord, the
Contractor, and the Client. Subsequent to the audit,
RYCOM TPM will provide a written report outlining all
findings. At the Landlord’s discretion, additional On-Site
Review Audits may be required at the Client’s/Contractor’s
sole expense.
An On-Site Review is also required for a new service
provider requesting to establish a Point of Presence (POP)
in the building. The On-Site review includes a site walk to
determine potential locations within the property and
review the proposed route.
A Telecom License
Agreement will be executed following approval from
Landlord and RYCOM. Installations will be scheduled
following agreement execution. All Site Reviews are
chargeable to the contractor.
3.27.3
Standards of Work (refer to APPENDIX I)
In addition to compliance with all relevant and applicable
codes and standards, cabling must conform to the
standards as shown below. Specifically, all floor slab
penetrations must be smoke stopped and fire sealed. If a
Contractor’s work infringes on a conduit/penetration that
does not comply with relevant codes and standards, it is
the Contractor’s sole responsibility to ensure that
measures are taken to meet these requirements. Noncompliant penetrations will not be “grandfathered”; all work
performed must be completely compliant.
•
Work must be performed in a professional manner
adhering to standards such as those published by
BICSI and local building and fire codes;
•
Cables installed in the building’s horizontal floor space
will be plenum rated/FT-6, regardless if the space is
actually plenum or not;
•
Contractors will replenish the firestopping in the riser
sleeves that are used to route the cables, regardless
of the previous condition of the firestopping. If cores
must be drilled, all penetrations (wall or floor) must be
x-rayed and approved by the Base Building Structural
Engineer before work may proceed;
•
Cables must be routed in conduit, cable trays or on Jhooks. Running cables over the ceiling tiles and light
fixtures is not acceptable. All cables must be properly
supported and “strain relieved”;
•
Vertical cables must be labeled on either end and on
every floor and horizontal cables must be labeled
every thirty (30) linear feet;
•
Cables must be properly dressed.
If the Contractor fails to implement the above guidelines
then they will be asked to perform remedial action to
correct the deficiencies. Failing to take corrective action,
38 | P a g e
the Contractor will be barred from performing any work on
the property until all deficiencies are corrected.
3.27.4
Return to Base Building - Cable Abatement Management
& Control (refer to APPENDIX I)
To comply with fire codes, all abandoned cabling within
the complex and in the riser rooms is to be removed back
to source. RYCOM TPM will be the only Landlord
approved contractor eligible to complete this work, as
cable abatement activities are being managed as a whole
through the RYCOM TPM Program. RYCOM TPM shall be
engaged for any return to base projects. As such, RYCOM
TPM will be responsible for removing all abandoned
cabling from the site. Cable abatement activities are
billable back to the last tenant unless other arrangements
have been made with the Landlord.
3.27.5
Fee Schedule for Site Review
RYCOM TPM is to perform a Site Review meeting with all
parties as required. It is recommended that the following
parties attend the Site Review meeting: RYCOM TPM
representation, the building operator, client representation,
consultants, engineers, and the contractor performing the
work. These parties will walk through the scope of work
and collaborate on how the scope of work will be or has
been conducted. Once the Site Review is completed,
RYCOM TPM will provide a Site Review Report to all
parties who attended, and a copy will be posted to the
RYCOM TPM web portal.
FEE AMOUNT: $525.00 – subject to change without
notice
3.28
PAINTING
Painting within the tenant premises is permitted during
business hours and does not require a HVAC shutdown.
Electrostatic painting however, will require a HVAC shut down.
Please note that if a complaint is received regarding noise or
odour, work will have to recommence after hours.
3.29
PARKING
Building Management does not provide parking for Contractor
personnel and there is no special area reserved for this purpose.
Vehicles parked illegally on the property are subject to tagging
and/or towing at the vehicle owner’s expense. There is a paid
parking facility within the complex; however, there is a height
restriction of 6’0”, as such no vehicle exceeding this height is
permitted access.
3.30
PLUMBING AND METERING
Where plumbing is removed from Tenant premises, all water
supply, drain lines and vent connections must be removed from the
39 | P a g e
ceiling space back to the core riser and properly capped. During
construction, plumbing drains are not to be used for dumping
construction debris, paint, drywall compound etc. Once
construction is completed, all washroom and janitor closet drains
must be cleaned out to the building drain stack. All main “T” drains
connected to the main drain stack must be cleaned after
construction. If this is not completed, the Landlord will have it done
at the tenant’s expense.
Installation of water meter(s) will be required on all incoming lines
to the Tenant’s premises servicing any kitchens, private
washrooms and emergency back-up HVAC equipment. All chilled
water connections must have a BTU meter installed. Approved
BTU specifications are available through Construction Services at
(416) 364-5010. All meter reading units are to be located in Base
Building janitors’ closets or Base Building riser rooms. Domestic
cold water connections are not permitted as a primary supply to
any HVAC equipment. In addition, connecting to the base building
domestic hot water supply is not permitted. Tenants must supply
and install hot water tanks. Metering must be completed by the
Tenant during any Tenant improvements where above ceiling work
is required.
3.30.1
Specification for BTU meter
BTU meters shall be manufactured by Kamstrup model #
601 c/w Lon communication option, sensors shall be
Kamstrup model #PT500; flow meters shall be Kamstrup
model # Ultra flow 65T. In large pipe applications flow
meter may be substituted for insertion type, manufactured
by Onicon, model# F1200 depending on size of line to be
measured.
BTU meters shall be supplied and installed by the base
building controls supplier and connected to the base
building automation system for monitoring, reporting and
usage calculations.
BTU meters are to be connected to all chilled water
supplemental cooling equipment feeds.
3.31
PROTECTION OF UNITS BEFORE CONSTRUCTION
COMMENCEMENT
Base Building induction unit enclosures shall not be used as a step
or for storage of materials, etc. Repairs for damages shall be the
responsibility of the Tenant.
3.32
PUBLIC SAFETY- CONTRACTOR COMPLIANCE
It is the Tenant’s responsibility to ensure that the Tenant’s
Contractor observes and complies with all applicable
construction/safety regulations. Any additional safety regulations
imposed by an authorized representative of the Landlord must also
be immediately and fully complied with. Failure to comply will
result in the immediate suspension of the Work Permit and the
Tenant will be held responsible for all resulting costs. The
authority having jurisdiction may be notified.
40 | P a g e
The Tenant shall ensure that the Contractor and his/her SubContractors observe and enforce all construction safety measures
as contained in the requirements of any federal/provincial
legislation, regulations, municipal by-laws and requirements and
the requirements of all other authorities having jurisdiction which
may pertain to construction of the work.
The Tenant must ensure that their Contractor and Sub-Contractors
comply with but not limited to all ordinances, the requirements of all
Acts and Regulations with respect to health and safety including
Occupational Health and Safety Act, RSO 1980 Chapter 321 (as
amended) and Regulations for Construction Projects (as amended)
made there under; and Workplace Hazardous Material Information
System (WHMIS) Regulation, Ontario Regulation 644/88 including
the following:
3.33
•
Before commencement of work and throughout Contract,
maintain on site and readily accessible to all those who may
be exposed to hazardous materials, a list of all hazardous
materials proposed for use on Site or Workplace together with
current Material Safety Data Sheets (MSDS).
•
Ensure hazardous materials used and/or supplies on Site are
labeled in accordance with WHMIS requirements.
•
Provide detailed written procedures of safe handling, storage
and use of such hazardous materials including special
precautions, safe clean-up and disposal procedures. Conform
to Environmental Protection Act for disposal requirements.
•
Ensure that those who handle and/or exposed to, or are likely
to handle or be exposed to, hazardous materials are fully
instructed and trained in accordance with WHMIS
requirements.
SECURITY CONTROL- CONTRACTOR ACCESS
The Security & Life Safety Services group is responsible to
manage access to the complex based on the principle that only
authorized persons are allowed access to the complex.
Authorized persons fall into one of three categories:
•
A member of the public who is in any public area of the
complex not engaged in any type of prohibited activity.
Note:
Work being conducted by a contractor which is not
covered by a Commerce Court issued Work Permit
(refer to Section 3.50) is considered as Prohibited
Activity.
•
Any person or company in possession of valid Commerce
Court Work Permit (refer to Section 3.50).
•
Any person or company noted on a Commerce Court
Authorization to Grant Access Form. Authorization to Grant
Access forms must be completed by an authorized tenant
contact. Forms can be found on line at, www.commercecourt.com, select Tenants and then Security.
41 | P a g e
Commerce Court Security & Life Safety Services reserve the right
to ask contractors to produce one of the above, in order to ensure
that person in question is authorized to be on site and doing the
work they are doing. Failure to produce either a valid photo ID
pass-card, Commerce Court issued Work Permit or having your
name and/or companies name noted on a valid Authorization to
Grant Access form may result in the work being stopped and the
contractor in question being asked to leave the site.
3.34
SECURITY ESCORTS
A security escort is required when entering into the space of
another tenant. Effective February 16, 2014, the rate for a pay duty
Security Officer will be increased to $35.07 per hour. For larger
scale events, a Security Supervisor can be booked for $47.58 per
hour. A minimum of four (4) hours will be charged, plus
applicable taxes and/or administration fees.
3.35
SECURITY OF LEASED PREMISES
Tenants may wish to install a card reader/maglock system,
however, must retain the approved Base Building access control
Contractor.
Contractors shall in no way prop open and/or alter any Tenant
security device/door without the prior written notice of the
Landlord. Should a door schedule modification be required, the
on-duty Security Shift Supervisor should be contacted
3.36
SERVICE ELEVATOR
Between 7:30 AM to 5:00 PM Monday to Friday, the service
elevator is available non-exclusively for small deliveries and
Contractor use, via dollies, hand carts etc. Please note, the service
elevator cannot be taken out of regular service or delayed during
the day. For deliveries after-hours, (i.e. drywall, move-ins, etc.) the
service elevator must be booked through the Shipping & Receiving
Office (416) 364-1267 with a minimum of forty-eight (48) hours
notice. An Elevator Operator is also required to be booked to
operate the elevator which represents a cost to the project/Tenant.
Tenants will be charged a cost of $33.00 per hour, for a
minimum of four (4) hours, plus applicable taxes and
administration fees.
For loads that exceed the load capacity of the elevator (see chart
below), the supervision of an Otis elevator technician will be
required at the Tenant’s expense. The movement of equipment or
deliveries is restricted to service elevators only. Passenger
elevators are not to be used. A fine may be levied against trades
that are caught using the regular passenger elevator for
construction purposes, without authorization (APPENDIX II).
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3.36.1 Service Elevator Load Capacity
BUILDING
ELEVATOR #
DESIGNATION
MAX. WEIGHT
CAPACITY
CCW
CCW
30
31
West Service Elevator
West Service Elevator
5000 lb.
5000 lb.
CCS
42
South Service Elevator
3500 lb.
CCS
44
Food Court Service Elevator
4000 lb.
CCE
51
East Service Elevator
4000 lb.
CCE
CCN
53
90
East Retail Service Elevator
North Service Elevator
4000 lb.
3500 lb.
3.36.2 Service Elevator Dimensions
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•
CCW Service Elevator
o Width- 98 inches (250 cm)
o Height- 120 inches (305 cm)
o Depth- 63 inches (160 cm)
•
CCW Service Elevator Door Opening
o Width- 54 inches (138 cm)
o Height- 109 inches (277 cm)
•
CCN Service Elevator
o Width- 67 inches (170 cm)
o Height- 120 inches (305 cm)
o Depth- 84 inches (213 cm)
•
CCN Service Elevator Door Opening
o Width- 44 inches (112 cm)
o Height- 87 inches (221 cm)
•
CCS Service Elevator
o Width- 89 inches (226 cm)
o Height- 108 inches (274 cm)
o Depth- 50 inches (127 cm)
•
CCS Service Elevator Door Opening
o Width- 48 inches (122 cm)
o Height- 84 inches (213 cm)
•
CCE Service Elevator
o Width- 78 inches (198 cm)
o Height- 108 inches (274 cm)
o Depth- 58 inches (147 cm)
•
CCE Service Elevator Door Opening
o Width- 42 inches (107 cm)
o Height- 84 inches (213 cm)
3.37
SITE MEETINGS
The general Contractor is to arrange and record at regular intervals
during construction, site meetings to include representatives of the
Tenant, General Contractor, sub-trades and GWLRA Construction
Services, in order to deal with any problems, alter or arrange
schedules and update work progress etc.
3.38
SPECIAL LANDLORD’S CHARGES
In cases of specialized construction or renovation where the
Landlord provides special facilities, equipment or services, special
charges may be levied. The Property Management Office will
inform the Tenant of such costs, whenever possible, before the
costs are incurred.
3.39
SPRINKLER SYSTEM
All revisions to the base building sprinkler system must be
approved by the Landlord or authorized personnel. The sprinkler
control valve will be closed and the sprinkler line drained down until
completion of all Tenant revisions on each floor. All sprinkler
systems components must be able to be made operable at the end
of each day. During the construction phase, the existing sprinkler
system must remain in full operation at all times except when the
system is being modified to suit the new sprinkler system layout. At
the completion of each work period or day, the sprinkler system
must be restored to provide full protection of the floor and refilled
accordingly in a manner such that the fire pumps shall not start, or
cause the system to go into alarm. ALL sprinkler heads must be
factory mutual compliant. Any fire hose cabinet to be relocated
must be re-instated to the original riser.
The Landlord must be contacted forty-eight (48) hours in advance
of any proposed sprinkler work. The Building Control Centre must
also be called directly at (416) 364-8025 prior to any work
commencing on the site. Sprinkler and standpipe (fire hose
cabinet) drain downs must be completed prior to 6:00 AM. and
filled after 6:00 AM Stand pipes and sprinklers will not be drained
down at the same time.
Note: Sprinkler and standpipe drain downs are subject to
availability.
3.39.1
Sprinkler Drain Down
The duration of a sprinkler drain down is generally one (1)
hour to drain and one (1) hour to refill. All precautions
must be taken to ensure false fire alarms do not take
place. Charges could be levied against the Contractor per
the fines noted on the work permit (APPENDIX II).
Sprinkler work requiring isolation of occupied areas may
be completed during normal business hours.
The
Landlord will provide a fire watch person for occupied
areas in accordance with the building fire plan at the
Tenant’s cost. The Tenant is responsible to ensure that
the relocation or addition of heads conforms to all
applicable N.F.P.A. standards, I.A.O. requirements and to
44 | P a g e
all authority requirements. Tenants will be charged a cost
of $44.38 per hour for the drain down, in addition to the
cost of security, applicable taxes and administration fees.
3.39.2
Standpipe (fire hose cabinet) Drain Down
The duration of a standpipe drain down is generally two
(2) hours to drain and two (2) hours to refill. Tenants
will be charged a cost of $44.38 per hour for the drain
down, plus applicable taxes and administration fees.
3.40
STAIRS AND ACCESS AREAS
The Tenant is responsible for cleaning and making good damages
to stairs and areas used for access during Tenant work. Note:
stairs, lobbies, and corridors damaged must be made good. Fire
doors in stairwells shall not be wedged open by Tenant
Contractors nor blocked with debris or material. Any damages
to elevator cabs, doors or frames, etc. shall be repaired by the
Landlord at the Tenant’s expense, unless otherwise agreed with
Contractor.
3.41
STATUTORY DECLARATION FORM
The Tenant and its general Contractor must complete and execute
a Landlord Standard Statutory Declaration Form protecting the
Landlord against any and all liens, charges or claims for any work
performed or material furnished. Please refer to section 2.5 for the
project close-out requirements.
3.42
STORAGE AND DISPOSAL OF HAZARDOUS WASTE MATERIAL
Arrangements to store hazardous waste material can be made by
contacting the Supervisor, Fire and Safety Group at (416) 3647321.
Any items being placed in the Hazardous Waste storage room
must be contained in approved sealed containers. The MSDS for
the product must also be provided. The amount and description of
the items will also be logged on the list kept in the room.
3.43
TEMPORARY SERVICES
The Tenant through their Contractor is responsible for the
distribution of temporary power and telephone service within the
Leased premises during the fixturing period.
The Tenant’s
Contractor will be responsible for repair of all damages and
cleaning. Common areas and washrooms used by the Tenant’s
Contractor will be the responsibility of the Tenant.
3.43.1
Power
Power will be supplied at the panels of the dedicated
electrical/telephone rooms and will be billed to the
Tenant’s account at a pro-rata/square foot basis as
outlined in the Tenant Lease.
45 | P a g e
3.43.2
Telephone
The main telephone service to the building is through Bell
Canada and any other communication requirements must
be approved in writing by the Landlord. The Tenant and its
Contractors requiring the use of a telephone must make
arrangements to have telephone service installed within
the premises. The Tenant and its Contractors will not
have access to the Landlord’s telephone.
3.44
TENANT CONTRACTOR(S) REQUIREMENTS
The Tenant is required to engage its own Contractors for the
purpose of carrying out its leasehold improvements work. All
Tenant Contractors are:
•
Subject to approval by the Landlord.
•
Must be in good standing with the provincial Workers’ Safety &
Insurance Board.
•
Must utilize the base building approved Sub-Contractors for
any Leasehold improvement work.
3.44.1
City Permits
A copy of all permits must be delivered to the Landlord
through the Tenant. The Tenant must immediately correct
any work that does not meet the approval of the building
inspector, even though the Tenant’s drawings may have
been approved previously by the appropriate government
authorities and the Landlord.
Any revisions to the
approved drawings requested by such authorities must be
brought to the attention of the Landlord immediately.
Should the Tenant unduly delay the required correction(s),
the Landlord may make the correction(s) at the Tenant’s
expense.
A copy of the permit drawings will be available at the
Landlord’s request.
3.44.2
Approved Drawings
A set of print permit drawings must be kept on the Leased
premises for the duration of the construction period, so as
to be available for reference purposes to the Landlord’s
authorized representatives.
3.44.3
Construction Schedule (refer to section 2.5)
The Tenant must provide the Landlord prior to starting with
a construction schedule outlining the start-up date and
completion date. The Landlord will also require a
completed list of the Tenant’s Contractors and sub-trades,
which will be listed on a Contractor access form and
registered with site security.
3.44.4
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Existing Finishes
All building finishes and carpets must be adequately
protected to prevent any damage by Tenant Contractors.
Damage to building finishes caused by Tenant Contractors
will be repaired by the Landlord at the Tenant’s expense.
3.45
TENANT SIGNAGE
Tenant signage for ground floor lobby directories, elevator lobbies
and suite signage must be in accordance with the Landlord’s
design criteria for style, location and size.
Tenant signage requests for lobby directory signage as well as
suite signage and elevator lobby signage on multi-tenant floors is
processed through Tenant Services. Please note that our signage
vendor requires a minimum of three (3) weeks to complete the
order. All costs associated with the signage orders will be charged
to the Tenant’s account
Suite signage and elevator lobby signage for single tenant floors is
the responsibility of the tenant; however, all signage must be
approved by Construction Services and Property Management
prior to it being ordered and installed.
All requests for signage must be submitted via an Angus Work
Order, assigned to Tenant Services and should indicate the exact
wording and spelling required. If you have any questions please
contact Tenants Services at 416 364-4110 or [email protected]
3.46
TIE-INS
The Tenant must obtain the Landlord’s permission before installing
any tie-ins mechanical, fire protection or life/safety systems, and
before testing any such tie-ins. Where any tie-ins are made to
existing services i.e., domestic water, sanitary, etc., provisions for
future accessibility and isolation must be made, and are the
responsibility of the Tenant or their Contractor. At the sole
expense of the Tenant, the Landlord’s fire safety consultant shall
be retained to verify any and all fire system alterations. An
addendum certificate must be provided to the Property
Management Office. Any tie-in to a Security, fire and/or life
safety system must be made by the authorized base building
Contractor. In the case of a security system, the final tie-in to the
base building head end must be coordinated with the Security
Technology Group.
3.47
WATER SYSTEM SHUTDOWNS
All requests for water system shutdowns (fire, domestic, chilled or
condenser water, etc.) must be submitted in writing for approval at
least forty-eight (48) hours before the shutdown date to the
Property Management Office.
3.48
WELDING AND ANY OPEN FLAME WORK
Work that involves welding, metal cutting with a torch, soldering,
grinding metal or any other activity that requires the use of a flame
or generates sufficient heat or spark that could serve as a source
of ignition requires the issuance of a Hot Work Permit. A Hot Work
Permit must be issued to all contractors conducting Hot Work.
47 | P a g e
Proposed work of this nature must be approved on a valid Work
Permit with authorization to perform it.
Hot Work Permits are issued from the Shipping & Receiving
Security Office. These permits must be issued for each Contractor
conducting Hot Work, even if they are working on the same floor or
area. The contractor must contact the Building Control Operator
and request the exclusion of the smoke detectors in the proposed
work area. Should the Contractor neglect to notify the Building
Control Operator and a fire alarm is activated, the Contractor will
be responsible for all associated costs.
The Contractor must have a 10lb ABC type Fire Extinguisher, in
working order, within easy reach of the work area. This Fire
Extinguisher must be the Contractor’s own, separate from the
Commerce Court Fire Extinguishers.
If there are multiple
Contractors conducting Hot Work in the same area, they must
each have their own Fire Extinguishers.
Contractors must remove all combustible items and debris within a
35’ radius of the work area. If there are large combustible items in
the work area they must be removed or covered with fire resistant
sheets. Flammable liquids in the work area must be removed. All
openings in walls and floors must be covered with fire resistant
sheets. If working on a wall or partition, combustibles must be
moved away from the opposite side. If working on a wall or
partition, ensure that covering is non-combustible. If working on
equipment such as a tank or duct, equipment must be cleaned of
any combustible items. If working on any fuel-powered equipment,
flammable vapors’ or liquid must be purged.
The Contractor must display the Hot Work Permit at the work area.
When the work is completed, the Contractor must notify Security.
The Contractor conducting Hot Work must conduct Fire Watch
during and for 1 hour after the completion of Hot Work, including
any break activity. Prior to allowing Hot Work to commence and
after the Hot Work is completed, the work area must be inspected
by security.
3.49
WORK PERMITS
No work will be conducted at Commerce Court without a valid
Work Permit. Work permit request forms can be filled out online at
the Commerce Court website at the following link www.commercecourt.com/ under Tenants/Manuals & Forms. A complete and full
description of all areas required and scope of work must be
submitted with three (3) business days notice. The permit allows
access to only those areas which are designated on the permit.
Permits will be authorized for no more than five weeks at a time. It
will be the Tenant’s/Project Manager’s/Contractor’s responsibility to
renew the permit if necessary. All trades, Sub-Contractors, etc.
must also carry a valid work permit with them at all times while
working within Commerce Court. Contractors are required to
produce a copy of the Work Permit for inspection by security
personnel at any time.
If access is required to a riser room, a Rycom issued ticket must
also accompany the work permit. RYCOM TPM can be contacted
at 1-877-792-6687 or at [email protected], please refer to
section 3.27 for additional information.
48 | P a g e
Note:
3.50
Work permits will not be approved until all applicable
documentation outlined in Section 2.5 has been
received (i.e. WSIB, Insurance Certificate, drawings
etc).
WORKING AREAS
All construction materials, tools, equipment and work benches
must be kept within the Leased premises throughout the
construction period. The securing of tools/materials is the
responsibility of the Contractor. All public lobbies, corridors,
washrooms and stairs shall be kept clear of construction materials
at all times. Floor mats must be laid down at all exits and must be
vacuumed regularly to minimize dust.
3.51
WORKING HOURS
Work other than hoisting of materials and noisy work may be
carried out in the Leased premises from 7:00 a.m. to 6:00 p.m.,
Monday to Friday. Any work needing to be done at other times
must be specifically agreed upon, and arranged with the Landlord
providing twenty-four (24) hours notice. All work not contained
within the demising walls and exposed to the public must be
enclosed by temporary full height, one side drywall hoarding as
approved by the Landlord and painted to match the Landlord’s
standard colour. No work is to proceed in areas exposed to the
public during normal business hours, these hours being generally
accepted as of 7:00 a.m. to 6:00 p.m.
49 | P a g e
SECTION 4
BASE BUILDING FINISHES AND STANDARDS
4.1
BASE BUILDING FINISHES AND STANDARDS
4.1.1
Ceilings
•
Complex Tile
o White, in lay 5/8” thick non-combustible
acoustic panels “Fine Fissured” manufactured
by Armstrong
o Tile sized 27 3/8” x 27 3/8” x ⅝”
•
Complex Grid
o Suspension system consists of 28” X 28”
layout with 28” cross tees
o Aluminum 28” Cross Tees, Grid #4667
o Aluminum main Tees and 56” cross Tees,
Grids #4787
o Manufactured by E.H.Price (905)669-8988
*Please note that the ceiling grid listed above has been
discontinued with a new base building standard to follow when
available.
CCN Approved Alternative
4.1.2
•
CCN Tile
o White, in lay 5/8” thick non-combustible
acoustic panels “Fine Fissured” manufactured
by Armstrong
o Tile sized 24” x 24” X ⅝”
•
CCN Grid
o Suspension system consists of 15/16” CGC
Donn DX grid, 24” X 24” layout
Washrooms
CCW/CCE/CCS Base Building Standards for
Washrooms
50 | P a g e
•
Faucets
o TOTO – Automatic Faucet
o Model # TEL5AAC-10
o 2007 New: Sloan Optima System
o Product No. EAF-200-P ISM,
o Finish Chrome Plated
•
Sinks
o
American Standard Ovalyn Lavatory Basin
4”c.c.
o
o
o
•
White
2007 New: Undermount sinks Kohler Ladena
Sink Model
No. K-2214, Finish White
Wall-mount dispensers
o Rubbermaid TC One Shot automatic foam
dispenser
o Black/Chrome
o Product code FG750411
o
o
o
Rubbermaid TC One-Shot automatic foam
dispenser
Low Profile Polished Chrome
Product Code FG750339
•
Toilets
o TOTO CT 708 EG
o Serial # 969-279
o Finish: Colour 01 Cotton
•
Urinal
o
o
Trimbrook Water Saver 6561 017
Finish White
CCN Base Building Standards for Washrooms
•
Faucets
o TOTO – Automatic Faucet
o Model # TEL5AAC-10
o Thermostatically Controlled Faucet
o Power supply is AC.
•
Sinks
o
•
Wall-mount dispensers
o Bobrick B-22 All Purpose Lavatory Mounted
(Manual pump)
o Rubbermaid TC One Shot automatic foam
dispenser
o Black/Chrome
o Product code FG750411
o
o
o
4.1.3
51 | P a g e
American Standard (# 7578 2000 Feb 21)
Ovalyn under Counter Lavatory (Same sink
name as the old models but slightly changed)
Rubbermaid TC One-Shot automatic foam
dispenser
Low Profile Polished Chrome
Product Code FG750339
Furniture Layout
The following minimum clearance spaces required for the
Perimeter Induction System is applicable to all furniture
types:
4.1.4
•
12” (Twelve Inches) is required in front of the
enclosure
•
9.25” (Nine and a quarter Inches) is required above
the enclosure
•
A maximum 4.5” of overhang is allowed
•
Consideration must be made for the location of the
Induction Unit Control Valves. It is necessary to
maintain clear access for servicing of these units.
•
12” (Twelve Inches) from the knee wall must be
maintained in the instance of ceiling induction units
Elevator Door – Painting
The North Building elevator door paint spec:
4.1.5
•
Duranar Gold Exotic
•
UC52138XL/BC
•
PBG Manufacturer
Curtain Walls
Fastening directly to the curtain wall is not permitted
(including mullions).
4.1.6
Hardware
All door locks installed by the Tenant, on both entrance
and interior doors, must be keyed to the building master
and sub-master keying system using building standard
door hardware. Building door hardware shall be supplied
by Sargent in our restricted keyway with a brushed
stainless finish (32D). North building hardware shall be
supplied by Sargent in our restricted keyway in a bronze
finish (10B).
The system allows complete freedom to the Tenant with
respect to locking arrangements for its offices, while
providing access to each office at all times for both normal
cleaning and emergency situations.
The Landlord’s locksmith, who can be reached at (416)
364-3478, maintains the master keying system and the
records on key coding and distribution.
Outside
locksmiths or lock manufacturers are not permitted to
change the keying of any locks.
The Landlord’s
locksmith at the Tenant’s expense must be engaged for
the final keying. All door hardware must be removed by
52 | P a g e
the base building Locksmith in order to maintain accurate
records.
The Property Management Office must be notified before
the installation of any card-access system. Any Tenant
door equipped with a card reader must have a
building master key override.
It is advisable that the Tenant contacts the Property
Management Office before purchasing a hardware system
to ensure that it is compatible with the base building
Sargent restricted keying system. Door lock cylinders are
not to be removed from the premises.
4.1.7
Window Coverings
The Landlord provides Venetian blinds or Mecca shades
throughout Commerce Court. These window coverings
shall not be removed or replaced by the Tenant without
Landlord approval. The specifications are as follows:
4.1.8
•
CCW
o
•
CCN
o
Solarfective Products Ltd., 506 Grey/Black,
5% O.F.
Solarfective Products Ltd., 505 Mid Grey, 5%
O.F.
Signs (refer to section 3.45)
Tenant identification signs on ground floor lobby
directories, elevator lobbies and adjacent to Tenant
entrance doors must be in accordance with the Landlord’s
design criteria for such items as style, location and size.
The cost of the signs will be charged to the Tenant’s
account.
Note:
4.1.9
Requests should be submitted approximately
one month prior to the actual move-in date.
Marble Tile (Concourse Level)
•
Rosso Lavento Marble – 12” x 12” – Polished for
Retail area
Contact: Marble Granite Depot
900 Caledonia Road
Tel: (416) 787-0391
Fax: (416) 787-0847
4.2.0
Common Corridor
CCN Common Corridor Finishes
•
53 | P a g e
Ceiling Grid
o See section 4.1.1
•
Carpet Tile & Base
o Interface style UR202 #126980250H in colour
Flax #102963
•
Wallcovering
o Distributor is Metro Wallcoverings (Yvette
Lambe-Edgar 416-529-4435), manufacturer
is Patty Madden. Pattern is Azuki (#LXB-AZU
04) in colour Reflections.
•
Light Fixtures
o Pot Light: manufacturer is Cooper, model is
Portfolio CD60423E-6CV142-LI-HB26 (Type
26W TTT 3500K), 6” compact fluorescent
type c/w clear reflector and white trim 347V
o Exit Light “Hallway”: manufacturer is
Beghelli, model is Ottica EXIT OT-E-L-WCROW-UDC
o Exit Light “Exit at Stairway Doors”:
manufacturer is Beghelli, mode is Ottica EXIT
OT-E-L-E-ROW-UDC
•
Doors and Frames
o Frames to be painted SW0023 “Pewter
Tankard” semi-gloss finish.
o Doors to be painted SW6106 “Kilim Beige”
semi-gloss finish.
CCW Common Corridor Finishes
•
•
•
•
•
54 | P a g e
Ceiling Grid
o See section 4.1.1
Carpet Tile & Base
o Interface style 1425602500, colour Glacier
#100533, size 50cmX50cm, in Ashlar pattern
Wallcovering
o Wallpaper: Distributor is Crown Wallpaper
and Fabrics (1-800-268-1300), manufacturer
is Vycon wall Covering. Pattern is Theory
(code #Y4630TY, Low VOC vinyl, meets cal
01350. Colour: critical, weight: 20 oz, material
type: II)
o Paint: Distributor is Peerless Finishing
Contractors (905-709-0596), manufacturer is
Benjamin Moore. Colour is Latex Eggshell,
PT-1 Moore 2121-70.
Light Fixtures
o Pot Light: : manufacturer is Cooper, model is
Portfolio CD60423E-6CV142-LI-HB26 (Type
26W TTT 3500K), 6” compact fluorescent
type c/w clear reflector and white trim 347V
o Exit Light: manufacturer is Beghelli, model is
Ottica EXIT OT-E-L-WC-ROW-1-U-UDC
o
Doors and Frames
o
Frames and doors to be painted Sherwin
Williams 7065 Argos semi-gloss latex.
SECTION 5
BASE BUILDING SYSTEMS
5.1
MECHANICAL SYSTEMS
5.1.1
General Heating, Ventilating and Air Conditioning Systems
(HVAC)
Any addition or relocation of thermostats, VAV boxes,
diffusers etc. deemed necessary to accommodate the
Tenant’s floor plan shall be the responsibility of the
Tenant.
Ceiling plenums are used for return air. Air must move
laterally through the office area to the core area return
shafts and smoke shafts. If partitions extend to the
underside of the structure, openings must be
provided for the free movement of air sized at less
than or equal to 350 fpm.
All renovated floors have plain flat diffusers.
All other floors have light troffer type diffusers.
Capped sanitary drains, plumbing vents and domestic cold
water are available for all office floors for all four buildings.
All new controls shall be DDC. Existing controls are a
combination of DDC and pneumatic.
The design criteria for office space are as follows:
•
In winter, 20°C - 24°C with 20% - 30% relative
humidity.
•
In summer, 23°C to 26°C with 40% to 50% relative
humidity.
•
General ventilation rate (outside air capacity) will be
0.15 CFM per square foot of occupied area (20 CFM
per person with one person per 150 square feet).
The Tenant’s engineers will be supplied with information
about air supply quantities, which the Tenant design shall
not exceed.
The Tenant shall not directly utilize the base building
exhaust system to accommodate any special room use
(i.e. print center).
55 | P a g e
5.1.2
Commerce Court Piping Identification and Valve Tagging
The Contractor is responsible to coordinate with our base
building Technical Services team for all valve tagging.
Inclusive please provide a valve tag chart. Please refer to
Appendix IX.
5.1.3
Commerce Court West (CCW), 199 Bay Street, and
Commerce Court East (CCE), 21 Melinda Street
The office interior floors of the building will be air
conditioned by variable air volume, supplied by central air
handling units. Outside air will be provided to each air
handling unit and will mix with return air before
conditioning. Air will be distributed through ductwork to
thermostatically controlled, variable volume control boxes
and introduced into the space through special spot
diffusers.
Some floors remain as constant volume
(awaiting conversion) and the site survey and existing
drawings will help determine which system is available. It
is an option to each Tenant to convert the system over to
variable air volume, as the entire infrastructure is
completed for this to be feasible.
The office perimeter floor areas will be heated and cooled
by induction units in continuous enclosure and
thermostatically controlled. Primary air is fed from central
air handling units. The induction units require a minimum
12 inches clearance from the front panel for proper
operation and maintenance. Tenants are advised not to
place shelving units immediately above these units as this
will compromise the unit’s operation.
Perimeter
thermostats will control both heating and cooling in
sequence.
Commerce Court West and Commerce Court East have a
supplementary condenser water system for Tenant use for
the process of heat rejection for water cooled air
conditioning units that are required to operate beyond the
normal building operating schedule or capacity.
General exhaust system is available for Tenant’s use upon
Landlord’s approval.
5.1.4
Commerce Court North (CCN), 25 King Street West
The office interior floors of the building will be air
conditioned by constant air volume and supplied by central
air handling units. Outside air will be provided to each air
handling unit and will mix with return air before
conditioning. Air will be distributed through ductwork
through two reheat coils for the floor, thermostatically
controlled and introduced into the space through special
spot diffusers.
The office perimeter floor areas will be heated and cooled
by induction units in continuous enclosure and
thermostatically controlled. Primary air is fed from central
air handling units. The induction units require a minimum
56 | P a g e
12 inches clearance from the front panel for proper
operation and maintenance. Tenants are advised not to
place shelving units immediately above these units as this
will compromise the unit’s operation.
Perimeter
thermostats will control both heating and cooling in
sequence.
Heat rejection from water cooled supplementary air
conditioning equipment in the North building must be
connected to a Tenant’s own implemented heat rejection
system.
5.1.5
Commerce Court South (CCS), 30 Wellington Street
The office interior floors of the building will be air
conditioned by constant air volume and supplied by central
air handling units. Floors 2, 3, 4 and 5 have been
converted to fan powered VAV boxes with DDC controls.
Outside air will be provided to each air handling unit and
will mix with return air before conditioning. The office
perimeter floor areas will be heated and cooled by
induction
units
in
continuous
enclosure
and
thermostatically controlled. Primary air is fed from central
air handling units. The induction units require a minimum
12 inches clearance from the front panel for proper
operation and maintenance. Tenants are advised not to
place shelving units immediately above these units as this
will compromise the unit’s operation.
Perimeter
thermostats will control both heating and cooling in
sequence.
General exhaust system is available for Tenant’s use upon
Landlord’s approval.
5.2
ELECTRICAL SYSTEMS
The following is an overview of the electrical design of each
building in the complex. Each Tenant should review the information
related to the building they intend to occupy. The following are the
general conditions that are to be used by the client’s Electrical
Engineer when designing the client space.
Tenants are to ensure that all redundant electrical services are
removed back to source. Redundant services include, but are
not limited to, conduits, cabling, wiring, switches, receptacles,
controls and all services in slab raceway.
5.2.1
General Conditions for Commerce Court Complex
120V/208 Volt services:
Where the Tenant's electrical system design requirements
exceed 1.5 watts per square foot, the Tenant may be
required to provide a transformer with primary feeds off of
the existing 347/600 volt distribution system on the floor.
Under these conditions, the existing 120/208 volt power
panels shall be disconnected from the existing on floor
distribution panel and reconnected to the secondary side
57 | P a g e
of the transformer(s) to ensure all power on the floor is
derived from a common transformer.
Tenant supplied 120 V/208 V electrical panels shall be 3
phase with a minimum 225A rating. The circuits shall be
arranged to balance the load on each phase to within 5%.
Panels located in the base building electrical rooms shall
be painted to match building standards, (orange for
120/208 volts and blue for 347/600 volts). Panels located
within the Tenant space do not require the above noted
colour coding.
5.2.2
Tenant Sub Metering System
Tenants are required to install, at their cost, Measurement
Canada Approved METER MANAGERTM Electronic Sub
meters supplied by Carma Industries Inc.
Electronic Sub meters for electricity measurement are
required for all Tenant electrical services, including
receptacle power, lighting and supplementary air
conditioning units etc., unless stipulated otherwise by
Property Management.
For further details on Sub metering, please contact
Property Management or Carma Industries Inc. in Toronto
at (416) 260-4264 or Peterborough at (705) 743-2401 for
further details please ask for Sales or Customer Service.
5.2.3
5.2.4
Tenant Improvement/Renovation will include:
•
Electrical System Section: Lighting and Power
panels for all Tenants shall be sub metered by the
building approved sub metering system.
•
Mechanical System Section: Mechanical system
power for all Tenants shall be sub metered by the
building approved sub metering system.
•
Telephone and Data System Section: All electrical
loads for data and communications shall be sub
metered by the building approved sub metering
system.
•
Natural Gas or Water: Natural Gas or Water may be
added if pulse initiating flow measurement devices are
purchased and installed by the Mechanical
Contractor, at the Tenant’s expense.
•
Specification
Standard:
Tenant’s
Contractor
Specifications
for
Changes/Additions.
Electrical
Meter
Tenant's Electrical Contractor: Specifications for Meter
Changes/Additions
The Electrical Contractor will supply and install Carma
Industries Inc. digital sub metering for all Tenant Power
and Lighting as outlined below. The Electrical Contractor
58 | P a g e
will purchase the sub metering equipment and services
from Carma Industries Inc., Toronto Office (416) 260-4264
or Peterborough head office (705) 743-2401.
The Electrical Contractor will supply and install:
•
Conduit for the communications Local Area Network
(LAN).
•
Conduit for CT and PT leads. (CT-Current
Transducer, PT-Potential Transformer) from the
electricity sub meter location to the closest available
Energy Monitoring Pod.
•
Connectors, fasteners, and junction boxes for conduit.
•
Mount 10"x10"x4" PT enclosures which house PTs
and fuse blocks
Note:
•
Install all CTs on the phases corresponding to their
assigned PTs as per the EMP wiring chart and
individual CT serial numbers.
•
Ensure that the white dot on the CTs points toward
the power source.
•
Connect line-side of PT fuse block to the CT power
source using red, black and blue 12 gauge wire.
•
Where large step-down CTs are required (over 400
amps), mount enclosures which house 5 Amp
Transducers and Shorting Terminals.
Note:
59 | P a g e
Enclosure, fuse block, fuses and DIN rail will
be factory assembled and CSA Approved by
Carma Industries Inc.
The 10" x 10"x 4" Enclosure cw Shorting
Terminals, will be factory assembled and CSA
Approved by Carma Industries Inc. and will be
mounted
by
the
Tenant’s
Electrical
Contractor.
•
Where large step-down CTs are required (over 400
amps), mount Current Transformers and connect
current transformer secondary using red, black, blue
and white 12 gauge wires to the 5AMP Transducer
Enclosure.
•
Ensure that CTs and PTs are accessible by
Measurement Canada inspection personnel.
•
Assist in the orientation of the Commissioning
Technician and perform any corrections or wire
tracing deemed to be necessary by the Technician
from Carma Industries Inc.
•
All conduit connections to the EMP will be installed in
a manner which will not allow water to enter the EMP.
•
Coordinate with Base Building Metering SubContractor for access to EMPs enclosures that are
Measurement Canada sealed.
•
Contact the Base Building Metering Sub-Contractor to
receive all enclosures, Cts, Pts and details regarding
the required conduit and PT/CT installation
instructions.
Acquire Carma Sub metering Installation Details from the
Base Building Metering Sub-Contractor for installation
drawings, specifications, etc., and comply with all
requirements outlined in the Installation Details Sheets.
5.2.5
Electrical Lockout/Tag Out:
Unauthorized or inadvertent operation of electrical control
devices may cause injury to people working on or near the
equipment. The following procedure should be observed
when isolating and locking out electrical equipment and/or
machinery. All electrical equipment should be clearly
identified as to the equipment controlled and the
source of the power. Electrical Contractor should be
familiar with the terms and definitions applicable to the
electrical equipment and lockout procedures.
5.2.6
Power Shutoff and Lockout of Equipment
The equipment should be removed from service by
actuating control devices, such as selector switches,
manual starters START/STOP push button switches, etc.
(Special attention should be given to control circuits
as they may be energized from a different power
source, Capacitors should be discharged where
applicable).
The disconnection devices should be placed in the OFF
(open) position, tested for potential, and should be
padlocked. When the equipment has been locked out,
each person who is to work on the equipment should be
protected by personally placing their padlock on the
disconnecting device. The key should remain with the
person at all times while the lock is in place.
When the disconnecting device has been locked in the
OFF position, the isolation of the equipment should be
proven by activating the starting device to ensure that the
correct disconnecting device has been opened and that
the equipment does not start. Test system with a CSA
certified potential indicator to ensure the system is
isolated. Tester should be checked on a live circuit to
assure it is functioning before the actual system check and
repeated again after.
A WARNING or DO NOT OPERATE tag shall be attached
to the padlock. It should include the name of the person
placing the padlock.
60 | P a g e
When the work has been completed, each worker should
remove the tag and their personal padlock from the
disconnecting device.
A padlock should only be removed by the person who
installed it. The responsibility for its removal should not
be delegated to any other person.
The lock should be removed only when all work has been
completed and the equipment has been inspected and
found safe. On removing the padlock and tag, consider
the equipment ALIVE, even though the disconnecting
device may remain in the OFF (open) position.
In computer controlled installations, a dysfunction cover
should be placed on the appropriate button or key. Where
possible, the computer control should be made
inoperable, and physical lockout should be carried out at
the switcher.
Where the local power authority must be involved in an
isolation and lockout of a power source (such as a
transformer), Landlord must be notified.
Where several people may be working on the equipment,
a “lockout bar” shall be used if necessary. A WARNING
or DO NOT OPERATE tag shall be attached to each
padlock.
5.2.7
Return of Equipment to Service
The worker should ensure that all isolating switches are in
the OFF position. The final lock shall only be removed by
the person who placed it.
Where applicable, the local power authority should be
contacted and told that the work is completed and that the
power may be restored. Permission for the restoration of
power to the equipment shall be given by the authority
before power is restored. The request for restoration of
power can be made by any of the people named on any
permit which has been issued.
Where workers fail to remove their padlocks from the
disconnecting device, they shall be required to return to
the workplace and remove the padlock. If it is not possible
for the worker to return to the site, the supervisor may
remove it, provided either of the following conditions are
met:
61 | P a g e
•
The worker, whose padlock remains on the
disconnect, advises the supervisor that the padlock
can be removed with no danger to any person. In
such instances, the supervisor should observe the
procedure for “Return of Equipment to Service” before
removing the padlock.
•
The supervisor makes a personal inspection of the
equipment and observes the procedure for “Return of
Equipment to Service” and is satisfied that no hazard
exists prior to removing the lock.
5.2.8
Transformers
Transformers, where required, shall be 600 volt, 3 phase,
3 wire, K13 rated, to 120/208 volt, 3 phase, 4 wire to
provide electrical power to outlets, and shall be located in
the base building electrical rooms or in the Tenant
premises, 120/208 transformers shall be painted orange.
Where transformers are required and installed by the
Tenant, it is the Tenant’s responsibility to provide
appropriate ventilation for the size of the transformer
installed.
All auxiliary heating, lighting and power must be metered
through the building system. It is the Tenant’s
responsibility to add any additional meters to support
these loads.
5.2.9
Wire
No Aluminum conductors are allowed in the complex.
AC/90 (B/X) cables will be limited to 10 ft from point of
entry into partitions.
All insulated conductors must be solid or stranded TWH
90 or better.
5.2.10
Identification
All electrical panels and transformers are to be identified
with lamacoids nameplates.
All 120V power junction boxes are to be identified by
circuit and electrical panel of origin.
All Fire alarm junction boxes are to be identified by a red
cover plate and identified “F/A”.
All 347V lighting junction boxes are to be identified by
circuit and electrical panel of origin and coloured blue.
5.2.11
Fastenings
All conduits, hangers, supports and ceiling mounted
equipment must be supported independently from the slab
above. Sharing of anchors with the suspended ceiling
supports is not acceptable. All anchoring is to be
completed after business hours.
5.2.12
62 | P a g e
Lighting
The Tenant’s lighting load is limited to 2 watts per square
foot. All base building fixtures have been retrofitted with
energy efficient lamps and ballasts. Where the Tenant
adds additional light fixtures, the use of energy efficient
components shall be installed. Where the total lighting
load exceeds 2 watts per sq. ft, the Landlord reserves the
right to meter and charge the Tenant for the additional
power consumption. All Tenant lighting, with the exception
of emergency lighting, shall be motion sensor operated.
Base building lighting sensors are controlled by 24
Volts A/C. All sensors installed in tenant premises are
therefore required to be installed utilizing 24 Volts
A/C. Any other control voltage is not to be utilized.
All light fixtures must have the base building
approved ballast disconnect installed to meet the
Canadian Electrical Code 30-308(4) and new National
Electrical Code 410.73(G). Base building approved
IDEAL Power Plug disconnect specifications are
available through Construction Services.
5.2.13
Base Building Lighting
Depending on the building in which the Tenant has
Leased, the lighting connections may be either directly
connected to the power source or connected through a
modular system. Where modular systems exist, any
relocated or new fixtures must utilize this system. All
emergency fixtures shall be directly connected to the
power source. All light fixtures must be independently
supported from the ceiling by means of closed link
chain. For base building lighting Specification’s consult
Section 5.2.15.
Base building lighting sensors are controlled by 24
Volts A/C. All sensors installed in tenant premises are
therefore required to be installed utilizing 24 Volts
A/C. Any other control voltage is not to be utilized.
All light fixtures must have the base building
approved ballast disconnect installed to meet the
Canadian Electrical Code 30-308(4) and new National
Electrical Code 410.73(G). Base building approved
IDEAL Power Plug disconnect specifications are
available through Construction Services.
5.2.14
Communications Cabling
Open ceiling cabling must be installed in accordance with
building code plenum requirements. Therefore all
communications cabling installed in the plenum, not
installed in conduit, must be Fire Test 6 (FT6) rated. Any
deviation from this will result in the removal of non
compliant cables at the Tenant’s expense.
Cabling installed in ceiling space MUST be independently
supported from the slab by means of industry standard
cable support hangers (Cable Cat J hooks or
equivalent.) No cable is to “rest” on light fixtures or
63 | P a g e
ceiling grid. The maximum space between supports is to
be 5 ft with 4 ft being the preference. All cabling is to be
installed parallel or at 90 degrees to the gridlines of the
building. All cabling is to be installed to EIA/TIA 568
standards.
The base building communications risers are deemed
common areas and are for use by service providers only.
Tenants shall locate all horizontal cabling within their
own premises. Any Tenant cabling within base building
communications rooms are to be identified by means of
appropriate labeling.
Where large volumes of cables are to be installed, the
building preference is the installation of a cable tray
system.
64 | P a g e
5.2.15
Lighting Specifications
Description
CCN
CCE
CCS
CCW
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
Yes
6/250 sq. ft.
None
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
Yes
10/500 sq. ft.
None
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
Yes
TBD
None
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
Yes
Yes
16/800 sq. ft.
None
Yes
Yes
Yes
Yes
Yes
TBD
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
1/200sq ft
1/200sq ft
1/200sq ft
1/200sq ft
Yes
Yes
Yes
Yes
Yes
Yes
None
Yes
Yes
None
Yes
Yes
None
Yes
Yes
None
Yes
120/208Volts
via 600V,
75Kva, K13
Type
Transformers
Yes
120/208 Volt
riser & panel
Yes
120/208Volts
via 600V,
75Kva, K13
Type
Transformers
Yes
120/208 Volt riser
& panel
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
1
Yes
1
Yes
2
Yes
2
Yes
1
1
2
2
Yes
Yes
Yes
Yes
Regular Lighting
Make/Model: Peerless
Catalogue: CLAF-28-225-12.125
Maximum Watts: 55
Ampt: 16
Operating Voltage: 347 Volt
Tenant Capacity: 2 Watts per sq.ft.
Fixture Size: 28 x 28 inch
Lamp Type: 2-25W, T8, 3000K
Lamp Type: 2-25W, T8, 4100K
Lenses: Acrylic
Supplied Fixtures
Reserve held by Landlord
Connection Type: NOCOM flexible
modular wiring system
Low Voltage Lighting Control
Metered: Carma Industries
Emergency Lighting
Operating Voltage: 347 Volt Emergency
Power
Emergency Fixtures: Same as Regular
Light Fixtures
Supplied Fixtures
Exit Lights
Operating Voltage: 120 Volt Emergency
Power
Manufacturer: Lumacell TKR-345
Lamp: LED
Supplied Fixtures:
Exit lights at all stairwells are existing
Power Systems
Tenant Capacity: 1.5 Watts per sq. ft.
Voltage Available
Voltage Available: 600V available for
additional loads if necessary (Landlord
approval is required)
Metered: Any additional load will require
metering by Tenant
Electrical Rooms Per Floor
Distribution: Under floor Wire way System
or Ceiling Distribution
Communications Raceways
Communications Riser per floor
(Not for use of Tenant equipment)
Distribution: Under floor Wire way System
or in conduit within ceiling space.
(No open ceiling cabling allowed in CCN)
65 | P a g e
5.3
STRUCTURAL SYSTEMS
A general description of the structure is provided to the Tenant by
means of copies of selected working drawings. Such additional
drawings or information as the Tenant may reasonably require may
be obtained from the Property Management Office. Office floors
have been generally designed to handle 100 pounds per square
foot live load. Unusually heavy loading situations, such as central
filing areas, storage areas, vaults, safes, etc., must be specifically
indicated, and details of projected floor loading supplied as part of
the working drawings the Tenant submits to the Landlord. Plans
for such unusual situations are subject to the Landlord’s prior
approval and structural engineer’s review at the Tenant’s cost.
5.4
ELECTRONIC SECURITY MANAGEMENT SYSTEMS (SMS)
At Commerce Court, Security & Life Safety Services is responsible
for the operation of the base building security management system
(SMS).
The SMS is powered by Lenel’s “On-Guard” software. This
software seamlessly integrates synergistic technologies using open
architecture design standards. The Lenel “On-Guard” software
offers advanced access control, alarm monitoring, digital video,
intrusion detection, asset tracking, information security integration,
credential production, and employee and visitor management
functionality. Individual application modules are available as
standalone systems or can be deployed in any combination to
deliver a single, seamlessly integrated solution. The current
Commerce Court electronic SMS is comprised of the following
components:
•
card reader devices
•
CCTV devices and components
•
DVR’s and NVR’s (video recording)
•
VMS (visitor management system)
•
Duress and elevator intercoms
•
Various alarm points
Tenants have the choice of installing and utilizing their own
security system which could either be interfaced with and
monitored by the base building SMS, or they have the option of
having their own independent system monitored and supported by
a third party provider. In order for a tenant system to be interfaced
with and monitored by the base building SMS, they must be willing
to comply with the provisions noted in this technical standards
document as well as any associated service level agreement
(SLA). Alternatively, tenants who operate their own electronic
security are solely responsible for the management and operation
of their respective systems, unless a written service level
agreement (SLA) is in place indicating that the landlord will provide
certain
services
and
support
in
respect
to
the
operation/management of the tenant system.
66 | P a g e
As the installation of a tenant security system is considered a
leasehold improvement, tenants must comply not only with this
technical standards document but in addition, the leasehold
improvement manual (LIM). When installing a new, or managing an
existing system, tenants are free to select any base building
approved security contractor they wish. However, the final
connection of the tenant system to the base building SMS as well
as its commissioning must be completed by the base building
security integrator, for a fee. Tenants with interfaced systems must
also acknowledge that the standards noted within this document
are subject to change from time to time, in order to keep up with
the evolving technology, and tenants must undertake to ensure
that their systems remain compliant with the current standard.
Unless an SLA (service level agreement) is in place between the
tenant and landlord in which the landlord undertakes for a fee, to
maintain a component of the tenants system, the tenant will be fully
responsible for all service related issues and it will be their
responsibility to notify the base building approved security
contractor when repair and/or modification services are required.
At the completion of each service call, the approved security
contractor will provide the tenant and the STG with a copy of their
Service Report, which describes the service rendered.
Tenants are strongly encouraged to enter into agreements with the
vendor of their choice, in order to provide either Service and/or
Preventative Maintenance agreement for their system. Failure to
have such an agreement will result in service being provided on a
time and material basis, when needed. Tenants are fully
responsible to maintain and service their security systems and
associated components, at their expense.
5.4.1
Strategy
The Commerce Court SMS is segmented into two main
components dividing the system into two, one which is
used to control tenant electronic security components and
the other to control the base building components as well
as head end SMS. This allows the landlord the ability to
have total control over the base building SMS, while also
allowing tenants to have full control over their own system
without being able to access or impact any other part of
the base building SMS.
The intent of the SMS Technical Standards document is to
standardize the installation and commissioning of all new
security systems and related components.
All new systems and related components shall adhere to
technical, installation and commissioning requirements
indicated in this document.
The existing SMS and related components that meet the
requirements of the SMS Technical Standards document
shall remain in place and or shall be modified as approved
by the Senior Manager of Security and Life Safety.
Installation of all new systems and or systems related
components shall be planned and executed in such a
67 | P a g e
manner as not to affect existing security system’s
functions or uses.
Where installation of standardized systems and or related
components affects existing security functions or uses,
temporary measures shall be put in place to maintain the
same.
Although it is not mandatory for tenant security systems to
adhere the technical standards indicated in this document,
tenants who intended to have their systems monitored by
the SMS shall ensure that their systems are installed and
commissioned to all requirements as indicated in this
document.
Where there is a conflict between the SMS and Contract
Documents the SMS shall take precedence.
Tenant Systems
5.4.3
•
All Tenant security system installations shall adhere to
guidelines indicated in the Commerce Court
Leasehold Improvement Manual.
•
It is not mandatory for tenant systems and related
components to adhere to the exact technical
specifications indicated in the SMS Technical
Standards Document. However, all tenant systems
that are intended to be monitored and or controlled by
the by the Commerce Court SMS shall adhere to all
general, product and execution guidelines indicated in
the SMS Technical Standards Document.
•
Tenant systems that do not adhere to the general,
product and execution guidelines as indicated in the
SMS Technical Standards Document will not be
monitored and or controlled by the SMS.
•
Any deviation from the SMS and/or Contract
Documents must be approved by the Senior Manager
of
Security
and
Life
Safety
Work Permits
A Work Permit must be issued by the landlord, prior to the
commencement of any work. In order to apply for a
Commerce Court Work Permit, the tenant’s contractor
must ensure that they are in full compliance with section 2
of the LIM, as well as any other relative section. In
addition, the following criteria must be followed:
•
Submission of Engineered Drawings (refer to
section 2.4)
Tenants or their designers/contractor must at their
cost, submit an engineered drawing for review, which
clearly shows at a minimum the following:
68 | P a g e
o
o
o
•
the location of devices being added or
removed
all cable runs and termination points
all electrical hook up
Commissioning
All work will be subject to commissioning by the base
building security system engineer, Lattice Engineering
Inc. at 416-219-9421. The tenant will be invoiced
accordingly for the commissioning of their
system/devices by the landlord’s inspector. Tenants
will be charged at a rate of $125.00 per hour, plus
applicable taxes and administration fees. You must
allow ten (10) days notice to set up an appointment
with the base building security system engineer to
schedule a final commissioning of the system.
Commissioning will take place as many as two (2)
times:
o
o
•
Prior to the closing up of any confined
spaces, walls and/or ceilings containing any
component of the SMS, the tenants
contractor/designer must provide Security &
Life Safety Services with at least ten (10)
business days notice, so that a partial
verification/commissioning of the work can
take place.
Once the work is completed and prior to it
being connected to the SMS, it must be
commissioned to ensure compliance with the
SMS Technical Standards Document. Any
work that does not meet the standards or fails
to pass the owners commissioning/inspection
process will not be interfaced with the
building SMS. If this occurs, any deficiency
must be corrected to ensure that the work is
fully compliant prior to it being connected to
the Security Management System (SMS).
As-Builts (consult section 2.5)
At the completion of the project, the tenant’s
contractor/designer must provide a complete set of
“as-builds” (CAD drawings as well as hard copy)
before the work order is closed. Failure to provide the
required “as builts” might result in the system being
disconnected from the SMS.
5.4.4
SMS Technical Standards Document
Copies of the SMS Technical Standards Document can be
obtained by any authorized tenant by sending an email
request to Tenant Services at [email protected]
69 | P a g e
It is strongly recommended tenants ensure that their
security vendors note in their formal proposals that they
will be adhering to the current version of the Commerce
Court Leasehold Improvement Manual as well as the SMS
Technical Standards Document.
Tenants must ensure that they are always using the most
current version of the SMS Technical Standards
Document. The current version issue date is Version 2.1.
70 | P a g e
SECTION 6
RETAIL GENERAL CRITERIA
6.1
RETAIL ARCHITECTURAL
The General Criteria establishes ground rules which apply to all
Tenants. These Criteria encourage a strong visual identification for
each Tenant’s merchandise within a unified surrounding. This
section describes these ground rules in general. The following
sections describe in detail each component of the Tenant’s
merchandise presentation. The Tenant should refer to the Base
Building Drawings and Tenant shell drawings for specific
information regarding the Leased premises.
The Tenant shall take field measurements to verify all dimensions.
The Tenant’s store will be designed, fabricated, and installed by
the Tenant unless otherwise noted and subject to the Landlord’s
written approval. Metal stud framing with non-combustible drywall
is the base construction of the demising partitions. All drywall
partitions are non-load-bearing. The demising wall end will be
constructed by the Landlord. This construction varies within the
project. Applicable details are shown on the Details Section for
each storefront. The bulkhead above the storefront will be
constructed by the Landlord unless otherwise agreed to. The
Tenant may not paint or add any additional finish materials to this
bulkhead. Compatibility with adjacent and previously approved
storefronts will be considered as one of the criteria for approval.
The Tenant storefront construction must be set back inside the
Lease line.
6.2
RETAIL MECHANICAL SYSTEM
The Landlord has identified on the Tenant Shell Drawings available
capacities, if any, within Leased premises. If the Tenant’s design
requires additional capacities, the Landlord upon receipt and
review of a comprehensive drawing submission, will advise the
Tenant of necessary upgrade and associated costs, such costs
shall be the Tenant’s responsibility; however, the Landlord may at
his option perform or require that his Contractor perform such work
at the Tenant’s expense.
Retail Base Building services provided for the Tenant’s use
include, but are not limited to:
•
Plumbing, ventilation, domestic cold water, natural gas,
washroom exhaust, sprinkler system and chilled water
connection.
•
All equipment and items, such as isolation valves and pressure
regulating devices, necessary to extend service to satisfy the
Tenant’s needs, must be provided at the Tenant’s expense.
•
AU domestic hot water is to be generated locally by the
Tenant.
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•
6.3
If the Tenant’s mechanical design requires service capacities
beyond those provided by the Landlord, the Landlord may
decide (after review of the Tenant’s comprehensive drawing
submission), to perform the necessary upgrade at the Tenant’s
expense. Such upgrading will not be performed by the Tenant
under any circumstance unless agreed to otherwise.
RETAIL HEATING, VENTILATION AND AIR CONDITIONING
Except for redundant in-store ductwork associated with heating
and cooling an existing premise scheduled for renovation, the
Tenant is not to remove, alter or relocate any other in-store
ductwork without the prior consent of the Landlord.
The Tenant shall provide air balancing of his/her HVAC and
exhaust system using the Landlord’s Contractor; the air balance
report will be reviewed by the Landlord’s Engineer at the Tenant’s
expense.
The air distribution within the premise shall be executed by the
Tenant and shall include ductwork, dampers, diffusers, grilles, and
1” thermal insulation with a vapor barrier.
Where a drywall ceiling is installed, the Tenant must provide a 24”
x 24” access panel to gain access to volume air dampers, reheat
coils, air handling units, sprinkler valves, flow switches, etc. The
Tenant must verify, with the Landlord, the location, size, and
quantity of access doors required.
Where required by Code, smoke detectors shall be duct-mounted
on the Tenant’s mechanical equipment at the Tenant’s expense.
Tenants are cautioned not to block or impede any diffusers in mall
bulkhead soffits at storefronts.
The use of fire stop flaps is not permitted; where required by
governing codes, fire dampers must be used.
Additional exhaust requirements shall constitute the removal of
fumes and odors unacceptable for re-circulation and/or by Code.
Where water-cooled equipment is permitted for cooling, Tenants
are required to insulate condensate drain lines.
6.4
RETAIL EXHAUST
Exhaust hoods shall be provided as per Code requirements or as
determined by the Landlord’s Engineer. Exhaust systems,
including hoods, shall be installed as per current NFPA Codes.
Use of a sprinkler system for hood extinguishing will not be
permitted. Only C02 or other chemical extinguishing systems are
permitted. The Landlord’s Contractor shall install a tie-in to the
Landlord’s Fire Alarm System, where required, at the Tenant’s
expense.
6.5
RETAIL GAS
It is the responsibility of the Tenant to apply for his/her individual
gas meter.
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6.6
RETAIL PLUMBING
Under no circumstance shall the Tenant or Tenant’s Contractor
install additional plumbing through the structural floor slab without
prior written approval from the Landlord.
All plumbing vent lines are to be group vented to a point as
approved by the Landlord.
High water users may be required by the Landlord to install a
check meter at the Tenant’s expense.
Floor drain traps must have seal priming.
Grease interceptors and/or “hair” baskets shall be installed by the
Tenant where required by Code or as determined by the Landlord’s
Engineer.
6.7
RETAIL SPRINKLER SYSTEM
The Tenant must design the sprinkler system and layout within the
premises. The system must be compatible with the Base Building
sprinkler system and in accordance with all applicable
requirements of the appropriate authorities. All installations must
comply with NFPA 13. Where applicable, existing sprinkler piping
shall be adjusted to suit new head locations. Pipe sizing shall be
adjusted as required to comply with NFPA 13. To ensure the
granting of Occupancy Permit, Tenants must have their sprinkler
design certified by the Tenant’s Engineer. The Landlord’s
approved Sprinkler Contractor must be retained for any work
at the Tenant’s expense.
6.8
RETAIL ELECTRICAL
Power supply capacities and distribution details to the Leased
premises are indicated on the Tenant Shell Drawing.
If the Tenant’s design requires additional capacities, the Landlord,
upon receipt and review of a comprehensive drawing submission,
will advise the Tenant of necessary upgrade and associated costs.
Such costs shall be the Tenant’s responsibility; however, the
Landlord may at his option perform, or require that his Contractor
perform, such work at the Tenant’s expense.
It is the responsibility of the Tenant to supply and install all new
and necessary electrical hardware equipment and Labour within
the Leased premises as required by Schedule “C”.
The Tenant must conform to the requirements of the Electrical
Safety Code plus the rules and bylaws of all authorities having
jurisdiction.
All materials shall be new, CSA approved, bear the CSA stamp,
and be commercial grade.
Workmanship must be to the satisfaction of the Landlord. If it is
not, the Landlord may, at his option, have the installation modified
at the Tenant’s expense.
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A variety of lighting qualities to best suit the variable merchandising
uses and physical conditions existing throughout the project are
required.
Stores with merchandise display, either in a display window or
free-standing, will require the following:
•
Tenants shall provide a high level of incandescent illumination
within Design Control Area. Only track-mounted or recessed
fixtures are to be used within this area.
•
All fixtures are to be of high standard approved by Landlord.
•
No exposed fluorescent light fixtures will be approved within
the Tenant's premises. Fluorescent light fixtures must be fully
concealed from view.
•
Within the Leased premises, if base lamps (incandescent or
fluorescent) are used, the Tenant must shield these fixtures
with a baffle design so as to shield the lamps from the mall at
5'-6" unless level, otherwise approved by the Landlord. The
Landlord reserves the right to adjust such baffles after
installation is completed, should such exposed lighting cause
conflict with the common area design.
All illuminated signs or graphics and incandescent lighting
within the Design Control Area will be on separate time clocks
connected to the Tenant's distribution panel. Hours for
operating the aforementioned lighting and signs shall be
determined by the Landlord.
•
•
Electrode connections for neon tube-type lighting must be kept
out of reach of the general public.
Food Court and Food-Use Tenants are required to design
decorative and accent lighting which emphasizes their food
displays. Only incandescent light fixtures will be permitted within
the serving area.
Lighting of menu boards and storefront signs, other than neon, for
Food Court Tenants must be done with recessed, track-mounted,
low-voltage light fixtures and such fixtures will be subject to
Landlord approval.
For further merchandising uses such as restaurants, cafes, bars
and/or other uses that require a specific mood-type lighting to
create the desired atmosphere, will be subject to approval of such
by the Landlord.
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SECTION 7
STOREFRONT CRITERIA
7.1
EXTERIOR STOREFRONTS
This Storefront Criteria applies to all exterior retail frontage within
the complex. This includes shops and restaurants with exterior
windows along Bay and Wellington Streets, and shops and
restaurants in Commerce Court South and East with exterior
windows facing the Court level. The exterior storefront,
greenhouses, entrances, and glass canopies must not be modified
in color or finish. A drywall soffit is installed behind the storefront by
the Landlord, where applicable. Tenant’s ceiling must about this
soffit. No continuous fixtures or walls may be constructed within the
display window soffit area. Tenant must creatively merchandise all
exterior display windows. Merchandising concepts, fixtures and
display lighting should be included as part of Tenant’s preliminary
submission. The use of curtains, drapes and other shielding within
the Tenant’s exterior show windows or greenhouse is not
permitted.
7.2
RETAIL STOREFRONT
The storefront entrance secured at the Closure Line may be
provided by the following means:
•
Full height, single track, frameless glass sliding doors, bottom
and top rails only in approved finish;
•
Full height, swing frameless glass doors on pivots, bottom rail
and top patches in approved finish.
A maximum of 10’-0” of the storefront width may be clear opening,
with a minimum clear opening width of 6’-0”. For storefront widths
exceeding 25’-0”, a maximum of two entrances may be permitted
with Landlord’s approval, with each entrance a maximum of l0’-0”
clear opening in one frontage. Maximum of 50% of storefront width
may be open.
Within the Design Control Area, Tenants may provide showcases
fixed into position. Showcases shall be in approved materials and
shall be internally illuminated.
Storefront base to be 4’ high in approved material. Generally, the
Tenant’s storefront is to be located on the Lease Line, although the
Closure Line (door line) is to be set back 3’-0” from the Lease Line.
Display windows will be selected from base building materials, list
of approved materials, or alternate materials approved in writing by
the Landlord.
Edges of the joints for frameless storefronts shall be ground and
polished, and sealed with clear silicone sealant.
75 | P a g e
When opaque materials are used within the storefront design, the
balance between opaque and transparent materials will be to
Landlord’s approval. The use of curtains, drapes and other
shielding devices within the Tenant’s storefront is not permitted.
Tenant’s storefront line is generally 8’-0” h. between floor and
metal band, top fixing of glass on storefront line to be concealed in
8’ metal band.
Storefront on Lease Line to be one of the following:
•
Fixed glass with 4” high base, clear silicone butt joints to
vertical edges of glass. No exposed clips or moldings shall be
permitted.
•
Fixed glass with Mylar on glass, paint, applied gold- or silverleaf, solid mirror with portion of backing removed for display or
alternate to Landlord’s approval.
•
Fixed glass in steel sash, Duracron finish to steel parts in
approved color.
•
Solid elements selected from base building materials or list of
approved materials, upon approval in writing by the Landlord.
A drywall soffit must be installed behind the storefront by the
Tenant. Tenant’s ceiling will about this soffit.
Type 1, 2, or 3 signs are optional permitted signs by Tenant.
7.3
RETAIL DESIGN CONTROL AREAS
To ensure a high standard of presentation by each Tenant, and
necessary continuity of base building design, the Landlord has
located Design Control Areas within the Leased Premises, noted
on the shell drawings. The Design Control Area is the area within
the Leased Premise that adjoins the common area of the project
and/or affects appearance of the building. Particular attention shall
be given by the Tenant to the visual organization of the Design
Control Area as well as the rear and side walls of the sales area.
Graphics, signs, materials, colors, finishes and lighting shall all be
submitted for approval. ALL AREAS EXPOSED TO PUBLIC VIEW
ARE ESPECIALLY SUBJECT TO APPROVAL BY THE
LANDLORD.
Any penetration or alteration of materials installed or prescribed by
the Landlord in this area is not allowed. Columns at the Lease-Line
and within the Design Control Area are finished by the Landlord.
Any attachments to these columns are not allowed. Columns within
the Tenant premises but not within the Design Control Area will be
finished by the Tenant. The Tenant is advised that certain fixed
base building electrical and mechanical services passing through
the Leased Premises have been established. The Tenant must
accommodate these components within his/her design and ensure
that appropriate access is provided.
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7.4
COMMERCE COURT NORTH STOREFRONT
The Commerce Court North Storefronts are in the historically
important section of the Concourse. The original vaulted ceilings,
finely detailed marble floors, and stone demising piers will be
maintained. The intent of the storefront criteria outlined here is to
enhance this historic character. The Tenant must not modify the
color or finish of any elements of the storefront construction.
The storefront entrance secured at the Closure Line will be
provided by an 8’-0” high swinging, framed glass door on pivots,
with metal finished in Duracron baked enamel. Storefront base to
be 10” high in Rosso Levanto Marble. Generally, the Tenant’s
storefront is located on the Lease Line, although the Closure Line
is set back 2-0’ from the Lease Line.
Within the Design Control Area, Tenants may provide showcases
fixed into position. Showcases shall be in approved materials and
shall be internally illuminated. Display windows will be constructed
from Rosso Levanto marble and framed clear glass with metal
finished in Duracron baked enamel. Display window glass area
may be subdivided from inside upon approval in writing by the
Landlord.
When opaque materials are used within the storefront design, the
balance between opaque and transparent materials will be to the
Landlord’s approval. The use of curtains, drapes, and other
shielding devices within the Tenant’s storefront is not permitted.
7.5
COMMERCE COURT NORTH STOREFRONT DESIGN CRITERIA
The Landlord will provide a drywall soffit inside the display
windows. The Tenant’s ceiling must about this soffit.
Type 4 signs must be provided by the Tenant; see Section on
Retail Signage Criteria. To ensure a high standard of presentation
by each Tenant, and necessary continuity of base building design,
the Landlord has located Design Control Areas within the Leased
Premises. The Design Control Area is the area within the Leased
Premise that adjoins the common area of the project and/or affects
appearance of the building.
Particular attention shall be given by the Tenant to the visual
organization of the Design Control Area as well as the rear and
side walls of the sales area. Graphics, signs, materials, colors,
finishes and lighting shall all be submitted for approval. ALL
AREAS EXPOSED TO PUBLIC VIEW ARE ESPECIALLY
SUBJECT TO APPROVAL BY THE LANDLORD.
Any penetration or alteration of materials installed or prescribed by
the Landlord in this area is not allowed. Demising piers at the
Lease Line and within the Design Control Area are finished by the
Landlord. Any attachments to these piers are not allowed. Columns
within the Tenant premises but not within the Design Control Area
will be finished by the Tenant. The Tenant is advised that certain
fixed base building electrical and mechanical services passing
through the Leased Premises have been established.
77 | P a g e
The Tenant must accommodate these components within his/her
design and ensure that appropriate access is provided.
SECTION 8
RETAIL SIGNAGE CRITERIA
8.1
SIGNAGE
All signs or graphics on the storefront of the premises must
conform to the design criteria. The Tenant's sign design, including
the content, logos, graphics, location, scale and specifications of
application are to be submitted with PRELIMINARY SUBMISSION,
and are subject to the Landlord's final written approval prior to
application. Signage should be contained within the Tenant's
premises and may be one of the following:
8.1.2
Type 1 Sign - Interior Window Sign
•
This sign will be provided by the Tenant.
•
Letters and logo may be applied to the Interior face of the
glass or applied to a transparent panel suspended behind the
glass. Transparent panels may be edge lit with concealed
luminous tubing.
•
Letters may be gold or silver-leaf or silk-screened on storefront
glass or on the suspended panel.
•
Maximum letter height is 7”. Logos to exceed 300 square
inches.
•
Overall sign dimension cannot exceed 36” wide by 41” high.
•
The bottom of the sign must be mounted not less than 3’-9”
above the finished door.
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8.1.3
8.1.4
Type 2 Sign - Glass Transom Sign
•
This sign will be provided by the Tenant.
•
Letters and logo may be applied to the interior face of the
glass.
•
Letters may be gold or silver-leaf or silk screened.
•
Maximum letter height is 10”.
•
Overall copy area must not exceed 72” wide and 10” high.
•
The sign will be centered above the width of the entrance
doors. The bottom of the sign will be mounted 9’-3” above the
finished door.
Type 3 Sign - Neon Sign
•
This sign will be provided by the Tenant.
•
Letters and logo may be suspended behind interior face of
glass in Design Control Area.
•
Maximum letter height is 7”. Sign cannot exceed 300 square
inches.
•
Maximum diameter of neon tubing is 12 mm and a maximum
operating current of 30mA.
•
Transformers must be concealed and located within the
Tenant’s premises.
•
Overall sign dimensions must be proportionate to the
storefront design and shall be subject to the Landlord’s review.
79 | P a g e
8.1.5
Type 4 Sign - Commerce Court North Window Sign
•
This sign will be provided by the Tenant.
•
Letters and logo may be applied to the interior face of the
glass, or applied to a transparent panel suspended behind the
glass. Transparent panels may be edge lighted with concealed
luminous tubing.
•
Letters may be gold- or silver-leaf or silk-screened on
storefront glass or on the suspended panel.
•
Maximum letter height is 7' for sign 30" wide by 14" high.
Logos cannot exceed 300 square inches.
Exceptional signage may be permitted if approved in writing by the
Landlord.
No sign boxes of any type will be approved. No charge card signs
can be affixed to the storefront. No promotional sign or advertising
slogans of any type will be permitted. For corner locations, where
two mall frontages exist, the Tenant may install additional signage
on the other wall frontage, if and where designated by, and with the
written approval of, the Landlord.
All ballast boxes, raceways, electrical transformers and other
electrical components must be completely concealed. All sign letter
fastening devices, mounting clips, sign company name and
identification labels must be completely concealed or removed.
80 | P a g e
Tenants shall not use combustible sign materials which do not
conform to flame spread ratings required by the Building Code.
The Tenant shall provide access from within his/her premises for
the servicing of sign components. Access doors and panels shall
be fire-rated.
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APPENDIX I
Telecommunication Standards – Commerce Court
Purpose
Commerce Court has asked RYCOM TPM to develop a set of telecommunication cabling
standards for their properties. RYCOM TPM has prepared this document that will provide Telco
Providers, Tenants and the landlord with the requirements and expectations that Commerce
Court has determined are minimum requirements.
Codes, Standards & Guidelines.
All telecommunication work performed within Commerce Court must conform to ANSI/TIA/EIA
telecommunication cabling standards, Ontario Electrical Code (OEC) , National Fire Protection
Association (NFPA) and Occupational Safety and Health Administration (OSHA). In addition to
these codes and standards, contractors must use industry best practices as published by BICSI
and follow the most current release of the Telecommunication Distribution Methods Manual.
Although not mandatory, it’s recommended that the designer who is putting together the
designs of the telecommunication infrastructure is a BICSI certified RCDD and in good standing.
Should the designer not have an RCDD a minimum requirement of 5 years of design experience
is needed in order to design and submit drawings to Commerce Court.
Outside Plant work which details conduits and telecommunication cabling outside of the
building is the responsibility of the Telco Provider to design, engineer, and obtain permits for.
Final Entrance Facility location should be reviewed and approved by Commerce Court. The
contractor designing the work shall provide all drawings over to Commerce Court for comment
and review. RYCOM TPM will review the drawings and provide onsite project management
which will be at RYCOM TPM’s current billable rate.
Acceptable Communication Cabling and Networking Contractors
RYCOM TPM
6201 Highway #7
Vaughan, Ontario
1-877-792-6687
[email protected]
Derek Andreoff RCDD®
Telecommunication Infrastructure Speialist
[email protected]
(D) 905- 264-4786 | (M) 905-441-1495
Visit us online at www.rycom.ca
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Monday, January 12, 2015
1.0 Pathways
Pathways are spaces that allow telecommunication cabling to run from a source to a
destination location. These spaces consist of conduit and sleeves. Pathways can be installed
through parking levels, concourse levels, lobbies, riser rooms, and common areas. Listed below
are the specific requirements for pathways within the Commerce Court:
1.1 Telecommunication cabling shall be installed within conduit located within the parking
garages, concourse levels, and common areas extending from the riser room to a
tenant suite. Cabling is permitted to be run free air within the riser space provided that
best industry practices are followed and the installation conforms to section 2.0
Cabling. It should be noted that any damage done to a cable running free air within the
property shall be the responsibility of the owner to fix and replace. Commerce Court
will not be held responsible for any damages done or revenues lost.
1.2 Should the Tenant or Telco provider want to install conduit within the riser it should be
reviewed and approved by the onsite riser manager RYCOM TPM. It is recommended
that the conduit is sized for the expected growth and not just the smallest or largest
sized conduit installed.
1.3 Conduits, connectors, couplers, pull boxes, and covers that are located in the parking
garage area and throughout other common visible areas must be painted powder coat
white. This must be done offsite, and no other form of paint will be accepted.
1.4 When conduits are running horizontal, labels shall be placed approx. every 15 linear
feet. (examples would be through the parking garage area)
1.5 Conduits and cabling must be labeled on both sides of each wall, floor penetration, and
at both ends of a termination point.
1.6 Conduits running vertically in the riser system shall be labeled near the top, in the
middle at eye level and one near the bottom close to the core hole. This label will
provide a means of quick and accurate identification.
1.7 Labels shall clearly identify the ownership of the conduit. Commerce Court
recommends that additional items such as source and destination locations as well as a
contact phone number are included.
1.8 Any pre-existing conduits that are not currently labeled and have a single ownership
should be labeled with the company who owns the pathway. (Common pathways with
multiple ownerships do not need to be labeled.)
Derek Andreoff RCDD®
Telecommunication Infrastructure Speialist
[email protected]
(D) 905- 264-4786 | (M) 905-441-1495
Visit us online at www.rycom.ca
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Monday, January 12, 2015
1.9 Any type of x-raying, scanning, or coring must have a permit which is assigned by the
Commerce Court project management team. All concrete structures require x-raying
which will be reviewed and approved by Commerce Court’s Structural Engineer prior to
any core drilling taking place. No cutting of the structural steel and/or rebar shall be
permitted or tolerated. Please refer to section 3.17 of the LIM for additional
information on Drilling, Coring and X-raying.
1.10 It’s the contractor’s responsibility to insure that all vertical and horizontal holes their
pathway and/or cabling passes through is correctly firestopped.
1.11 Where the cabling enters into a conduit or connector it’s the contractor’s responsibility
to provide firestopping of the conduit as well as the hole the conduit passes through
the fire rated wall.
Derek Andreoff RCDD®
Telecommunication Infrastructure Speialist
[email protected]
(D) 905- 264-4786 | (M) 905-441-1495
Visit us online at www.rycom.ca
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Monday, January 12, 2015
2.0 Cabling
Telecommunication cabling allows a service to be transported from a source to a destination
location. These cables primarily come in copper and fibre and can be shielded or unshielded
with different fire ratings.
2.1
2.2
2.3
2.4
2.5
All telecommunication cabling running free air within a plenum or non-plenum space
shall have a minimum fire rating of FT6. This includes both tenant and riser space.
Cabling that is routed within conduit for the entire length can have a minimum fire
rating of FT4.
Telecommunication cabling entering from the street and into the building is typically
unlisted cabling. There are (2) statements that Telco providers must meet in order to
route there unlisted cabling from the point of entry to their POP facilities.
2.2.1 If the entry point (source location) of the unlisted cabling is located
within the same room as the destination location, the unlisted cabling
can be free aired over to the destination without the need for conduit
provided that the room is sealed off and has a minimum 1 hour fire
rating.
2.2.2 If the entry point (source location) of the unlisted cabling is located in a
different room or the room is not sealed and / or doesn’t contain a
minimum 1 hour fire rating the Telco Provider is allowed by the Ontario
building code to only have 3 meters of exposed unlisted cabling installed.
The cabling can be extended to the destination location provided that the
unlisted cabling is completely encased within conduit or a splice can is
installed to transition from unlisted to a minimum FT6 fire rated cable.
Telecommunication cabling servicing rooftop antennas or devices located external
to the building shall be Outside Plant Rated (OSP). If the OSP cable has an FT4 or
lower fire rating it shall be encased within conduit for the entire length.
Copper cabling or conductive cabling entering the building from the outside shall be
bonded to ground and copper pair cabling shall contain a surge protector. All
dielectric non-conductive cabling does not require surge protection or bonding.
Shielded cabling should be bonded to ground.
Derek Andreoff RCDD®
Telecommunication Infrastructure Speialist
[email protected]
(D) 905- 264-4786 | (M) 905-441-1495
Visit us online at www.rycom.ca
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Monday, January 12, 2015
3.0 Spaces
Spaces are places where telecommunication gear is located. This gear can include accumulation
panels, passive equipment, active equipment, Telco gear, tenant telecommunication rooms or
tenant gear.
3.1
3.2
3.3
3.4
No active components requiring electrical power shall be permitted to be installed
within the riser rooms. These spaces are meant to be common, and are to house
equipment and components that serve base building systems and deliver Telco
services to the tenants.
Tenants will only be permitted to install demarcation extension cables inside riser
rooms or to gain access to the cellular floor system. Under no circumstances shall
the tenant be permitted to install or terminate any station cabling within these riser
rooms or place active gear.
Telco providers are permitted to set up Point-Of-Presence (POP) spaces within
Commerce Court. These spaces require design drawings from an engineering firm.
Telco Providers that are setting up these spaces are required to contact the base
building riser manager, RYCOM TPM, to perform site review services. These site
review services are billable back to the Telco provider at RYCOM TPM’s current
rates.
Consultants and designers are required to obtain the services of RYCOM TPM any
time a piece of hardware is to be installed or mounted within the riser room. RYCOM
TPM will provide written documentation notifying of our recommendations and find
and assign the correct amount of space required. These site review services are
billable at RYCOM TPM’s current rates.
Derek Andreoff RCDD®
Telecommunication Infrastructure Speialist
[email protected]
(D) 905- 264-4786 | (M) 905-441-1495
Visit us online at www.rycom.ca
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Monday, January 12, 2015
4.0 Management and Review
Commerce Court requires that a contractor must contact RYCOM TPM Customer Care and have
an access ticket issued to them any time they need access to a riser room.
4.1
4.2
4.3
4.4
The contractor’s first point of contact for riser room access is RYCOM TPM Customer
Care, who will issue the contractor an access ticket. RYCOM TPM Customer Care
requires that the contractor provides them with the following:
4.1.1 Start and end dates
4.1.2 Who the Tenant, Telco and General Contractor are
4.1.3 Where they need access
4.1.4 A detailed scope of work stating the following:
4.1.4.1 Who they are doing the work for (i.e. Tenant, General Contractor)
4.1.4.2 Why they need access to the riser
4.1.4.3 What they are doing in the riser room
4.1.4.4 EXAMPLE. ABC Contractor is requesting access to 77 RYCOM
Street West 34th floor riser room to do work on behalf of XYZ
General Contractors on the following date. ABC Contractor
requires access to provide (1) additional multimode FT6 fibre
cable from the 30th floor tenant space to the 34th floor tenant
space VIA the riser in an existing EMT Conduit belonging to the
tenant. ABC Contractor will ensure that all firestopping and smoke
seals are replaced.
Any installations passing vertically through more than (4) floors require a set of
drawings that will be reviewed and approved by the riser manager, RYCOM TPM,
prior to any work being conducted.
Cabling installations requiring site reviews will be inspected by RYCOM TPM and are
billable at RYCOM TPM’s current rates.
In addition to the codes and standards listed within this document, the Telco
Agreements and tenant agreements signed are in effect and form part of this
document.
Derek Andreoff RCDD®
Telecommunication Infrastructure Speialist
[email protected]
(D) 905- 264-4786 | (M) 905-441-1495
Visit us online at www.rycom.ca
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Monday, January 12, 2015
5.0 Abandoned Cabling & Equipment
Abandoned cabling and equipment are items that are located within the building that are nonactive, not plugged in, or cabling that has been left cut and non-active. As per the National Fire
Protection Association (NFPA) any of these items listed above are deemed to be abandoned
and must be removed.
5.1
5.2
5.3
5.4
5.5
Telco Providers are to enforce an active role in removing as much of their
abandoned infrastructure as possible. (Examples of this would be abandoned
equipment, cabinets, cabling and conduits.)
Tenants are to remove their abandoned backbone and horizontal cabling back to the
nearest active source when their backbone cabling is no longer required.
No spare coils of horizontal cabling that are owned by the tenant are permitted to
be left within the riser rooms. All spare cabling is to be coiled back and left in the
tenant’s space.
During a Back-To-Base Project, the tenant’s project manager and consulting firm are
to review the Commerce Court Back-To-Base Clause.
All tenant installed conduit is to be removed back to the nearest active source
except for conduit ties from the riser to the tenant space.
Derek Andreoff RCDD®
Telecommunication Infrastructure Speialist
[email protected]
(D) 905- 264-4786 | (M) 905-441-1495
Visit us online at www.rycom.ca
P a g e | 7 of 8
Monday, January 12, 2015
6.0 Safety Requirements
At a minimum, all personnel that will be performing work within Commerce Court Riser Rooms
must be current with WHMIS training and any technicians performing work on a ladder,
scaffold, or other aerial device within the building must also have current Fall Arrest training.
The legislation within the Ontario Health and Safety Act (OHSA) must also be adhered to at all
times.
6.1
6.2
6.3
All competent workers prior to entering into a space which has the potential to be
classed as a confined space must insure that the confined space hazard assessment
and control program is implemented. There are many other steps to be taken before
any competent workers can enter into a space that has been classified as a confined
space and it will be the responsibility of those competent workers who will be
entering the confined space to see that the appropriate safety measures have been
implemented.
Many injuries result from poor housekeeping. To insure a clean and hazard free
workplace, all contractors must implement a daily cleanup program. Contractors will
be responsible for removing their waste from site at the end of every working day.
Materials and equipment are to always be stored neatly and in such a way that it
does not in any way pose a hazard to personnel within the building.
All contractors must wear Personal Protective Equipment (PPE) as necessary to
protect the worker against the hazards to which the worker may be exposed.
Derek Andreoff RCDD®
Telecommunication Infrastructure Speialist
[email protected]
(D) 905- 264-4786 | (M) 905-441-1495
Visit us online at www.rycom.ca
P a g e | 8 of 8
Monday, January 12, 2015
APPENDIX II
CONTRACTORS’S ASBESTOS NOTIFICATION AND ACKNOWLEDGEMENT
Working with ASBESTOS is dangerous to you and the others working in the area. Inhaling Asbestos fibres can cause
various types of lung diseases such as Asbestosis, Mesothelioma and lung cancer. Smoking increases the risk of lunch
cancer in conjunction to Asbestos exposure.
This form is being provided as a notification that GWL Realty Advisors inc. in conjunction with Pinchin Limited has
identified the presence of various Asbestos containing materials within the premises of the Commerce Court complex.
An Asbestos inventory report showing the locations, the type of material and the amount of material present is available
for viewing at the Building Control Centre or by contacting our Property Management Office – (Cory Fleming) at 416364-3569.
Ontario Regulation 278/05; the regulation regarding Asbestos on Construction Projects and in Buildings and Repair
Operations, applies to all maintenance and renovation work that may disturb asbestos materials. The disturbance of
Asbestos materials may only be undertaken by contractors who have received training in asbestos related precautions.
The following activities may disturb Asbestos materials (i.e. Type 2 or Type 3 work) and the Property management office
must be notified prior to performing the following:
•
•
•
•
Removal or repair of asbestos mechanical insulation (various locations);
Ceiling entry which may disturb sprayed fireproofing (where applicable);
Removal of sprayed fireproofing;
Any other operation which may disturb asbestos material in the complex, including vinyl
composition floor tiles, transite pipes and panels, gaskets and packing, drywall joint compound
etc...
ACKNOWLEDGEMENT
As a condition of our contract to provide services and materials within Commerce Court we acknowledge that we shall
not disturb any Asbestos containing materials without prior notifications to the Property Management Office at 416364-2281. This firm and its workers will follow all procedures specified by GWL Realty Advisors and/or Ontario
Regulations 278/05. All Asbestos waste shall be double bagged and packaged and disposed off in accordance with the
Ministry of Environment requirements.
Failure to comply with any Asbestos Regulations, along with any revisions, which may be implemented from time to
time, shall be deemed sufficient reason for Commerce Court Property Management to halt work or dismiss the
Contractor from the project. Any and all costs incurred by Commerce Court Property Management as a result of such
action will be the sole responsibility of the Contractor, which the contractor agrees to as evidenced by the signature
below.
Company Name: _________________________________________________________________
Name & Title: ____________________________________________________________________
Signature: __________________________________Date:_________________________________
COTRACTOR’S ASBESTOS NOTIFICATION AND ACKNOWLEDGEMENT
APPENDIX III
GWL Realty Advisors
Asbestos Management Plan
Form 3
CONTRACTOR NOTIFICATION / WORK PERMIT – FORM 3
A copy of this Permit must be posted at the entrance to any work area where
asbestos-containing materials are known to exist or may exist.
Please be advised that GWL Realty Advisors has identified the presence of asbestos-containing
materials within the property. A baseline asbestos survey report showing the locations and types
of asbestos present is available for review from the Property Management/Construction Services
Representative.
Date:
Project Name and/or Work Area:
Name(s) of Contractor, and any Sub-Contractor:
Area is known to contain asbestos-containing materials (Yes/No)? If Yes, describe and
indicate the locations of examined materials and whether the materials are friable or not.
If available, attach drawings/plans/specifications showing the area.
In the event that a contractor discovers material that may be asbestos-containing material, the
following steps shall be taken:
1.
The contractor shall stop work and immediately notify (orally and in writing) the
Property Management/Construction Services representative; and,
2.
Work shall cease until the AMP Program Manager, with assistance from the
Corporate Environmental Services Group, as required, has determined whether the
material is an asbestos-containing material or not, and the appropriate steps to
remediate have been completed, if necessary.
Contractors should ensure their workers, as a minimum, are provided with asbestos awareness
training. Proof of this training should be presented to the Property Management/Construction
Services Representative, before commencing work at a site.
Workers oriented to onsite conditions Yes
Yes // No
No
Name of Contractor Representative:
(Contractor Signature)
Permission to start work has been granted by:
Name of AMP Program Manager/Construction Services Representative:
(Authorization Signature)
GWLRA – AMP, Version 3.0, 2015
APPENDIX IV
FORM 3
NOTICE TO CONTRACTOR UNDER SUBSECTION 19 (1) OF THE ACT
Construction Lien Act
R.R.O. 1990, Reg. 175, Form 3.
APPENDIX V
August 7, 2015
British Columbia Investment Management Corporation (bcIMC) and bcIMC Realty Corporation c/o GWL
Realty Advisors Inc.
E-mail: [email protected]
330 University Avenue, Suite 300
Toronto, Ontario M5G 1R8
Attention:
Re:
1.0
Ms. Coellen Linkie, P.Eng.
Senior Director, Corporate Environmental, OH&S Services
Duct Modification – Varied Procedures
Commerce Court West Tower
199 Bay Street, Toronto
INTRODUCTION
Pinchin Ltd. (Pinchin) is pleased to provide the following recommendations regarding the modification or
cleaning of ducts within Commerce Court West located at 199 Bay Street in Toronto, Ontario.
Pinchin was retained by bcIMC Realty Corporation c/o GWL Realty Advisors (Client) to prepare varied
Type 3 work procedures for modification of ducts throughout the building as per our report entitled “Duct
Modification - Varied Procedures, Commerce Court West” dated November 5, 2012. These varied
procedures were created using Section 23 of Ontario Regulation 278/05 where we provided proof of
equivalent protection procedures for the workers. Findings of this report indicate non-asbestos dust in
ductwork. Although no asbestos was detected in the ductwork, procedures are to be followed as per
recent Ministry of Labour interpretation of Regulation 278/05.
Duct Modification includes the following:
1. Removal of diffusers, VAV boxes, sections of rigid duct work, etc.
2. Moving of diffusers from one location to another
3. Cleaning dust and debris from within ducts
4. Cutting existing ducts to accommodate the installation of new flex or branch ducting.
Based on our findings the following procedures should be used when duct modifications are planned
within an area of the building where original ducts have been replaced during asbestos-abatement
projects in past years:
1. Notify the Joint Health and Safety Committee in writing of the use of varied procedures
Pinchin Ltd.
2470 Milltower Court, Mississauga, ON L5N 7W5
www.pinchin.com
Page 1 of 3
Duct Modification – Varied Procedures
Commerce Court West Tower
August 7, 2015
British Columbia Investment Management Corporation (bcIMC) and bcIMC Realty
Corporation c/o GWL Realty Advisors Inc.
2. Notify workers that they are modifying, removing, cleaning, etc. ducts in a building with asbestossprayed fireproofing (ducts on this floor are non-asbestos containing).
3. Workers are to be trained on this specific set of procedures and have asbestos awareness
training.
a. Workers do not need to be trained in Type 3 Worker Training.
4. Shut down HVAC system being worked on.
5. Install drop sheets below areas of work (drop sheets can be disposed of as non-asbestos waste).
6. Disposable suits and respirators (P100 filters) must be made available to the workers. Suits and
respirators are optional PPE for this work and therefore not required.
a. If worker requests the use of suit and/or respirator the worker is to be fit tested for the
respirator and wear both the suit and respirator during planned modifications.
7. The use of power tools is strictly prohibited.
a. Tools to be used during duct modifications are restricted to power shears, battery
assisted screwdrivers and hand tools (including hammers).
b. Tools not to be used include; hole saws, reciprocating saws and grinders.
c.
Should other tools be needed to perform work, please contact environmental consultant
for guidance.
8. Ductwork removed for disposal can be disposed of as clean waste.
2.0
LIMITATIONS
The work performed by Pinchin Environmental Ltd. was conducted in accordance with the Master Service
Agreement between Client and the Pinchin Group of Companies, dated July 16, 2007. The report was
prepared by Consultant for the use of Owner and Manager (as those terms are defined under the MSA).
In addition to the use of and reliance on this report by Owner and Manager, any person who has received
a reliance letter for this report may use and rely on this report as if it was prepared for such persons. Any
use of or reliance on this report by any other person (i.e., a person other than any Owner, Manager or
otherwise permitted person) is the sole and exclusive responsibility of such other person. Consultant
accepts no responsibility for damages, if any, suffered by such other person as a result of the use of or
reliance on this report.
© 2015 Pinchin Ltd.
Page 2 of 3
Duct Modification – Varied Procedures
Commerce Court West Tower
August 7, 2015
British Columbia Investment Management Corporation (bcIMC) and bcIMC Realty
Corporation c/o GWL Realty Advisors Inc.
3.0
CLOSURE
Should you have any questions or concerns regarding the contents of this letter, please contact Andre
Schrader at (905) 363-1381.
Yours truly,
Pinchin Ltd.
© 2015 Pinchin Ltd.
Page 3 of 3
APPENDIX VI
July 28, 2015
British Columbia Investment Management Corporation (bcIMC) and bcIMC Realty Corporation c/o GWL
Realty Advisors Inc.
E-mail: [email protected]
330 University Avenue, Suite 300
Toronto, Ontario M5G 1R8
Attention:
Re:
Ms. Coellen Linkie, P.Eng.
Senior Director, Corporate Environmental, OH&S Services
Cable Pulling and Conduit Installation
General Procedures - Commerce Court Complex
Pinchin Ltd. (Pinchin) was retained by British Columbia Investment Management Corporation (bcIMC)
and bcIMC Realty Corporation c/o GWL Realty Advisors Inc. to provide the following standard scope of
work when the installation of conduit or cables is required at Commerce Court West Tower, located in
Toronto, Ontario.
Based on our knowledge of work required from time to time at Commerce Court West, there is work that
may disturb existing asbestos-containing materials (ACM) within the Tower. The ACM most likely to be
disturbed during the installation of conduit or cables is drywall joint compound, and/or original sprayed
fireproofing as well as vinyl asbestos floor tiles and fire stopping in the Riser Rooms.
In order to facilitate this work the following procedures are required as per Ontario regulation 278/05.:
1.0
PROCEDURES
Cable or Conduit Installation above Ceilings where Original Sprayed Fireproofing Exists
Work within a ceiling space where original sprayed fireproofing is present is to be performed following
Type 2 Procedures as follows:
1. Prior to accessing the ceiling space, place a drop sheet below area of access. Access area should
be cordoned off using barrier tape warning of the potential of an asbestos hazard.
2. Workers accessing the ceiling space are to wear suits and respirators.
a. If significant sprayed fireproofing debris is present on the top side of the ceiling tiles, a Type
2 Enclosure is to be constructed around the access point.
b. Workers are to be fit tested for their respirator and be trained in the use and care of the
respirator.
3. Pull cables or install conduit avoiding disturbance of sprayed fireproofing on the structure.
Pinchin Ltd.
2470 Milltower Court, Mississauga, ON L5N 7W5
www.pinchin.com
Page 1 of 4
Cable Pulling and Conduit Installation
General Procedures - Commerce Court Complex
July 28, 2015
British Columbia Investment Management Corporation (bcIMC) and bcIMC Realty
Corporation c/o GWL Realty Advisors Inc.
a. If sprayed fireproofing is to be disturbed or is accidentally disturbed, stop work and consult
the Owner for guidance.
4. Upon completion of work above the ceiling, replace ceiling tile, wet wipe and/or HEPA vacuum the
drop sheet and dispose of as asbestos waste.
5. Air monitoring below the area of work can be performed to ensure the occupied air borne fibre
levels are acceptable prior to re-occupancy. It should be noted that air monitoring in this case is
not required by Regulation 278/05.
Cable Pulling Within Core Walls or Column Enclosures
This type of work can occur within one floor or span from floor to floor. Where work is to occur within one
floor the following procedures are required.
1. Cut access holes in drywall walls or column enclosures no larger than 1 square meter following
Type 1 procedures using hand tools.
a. Suits and respirators are optional for this work.
2. Run cables from source to core wall or column enclosure as required.
a. This work may require the use of the above noted Type 2 procedures if the floor remains
sprayed with original sprayed fireproofing.
3. If sprayed fireproofing is present on columns or as overspray in core walls and is disturbed during
the planned work, stop work immediately and follow Type 2 procedures for all remaining work
required.
a. Type 2 procedures will require the use of a drop sheet below access holes and the worker
will be required to wear a suit and respirator.
Where work will span from floor to floor within column enclosures, pipe chases, etc where asbestoscontaining sprayed fireproofing is known to be present the following procedures are to be utilized:
1. Drop sheets are to be placed below all access hatches or holes created. Workers should wear
suits and respirators.
a. Holes created in drywall are to be created following Type 1 procedures using hand tools.
2. During the initial cable pulling operation, enlist the services of an Environmental Consultant to
conduct air monitoring within the work areas and occupied spaces to confirm that air borne fibre
levels are acceptable.
a. If air borne fibre levels are found to be acceptable, the workers would no longer be required
to wear the suits and respirators although this practice would still be recommended.
b. In the event that the Environmental Consultant observes an elevated level of disturbance
of ACM, workers will be required to continue to wear suits and respirators to complete the
planned work.
© 2015 Pinchin Ltd.
Page 2 of 4
Cable Pulling and Conduit Installation
General Procedures - Commerce Court Complex
July 28, 2015
British Columbia Investment Management Corporation (bcIMC) and bcIMC Realty
Corporation c/o GWL Realty Advisors Inc.
3. In the event of asbestos disturbance where debris is created, stop all work and perform a Type 2
clean up of the affected areas. Air Monitoring should be performed prior to resuming planned work.
Cable Pulling and Conduit Installation in Riser Rooms
The installation of conduit and/or cables within Riser Rooms may disturb asbestos and therefore the
following Type 2 procedures are to be utilized:
1. Prior to the start of any work, view condition of Riser Rooms above and below area of work for
asbestos-containing materials that may be disturbed during the installation process.
2. When using existing conduit sleeves, avoid penetrating sleeves filled with any material other than
fibreglass or caulking.
a. Investigate below caulking by cutting caulking to view condition within sleeve prior to
installation of cables and/or conduit.
b. Using existing fibreglass filled sleeves will not require any asbestos precautions.
3. If existing sleeves insulated with asbestos-containing firestopping material are to be used, remove
firestopping material following Type 2 asbestos procedures. The Type 2 procedures required
include but are not limited to the following:
a. Enclosure to be constructed in Riser Room below sleeve to be cleaned.
b. Workers to wear suits and respirators during removal process.
c.
Water is to be used to wet materials prior to removal. Avoid excessive water or any water
at all if it will create an electrical hazard.
4. If new floor penetrations are to be created to accommodate the installation of cables and/or conduit
the following procedures are to be utilized:
a. Review condition of floor and deck to ensure asbestos-containing floor tiles and/or sprayed
fireproofing will not be disturbed by the core drilling operation.
b. If vinyl floor tiles will be disturbed, remove affected flooring following Type 1 procedures.
Only hand tools can be used to remove vinyl floor tile. Vinyl floor tiles to be misted with
water prior to removal process.
i. Suits and respirators are optional for workers.
ii. The Owner will provide asbestos waste bags and HEPA vacuums to perform
removal.
c.
If sprayed fireproofing will be disturbed, removal of the spray will require Type 2 procedures
and should be completed by an Asbestos Abatement Consultant.
If conduit is to be installed against drywall walls within the Riser Room, Type 1 Procedures are required
as follows:
© 2015 Pinchin Ltd.
Page 3 of 4
Cable Pulling and Conduit Installation
General Procedures - Commerce Court Complex
July 28, 2015
British Columbia Investment Management Corporation (bcIMC) and bcIMC Realty
Corporation c/o GWL Realty Advisors Inc.
1. Install conduit clips using hand tools only. Hand held tools include the use of a power assisted
cordless screwdriver or less.
2. Prior to the installation of the conduit clip, mist area behind and around installation point.
3. If drywall joint compound is disturbed, stop work immediately and contact the Owner for guidance.
If any condition not identified above is observed prior to the start of work, consult the Owner for Guidance.
2.0
LIMITATIONS
This report was prepared pursuant to and in accordance with the master services agreement (the “MSA”)
dated July 16, 2007 between the Pinchin Group of Companies (“Consultant”) and the other parties listed
thereto. This report is based on the best information available to the Consultant at the time of preparing
this report after Consultant used best industry practices, in the circumstances, to obtain information. To
the extent that Consultant was required to reply on information from other persons, Consultant has
verified such information to the extent reasonably possible in the circumstances. The material provided in
this report reflects best industry judgment in light of the information available at the time of preparation of
this report.
3.0
CLOSURE
Should you have any questions or concerns regarding the contents of this letter, please contact Andre
Schrader at (905) 363-1381.
Yours truly,
Pinchin Ltd.
© 2015 Pinchin Ltd.
Page 4 of 4
APPENDIX VII
July 28, 2015
British Columbia Investment Management Corporation (bcIMC) and bcIMC Realty Corporation c/o GWL
Realty Advisors Inc.
E-mail: [email protected]
330 University Avenue, Suite 300
Toronto, Ontario M5G 1R8
Attention:
Re:
Ms. Coellen Linkie, P.Eng.
Senior Director, Corporate Environmental, OH&S Services
Working Around Asbestos-Containing Joint Compound
Commerce Court Complex
Pinchin Ltd. (Pinchin) was retained by bcIMC Realty Corporation c/o GWL Realty Advisors Inc. to provide
an instruction document for working around asbestos-containing joint compound present on core and
perimeter walls and columns within Floors of the Commerce Court Complex.
The following work may be performed within vacant tenant spaces.
1. Removal of vinyl wallpaper.
2. Repair and skim coat walls as necessary to provide a smooth finish.
3. Apply new finishes (paint, wallpaper, etc.) to walls.
4. Install steel stud partitions against existing drywall walls finished with asbestos-containing drywall
joint compound.
5. Removal of less than 1 square metre of drywall.
6. Repair of void in drywall.
The following procedures should be followed during the above noted work.
1.0
PROCEDURES
Removal of vinyl wallpaper
1. Inform all trades working on walls that the joint compound contains asbestos.
2. Use normal procedures (heat or water) to remove wall paper without disturbance of the drywall
joint compound. Removal of wallpaper must stop and procedures revised if drywall joint
compound is disturbed (i.e. stick to wallpaper during removal). Use drop sheets in case of joint
compound disturbance and for normal cleanup of wall paper.
Pinchin Ltd.
2470 Milltower Court, Mississauga, ON L5N 7W5
www.pinchin.com
Page 1 of 3
Working Around Asbestos-Containing Joint Compound
Commerce Court Complex
July 28, 2015
British Columbia Investment Management Corporation (bcIMC) and bcIMC Realty
Corporation c/o GWL Realty Advisors Inc.
3. Apply a coat of primer paint to exposed drywall joint compound at joints and nail/screw locations
to indicate the top of the existing drywall joint compound. The prior paint should be a different
colour than that of the compound.
4. Apply skim coat material to areas of the wall requiring repair.
5. Sand skim coat with hand tools using the primer paint as a barrier (i.e. stop sanding if primer
paint affected by sanding).
6. Apply new finishes as required.
Installation of Stud Wall
1. Inform all trades working on walls that the drywall joint compound contains asbestos.
2. Install panels on existing drywall wall using either hand tools or a power assisted cordless screw
driver. Fasten to the core wall away from joints where asbestos-containing joint compound
exists.
3. If existing drywall joint compound is disturbed, stop work immediately and contact Owner for
guidance regarding continuation of work.
4. No asbestos precautions are required.
Repair, Finishing or Skim Coat of Walls
1. Inform sub-trades that the drywall joint compound contains asbestos.
2. Apply new joint compound as required to skim coat or finish existing drywall.
3. Sand skim coat or finish application with hand tools using the existing paint as a barrier (i.e. stop
sanding if paint affected by sanding).
4. Apply new wall finishes as required.
5. No asbestos precautions are required.
Removal of less than 1 square metre of drywall
1. Inform all trades working on walls that the drywall joint compound contains asbestos.
2. Protect drywall around areas to be removed by covering with polyethylene and taping seams to
wall.
3. Mist surface of drywall and drywall joint compound.
© 2015 Pinchin Ltd.
Page 2 of 3
Working Around Asbestos-Containing Joint Compound
Commerce Court Complex
July 28, 2015
British Columbia Investment Management Corporation (bcIMC) and bcIMC Realty
Corporation c/o GWL Realty Advisors Inc.
4. Cut drywall and remove using non-powered hand-held tools. Place directly into a 6 mil
polyethylene bag.
5. HEPA vacuum floor.
Repair of Void in Drywall
1. Inform all trades working on walls that the drywall joint compound contains asbestos.
2. Use Type 1 asbestos abatement procedures to remove drywall back to stud to create clean
square opening.
3. Install drywall in the wall or column where the cleaned void exists. No asbestos precautions are
required.
4. Refer to the Repair, Finishing or Skim Coat of Walls section for steps in order to finish the wall
and make good.
2.0
DISCUSSION
Since there is no disturbance of the existing drywall joint compound the above listed procedures are not
considered a regulated asbestos procedure and hence this work can be done by your normal trade
contractor (no specific asbestos training or government notice required). It is important that the workers
be notified, in some documented fashion, that the existing drywall joint compound does contain asbestos
and that they should not disturb this material during their work. If there is any concern expressed by the
workers, the contractor, or your tenants, it may be useful to have some air monitoring performed on the
initial work following these procedures and to keep this report for record (the air monitoring would not be
needed on future projects).
3.0
CLOSURE
Should you have any questions or concerns regarding the contents of this letter, please contact Andre
Schrader at (905) 363-1381.
Yours truly,
Pinchin Ltd.
© 2015 Pinchin Ltd.
Page 3 of 3
APPENDIX VIII
APPENDIX VII
CLASSIFICATION OF ASBESTOS WORK - ONTARIO REGULATION R.R.O. 278/05
Material
Disturbance
Extent
Nonfriable
Hand Held Non-Powered
Not Broken
TYPE 1
Transite
Hand Held Non-Powered Dry
Any Amount
TYPE 2
Any Amount
TYPE 3
Any Amount
TYPE 2
TYPE 2
Packing
Gaskets
Power Tools without Effective HEPA Dust
Collector
Classification
Vinyl Floor Tile,
Textile
Power Tools with HEPA Dust Collector
Any Amount
Etc.
Drywall with Asbestos Joint Compound
<1m ,>1m
ACOUSTIC
CEILING TILES
Removal/Replacement
≤10 Tiles
TYPE 1
Lay-in Mineral
Wool Type
Removal/Replacement
>10 Tiles
TYPE 2 *
Friable
Entry at Visible Asbestos Debris (Ceiling,
Crawlspace, etc.)
Any Amount
Removal or Disturbance
<1m or
equivalent
Sprayed
Asbestos
Removal or Disturbance
>1m or
equivalent
TYPE 3
(enclosure or
glove bag
required)
Acoustic/Texture
Plaster
Repair of Mechanical Insulation
Any Amount
TYPE 2 (drop
sheet only)
Mechanical
Insulation
Spray Encapsulation of Sprayed Asbestos or
Acoustic/Stipple Plaster
Any Amount
TYPE 3
Asbestos Plaster
(When Disturbed)
Cleaning Or Removal Of Ductwork, AHU Filters
In Building With Asbestos Fireproofing
Any Amount
TYPE 2
Sheet Flooring
Repair, Alteration or Demolition of a Kiln, Furnace
with Asbestos Refractory
Any Amount
TYPE 3
Repair, Alteration of Demolition of a Building
where Asbestos was Used in Manufacture
Any Amount
TYPE 3
2
2
2
2
TYPE 1, TYPE 2
TYPE 2
(enclosure)
TYPE 2
(enclosure or
glove bag
required)
* Pinchin Recommendation
General Note: Ministry of Environment and Energy requirements for packing and hauling
asbestos waste apply to Type 1, Type 2, and Type 3 work, i.e. no exemption for any friable
material.
APPENDIX IX
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