contractor start-up · 1.2 shopping centre business hours 7 1.3 definitions8 2 certificates,...

CONTRACTOR START-UPINFORMATION PACKAGE

CONSTRUCTIONVOLUME 3 OF 3

FINAL: 2017-1220

MAPLEVIEWSHOPPING CENTRE

INTRODUCTIONCONSTRUCTION - VOLUME 3 of the Tenant Information Package, will provide guidelines and construction rules & regulations to be followed during the construction of your store.

Refer to INSPIRATION - VOL 1 for design concept guidelines.

Refer to DETAILS - VOL 2 for additional property specific design criteria.

1 GENERAL INFORMATION 5

1.1 SITE LOCATION 6

1.2 SHOPPING CENTRE BUSINESS HOURS 7

1.3 DEFINITIONS 8

2 CERTIFICATES, PERMITS & APPROVALS 11

2.1 START UP REQUIREMENTS 11

2.2 PERMITS / LICENSES 12

2.3 INSPECTIONS 12

2.4 UTILITIES 12

2.5 LABOUR 12

2.6 INSURANCE 12

3 SAFETY & SITE INFORMATION 13

3.1 SAFETY & LABOUR 13

3.2 HOURS OF WORK 13

3.3 OFFENCES 13

3.4 HEAVY ARTICLES AND OVERLOADING SERVICES 14

3.5 SECURITY 14

3.6 PERSONAL USE OF PREMISES 14

3.7 PARKING 14

3.8 DOCK MASTER, DELIVERIES, ACCESS TO LEASE PREMISES AND TO SITE. 14

3.9 ANIMALS, BICYCLES, SHOPPING CARTS 15

3.10 SOLICITATIONS 15

TABLE OF CONTENTS3.11 FOOD, BEVERAGES, AND ENTERTAINMENT 15

3.12 SMOKE FREE ENVIRONMENT 15

3.13 ENVIRONMENTAL POLICY & WORK INSTRUCTIONS 15

3.14 WASTE MANAGEMENT & REDUCTION 15

4 TENANT CONSTRUCTION 17

4.1 HOARDING 18

4.2 DISPLAY / ADVERTISEMENT (GENERAL CONTRACTOR AND SUBCONTRACTORS) 18

4.3 DUST CONTROL AND BARRIERS 18

4.4 DISTURBANCE / DISRUPTION 19

4.5 DEMOLITION 19

4.6 REPAIR, MAINTENANCE, ALTERATIONS, AND IMPROVEMENTS 19

4.7 TENANT CONTRACTOR DESIGNATED WASHROOMS 19

4.8 CONSTRUCTION WASTE REMOVAL 19

4.9 RESPONSIBLE CONSTRUCTION WASTE MANAGEMENT 20

4.10 DE-CRATING FACILITIES 20

4.11 COMMON AREA CLEAN UP 20

4.12 OBSTRUCTIONS 20

4.13 DRILLING / CUTTING / CORING 20

4.14 HVAC EQUIPMENT 21

4.15 SPRINKLER SYSTEM/LIFE SAFETY 21

4.16 TELECOM INSTALLATION 21

4.17 FIRE SEPARATIONS 21

4.18 MALL FLOORING & TILE WORK ON DEMISING WALLS 21

3IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | MAPLEVIEW

4.19 FIRE ALARM 21

4.20 MUSIC SHUNT 22

4.21 ACCESS TO BASE BUILDING ELEMENTS 22

4.22 HOT WORK REQUIREMENTS 22

4.23 DAMAGE TO PROPERTY 22

4.24 ROOF WORK 22

4.25 BASE BUILDING/LL SUPPLIED M/E EQUIPMENT 22

4.26 DANGEROUS OR HAZARDOUS ACTIVITIES 22

4.26 PROPER CONDUCT 22

5 PROJECT CLOSE OUT 23

6 APPENDICES 25

6.1 PROJECT CONTACTS 25

6.1.1 LANDLORD CONTACTS 25

5.1.2 LOCAL CIVIC & PERMIT 26

5.1.3 LOCAL UTILITIES 26

5.1.4 REQUIRED - LANDLORD CONSULTANTS & CONTRACTORS 27

5.1.5 RECOMMENDED CONSULTANTS 28

6.2 SITE PLANS 29

6.2.1 SITE PLAN & DELIVERY AREA 29

6.2.2 PLAN - LOWER LEVEL 30

6.2.3 PLAN - UPPER LEVEL 31

6.3 PROPERTY SPECIFIC - FORMS & INFORMATION 32

6.3.1 PROJECT INFORMATION 33

6.3.2 SUSTAINABLE DESIGN CHECKLIST 34

TABLE OF CONTENTS (CONTINUED)

4 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | MAPLEVIEW

WELCOME TO Mapleview Shopping Centre

This “Contractor Start-Up Package” was developed to provide you with site specific information you require while completing construction for your project. Please read through this information carefully as you are required to “sign off” stating that you have read and understand all the information contained in this document. There are certain aspects of this project that must be completed by a Landlord approved contractor(s). Failure to adhere to the requirements of this document will result in the immediate shut down of the project and removal of all personnel from property.

Note: Any reference to the terms “Tenant, Landlord, Premises, and/or Business Hours shall be as they appear in the Lease of Retail Space/Lease of Office Space (the “lease”) between the Tenant and the Landlord.

1 GENERAL INFORMATION


1.1 SITE LOCATION

PROPERTY ADDRESS:

900 Maple Ave P.O. Box 201Burlington, Ontario L7S 2J8Tel: (905) 681-2900

[email protected] www.mapleviewcentre.com

MAPLEVIEW SHOPPING CENTRE

Mapleview Shopping Centre, a premier regional shopping destination with a trade area exceeding 1Million people. Servicing the rapidly growing cities of Burlington, Hamilton, Milton, Oakville and the Niagara region, the centre offers a contemporary design and vibrant retail mix, appealing to the high/elite income households (53% of Mapleview’s shoppers).

Ideally positioned, just 45 minutes west of Toronto, the centre enjoys excellent accessibility and visibility from major commuter arteries including, the 403, 407 and QEW. Home to the most sought after brands from Apple to Zara, Mapleview’s retail environment is unparallelled.


http://[email protected]://www.placestefoy.com

1.2 SHOPPING CENTRE BUSINESS HOURSMonday thru Friday 10:00am - 9:00pmSaturday 9:30am - 6:00pmSunday 11:00am - 6:00pm

All access outside of the business hours must be approved by the Landlord and arranged with Security.

AREA MAP


1.3 DEFINITIONSFor the purposes of this manual, the following terms have been defined:

LANDLORD

The party authorized to execute the leasing agreement (s) as Landlord, including their successors and assigns; and where the context permits, Landlord will also include all the officers, directors, employees, agents and contractors of Landlord, as well as any person under the Landlord’s exclusive control.

TENANT

The person or persons signing the lease as Tenant. Where the context permits, Tenant will also include all the Tenant’s servants, employees, agents and contractors, as well as any person under the Tenant’s control.

EXHIBIT C

Shall refer to the Exhibit C of the Tenant’s Executed Lease.

TENANT INFORMATION PACKAGE (TIP)

The Tenant Information Package provides project design and construction criteria and consists of three volumes:

� VOL 1: DESIGN INSPIRATION Design Approach

� VOL 2: DESIGN DETAILS Property Specific

� VOL 3: CONSTRUCTION Contractor Start-Up Information

REVIEWED DRAWINGS

Tenant store working and construction drawings as reviewed by Landlord, bearing the Landlord’s reviewed stamp. A set of reviewed drawings must remain on site at all times.

FIXTURING PERIOD

This term is synonymous with Finishing Period in accordance with the Tenant’s Lease.

AUTHORITY HAVING JURISDICTION (A.H.J.)

This term shall include and be interchangeable with the following:

� Ivanhoé Cambridge Inc.

� Hydro, Telecom, Gas provider applicable to the province or municipality

� Building Code applicable to the province or municipality

� Health/food safety

� Any governing authority having jurisdiction

TENANT OUTLINE DRAWING (TOD)

An electronic drawing that incorporates all of the base building information from architectural, structural, mechanical and electrical construction drawings as it relates to the Tenant’s specific unit or Premises including any storefront details, for the Tenant’s (and their professionals’) use in preparing their store fit-out drawings. TOD will be provided in electronic (PDF) format only. In some cases the Tenant is taking over existing spaces, and there may not be TOD drawings available; Tenants may be provided with previous Tenant’s drawings.

PREMISES

The Premises are the leased area occupied by a Tenant in a shopping centre for commercial purposes. If Premises are self-enclosed, the boundaries shall extend to the exterior face of all exterior walls, doors and windows, or those separating the Premises from Common Area and Facilities, the centre line of all interior walls separating the leased area from the adjoining leasable premises; and from the top surface of the structural sub-floor to the underside of the roof or any structural floor slab immediately above the Premise’s ceiling. If the Premises are open to the Shopping Centre’s ceiling, the Premises’ limits will extend from the top surface of the structural sub-floor to the upper part of the Premises’ permanent structure.

STOREFRONT

Shall mean the separation between the Leased Premises and Common Area, and shall include, at a minimum: glazing, entry elements, doors, grilles, bracing and supports, depressions and any walls between the Leased Premises and the Common Area as reviewed and approved by Landlord and installed in accordance with the terms of Exhibit C.

LEASE LINE

The line that determines the boundaries of the leasable area. To locate this line, refer to plans and details on the Lease Outline Drawings (LOD.)


DEMISING WALL

The wall separating tenant premises from each other and ending in a demising cap (if applicable). This wall may extend to the underside of the upper slab or floor, or the underside of the roof. Under no circumstances may the Tenant alter the demising wall without Landlord’s prior written approval.

DEMISING CAP

Finishes and details of the pilaster that separates two Premises. Each Tenant’s Premises is framed by two pilasters. The Tenant’s finishes must extend all the way to the demising cap.

CLOSURE LINE

Shall mean the line where the Tenant’s storefront meets the Landlord’s Common Area floor when the storefront security grille is closed, as viewed from the mall.

BASE BUILDING STRUCTURE (BBS)

The Base Building Structure is the building envelope and any construction, system or element supplied by the Landlord. The Tenant cannot alter elements of the BBS without obtaining prior written approval from the Landlord.

PROJECTED STOREFRONT (POP-OUT)

Storefront that goes beyond the imaginary limit defined by the two demising caps. When permitted, the projected storefronts must be within lease line boundaries.

CONTROL ZONE

An interior zone of leased space between the lease line and/or the physical storefront and a distance set by the Landlord no less than 6’-0” in from the lease line.

Any display element or area that forms part of the storefront display is also considered to be in the Control Zone. This zone forms part of the Tenant storefront experience and must be treated with an elevated attention to detail and quality. The Landlord reserves the right to review all aspects of the Tenant’s layout and facilities and finishes in this zone.

SUSTAINABILITY

Tenants are encouraged to design, build and operate spaces that improve and support the sustainability of this Shopping Centre. All tenants should consider design strategies and systems that limit the impact of their energy and water use, and reduce the amount of waste they generate. For additional information on sustainability initiatives of this Shopping Centre, please refer to VOL 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA Section 3.8 for additional detail.


2.1 START UP REQUIREMENTSThe following are required prior to the commencement of work:

1. Pre-Construction meeting must be scheduled with the Landlord’s designated representative to review Shopping Centre procedures, rules and regulations and any logistical items such as security, delivery, trash removal, etc.

2. Building Permit

3. Sign Permit (if required)

4. A copy of the general contractor’s license or contractor-owner’s license.

5. Confirmation and proof of the following insurance policies: a) Commercial general liability insurance with respect to the construction, in an amount of not less than $5,000,000 as per the property and as required by the Lease provisions with mention of - Ivanhoe Cambridge Inc. - Ivanhoe Cambridge I Inc. - Ivanhoe Cambridge II Inc. - Canapen (Halton) Limited b) Builder’s Risk” property insurance covering all permanent construction and temporary work, for not less than the total contract price of Tenant’s Work.

6. Current WCB or Workers Safety & Insurance Bond (W.S.I.B. Clearance Certificate)

7. The work schedule with start and completion dates.

8. The list of subcontractors including pertinent information, such as specialty, project manager’s name, telephone, fax, cellular and pager numbers.

9. All required plans (as approved by Ivanhoe Cambridge).

10. Copy of the CSST registration application for the construction site, if applicabe..

11. Copy of the municipal construction permit or a proof of permit application form.

12. Copy of the request form to open water account, if applicable.

13. Copy of the request form to open gas account, if applicable.

14. Copy of the registration form to the municipality for the installation of a water meter, if applicable.

2 CERTIFICATES, PERMITS & APPROVALS


2.5 LABOUR All items of work undertaken by the Tenant will be performed by competent workmen whose Labour union affiliations are compatible with those of others employed by the Landlord and its Contractors and sub contractors. Any work being performed by the Tenant must have a Site Supervisor present during any construction work. Supervisor must provide a 24 hour contact phone number to the mall Operations Manager.

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

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

2. Builder’s Risk property insurance covering all permanent construction and temporary work against all risks of physical loss or damage, for not less than the total contract price of Tenant’s Work.

3. The additional Named Insured for the Shopping Centre are on the Insurance Certificate: - Ivanhoe Cambridge Inc. - Ivanhoe Cambridge I Inc. - Ivanhoe Cambridge II Inc. - Canapen (Halton) Limited

2.2 PERMITS / LICENSESTenant or Tenant’s forces are responsible for all permits and licenses required to complete the work of this project.

An Occupancy Permit may be granted by the City or Town upon satisfactory completion of their requirements.

2.3 INSPECTIONSTenant or Tenant’s forces are responsible for arranging for timely inspection as required by authorities having jurisdiction.

2.4 UTILITIESWork shall not commence until all required utilities are transferred into the Tenants name.

For new Electrical Services:

a. The base building service (to the transformer) was installed by Comstock and has been inspected by ESA.

b. Your electrical sub-contractor has to pull his electrical permit for his portion of the work (secondary side of the transformer, panels and distribution.

c. Call ESA for and inspection of his work.

d. ESA will release the service installation to Burlington Hydro.

e. The Tenant must also contract Burlington Hydro and set-up account and pay any required deposit.

f. Once Burlington Hydro has ALL the account information in hand AND the connect notice from ESA,they will arrange to install the meter and energize the service.


3.1 SAFETY & LABOURThe Tenant is responsible for ensuring that his contractors take all necessary safety precautions to protect the public and construction workers and that they meet all safety requirements established by the competent authorities. From time to time, the Landlord or his general contractor may issue a safety notice to the Tenant’s contractors, and they must adhere to it completely. All work shall be governed by the CSST, and the Tenant’s contractor must follow these rules in collaboration with the on-site Landlord’s representative (Operations Manager).

Fire extinguisher, first aid kit, and eye wash station and spill kits (if required) must be available and maintained on site.

No accumulation of hazardous materials is allowed on site for more than 90 days. Hazardous materials must be properly disposed on shelving, away from drains and with secondary containment where required. The disposal of hazardous waste must be manifested.

3.2 HOURS OF WORKWork may take place during mall hours providing there is no disturbance or disruption to other tenants or shoppers. Landlord will determine when work during mall hours is no longer acceptable. After hours work is acceptable with the prior written approval from the Landlord and prearrangements for security costs. Any after hours or additional security will be at tenants expense.

3.3 OFFENCESThe following offences will result in fines and/or chargebacks for the costs incurred as a result of violating such offences as well as ejection from the Project site. All costs incurred will include an administration fee of 15%. Any actions that are in contravention of the National Fire Code, Provincial Fire & Building Codes, Life Safety Code, Provincial Health and Safety Act or any other applicable legislation or regulations as determined by Ivanhoe Cambridge will result in fines. All fines will be at the discretion of Ivanhoe Cambridge Management.

a. Causing a fire.

b. Open flame work without a hot work permit and 10 pound extinguisher.

c. Deliberate disconnection of the fire alarm system without authorization.

3 SAFETY & SITE INFORMATION


d. Activation of fire alarms.

e. Leaving the building with fire alarm system disabled.

f. Obstructions of any fire equipment (pull stations, hose stations, sprinkler heads, and smoke heads).

g. All combustible gas cylinders when not in use must be properly secured by a metal chain to prevent it from tipping /falling over.

h. Storage of combustibles in general service areas.

i. Unsafe build-up of garbage.

j. “Wedging open” or obstructing any stairwell/fire door or obstructing any mean of egress.

k. Smoking inside of buildings or in areas designated as non-smoking.

l. Storage equipment and tools in service areas and rooms without written permission.

m. Non-proper dust control extending beyond Premises.

n. Welding, sawing and/or cutting in shipping and receiving area.

o. Any damage to property caused by contractor, repaired by Landlord.

p. Cluttering a public corridor or access & egress points with garbage and/or material.

3.4 HEAVY ARTICLES AND OVERLOADING SERVICESTenant will not place in or move about the Premises, without Landlord’s prior written consent, any unsafe or other heavy article, which in Landlord’s reasonable opinion may damage the Shopping Centre. Landlord may designate the location of any heavy articles in the Premises. Tenant will not overload any utility or service in or serving the Premises or any part of the Shopping Centre.

3.5 SECURITYStore security and insurance during store construction are the responsibility of the Tenant or the Tenant’s forces. Tenant will provide security for the mall when access is required after hours. If access is required to adjacent stores, Tenant must notify Landlord 48 hours in advance. Tenant will provide security as required to adjacent stores if access is required after hours. Landlord may from time to time adopt appropriate systems and procedures for the security or safety of the Shopping Centre, any persons occupying, using or entering the same, or any equipment, finishing’s or contents thereof. Tenant will comply with Landlord’s reasonable requirements relative thereto.

3.6 PERSONAL USE OF PREMISESThe premises will not be used or permitted to be used for residential, lodging or sleeping purposes or for the storage of personal effects or property not required for business purposes.

3.7 PARKINGParking is provided for the Tenant’s forces in areas as designated by the Landlord. Trucks and heavy equipment must use traffic routes and parking areas designated by the Landlord for these purposes. Parking is not permitted in the service court of the Mall.

3.8 DOCK MASTER, DELIVERIES, ACCESS TO LEASE PREMISES AND TO SITE.

Tenant Contractors will be required to contact the Mall Management’s Security a MINIMUM OF 48 HOURS IN ADVANCE of a delivery to book the dock and the time they want to dock. Any bookings with less than 48 hours notice will be put on a wait list and will only have access to the dock once all other pre-booked deliveries are finished. All delivery drivers are subject to site safety requirements (PPE).

Please reference the Mall Site Plan for the dock closest to you.


When making deliveries, enter at the Tenant’s rear designated entrance, unload and promptly remove your vehicle. Any unloading that requires more that 15 minutes is to be pre-arranged with the Management/Operations Staff. Tenants having rear service doors shall use it for all access to the unit. Tenants having no alternative access other than from the Mall shall use routes of access as designated by the Landlord. Oversized objects may be delivered to the premises only via mall routes similarly designated.

Deliveries through customer main entrances are not permitted.

All materials delivered through the Mall are to be between the hours of 10:00 p.m. and 9:00 a.m. Construction related deliveries are not permitted through the common areas of the mall during mall business hours.

Dropping off trailers, sea cans or skids on the Property is prohibited and will result in the item being immediately removed and impounded. All fees associated with its removal will be charged back to the Tenant and will include a 15% Administration Fee.

Tenant shall not work or store materials outside of the construction site/Tenant’s Premises.

Only material handling equipment (i.e. carts and scaffolds) having soft white rubber wheels (must be non-marking wheels) or scrubbers will be permitted on the mall floor or common area for Tenant work and deliveries.

3.9 ANIMALS, BICYCLES, SHOPPING CARTSTenant will not bring any animals or birds into the Shopping Centre, and will not permit bicycles or other vehicles inside or on the sidewalks outside the Shopping Centre except in areas designated from time to time by Landlord for such purposes. Tenant shall not permit shopping carts in the Common Areas and Facilities and shall be fully responsible for their removal and indemnify Landlord from any claim, loss, expense, damages, or injuries caused by the shopping carts.

3.10 SOLICITATIONSLandlord reserves the right to restrict or prohibit canvassing, soliciting or peddling in the Shopping Centre.

3.11 FOOD, BEVERAGES, AND ENTERTAINMENTOnly persons approved from time to time by Landlord may prepare, solicit order for, sell, serve or distribute food or beverages in the Shopping Centre, or use the corridors or Common Areas and Facilities for any such purposes. Except with Landlord’s prior written consent and in accordance with arrangements approved in writing by Landlord, Tenant will not permit on the Premises the use of equipment for dispensing food or beverages or for the preparation, solicitation of orders for sale, serving or distribution of food or beverages or for the selling or providing of any form of entertainment, including vending machines or other machines operated by coin or other devices.

3.12 SMOKE FREE ENVIRONMENTSmoking is not permitted anywhere in the mall. This includes the Tenant space. If evidence of smoking is found on site, work will be stopped and worker will be removed from the property. The site supervisor will be held responsible for all trades and visitors on site.

3.13 ENVIRONMENTAL POLICY & WORK INSTRUCTIONS

A copy of the Ivanhoe Cambridge Environmental Policy and Work Instructions is available at the Administration Office during business hours.

3.14 WASTE MANAGEMENT & REDUCTIONNon-hazardous wastes are waste materials produced during regular operation of Ivanhoé Cambridge’s properties that are not considered a danger to human health or the natural environment. Non-hazardous waste streams include recyclables (ex. cardboard, paper, glass, metal, aluminum, plastics), organics (food scraps) and general refuse. The Tenant will participate in the recycling programs implemented at the property by Ivanhoé Cambridge. The target is to achieve 80% waste diversion at the property through recycling and composting.


16 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | MAPLEVIEW16

This section provides guidelines to assist Tenants and their General Contractors with the construction of your store within the Ivanhoé Cambridge portfolio of shopping centres.

4 TENANT CONSTRUCTION

17IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | MAPLEVIEW 17

4.1 HOARDINGUse of “Hoarding for Humanity” is Mandatory. Before starting work, the Tenant’s contractor must install temporary hoarding around the storefront of the Leased Premises. The hoarding must be made of metal partitions and drywall panels, the joints taped and plastered as well as sanded and painted according to shopping centre’s criteria. The Operations Manager must approve the location of the hoarding. Its height will be equal to the maximum height of the opening of the shopping centre’s storefront, in other words, the distance between the floor and the ceiling. The top must be sealed with drywall panels so that the dust cannot escape in the shopping centre. Supposing there is no door at the back store, the hoarding must include a door at least 36’’ (92 cm) wide. Door hardware must be assembled as to prevent injury to customers. In addition, the door should open inward, i.e. toward the Tenant’s space. The hoarding must be built in one evening, including drywall panels, joints, paint, and premise must be cleaned-up after Business Hours.

Strips of 5/8” (16 mm) plywood must be installed under the hoarding to protect the shopping centre’s floor and to facilitate its movement, if necessary, during Business Hours. Under no circumstance can the hoarding be bolted into the floor; it must be set on the floor. A baseboard must be installed along the length of lower part of the hoarding.

The Tenant’s contractor must install a piece of carpet, ±3 feet x 3 feet (1 metre x 1 metre), behind the hoarding next to the door, to prevent dust from infiltrating inside the shopping centre. This carpet must be carefully vacuumed and cleaned at least once a day and more often if necessary.

The Tenant is responsible for removing hoarding when the work is completed. When hoarding is removed from the storefront, the Tenant’s contractor shall immediately repair any damage to the bulkhead, mall floor, and/or demising caps. Any damage to the Property will be repaired according to the Landlord’s standards, at the Tenant’s sole expense.

Hoarding for Humanity, uses an environmentally friendly approach to the hoarding process and all materials are given a second life through the Habitat for Humanity ReStore program. Ivanhoe Cambridge supports this program as a means to divert the amount of recyclable material from land fill sites.

Please contact:

Hoarding for Humanity Inc.1845 Sandstone Manor, Unit 18Pickering, OntarioL1W 3X9TF: 855-831-5222T: 905-831-5222F: 905-831-8433E: [email protected]: www.hoardingforhumanity.ca

4.2 DISPLAY / ADVERTISEMENT (GENERAL CONTRACTOR AND SUBCONTRACTORS)

No advertisement shall be allowed on the construction hoardings or anywhere else within the Property.

4.3 DUST CONTROL AND BARRIERSContractor is to implement a dust barrier to control the migration of any dust through any openings.

� Any openings between the top of the hoarding wall and the Landlord’s bulkhead shall be covered with a dust-proof 6 mil poly plastic cover sheet. The sheet shall be stapled and taped neatly to the inside of the hoarding and to the underside of the bulkhead on the Tenant’s side of the lease line.

� Poly is to extend to the underside of the deck to create a sealed work space between the tenant premises and adjacent areas. (i.e. common areas and adjacent tenants)

� During the course of construction a negative air unit is to be utilized to prevent the migration of dust. See attached cut sheet for the Hepa Air Scrubber.

� Tenant is required to provide a mat at their rear door to control footprints from travelling outside of Tenant premises.

� Filters are to be installed on all HVAC openings.

� During the course of construction, Tenant is required to protect the Landlord’s floor from damage within the hoarding. Masonite is to be installed within the hoarded area at all times.


4.4 DISTURBANCE / DISRUPTIONWork of this project shall not cause disturbance or disruption to any other Tenants or shoppers in the centre. If determined necessary by the Landlord, work will only proceed after mall business hours. It is the responsibility of the Tenant to arrange and pay for security from a mall approved Security Company, while work is taking place outside mall business hours.

4.5 DEMOLITIONThe demolition phase of the project is typically a source of disruption to others in the mall. Each Tenant’s lease stipulates that they will not cause noise or disturbance to the adjacent tenants or customers in the mall.

If demolition is to occur during mall hours, it may only proceed providing it does not cause any disturbance or disruption to adjacent tenants or customers in the mall. If determined necessary by the Landlord, the project will be shut down and remaining demolition shall occur outside mall hours. It is the responsibility of the Tenant to arrange and pay for security from a Landlord approved Security Company for all work that is to take place outside mall hours.

As per the Demolition Approval Form in Appendix, the following must be in place prior to the start of any work:

� Hoarding and dust barrier must be installed and approved by Landlord.(if applicable)

� Contractor must arrange for security coverage for mall if after hours work is required.

� Security must be briefed by Landlord.

� Waste bin in place.

� Pre-start inspection of area between work area and waste bin.

� Adjacent stores notified of demolition schedule.

Commencement of work prior to sign off by Landlord will result in immediate project shutdown.

4.6 REPAIR, MAINTENANCE, ALTERATIONS, AND IMPROVEMENTS

Tenant will carry out Tenant’s repair, maintenance, alterations, and improvements in the Premises only during times agreed to in advance by Landlord and in a manner which will not interfere with the rights of other tenants in the Shopping Centre.

Tenant improvements shall not support from metal roof deck or Landlord utilities.

4.7 TENANT CONTRACTOR DESIGNATED WASHROOMS

Tenant will not use water fixtures for any purpose for which they are not intended, nor will water be wasted by tampering with such fixtures. Any cost or damage resulting from such misuse by Tenant will be paid for by Tenant. Tenant contractors are required to use the w/c within their own premises if existing otherwise, note the mall site plan for the location of the washroom facilities.

Tenant Contractors will be permitted to use the washrooms as designated by Mall Management. Area is to be kept clean and will be subject to any Charge-backs + a 15% administration fee.

4.8 CONSTRUCTION WASTE REMOVAL Tenant is responsible for waste removal from the work site and will keep side walks and drive ways outside the Shopping Centre, and lobbies, corridors, stairwells, ducts and shafts of the Shopping Centre, free of all refuse.

If bins are required, Tenant must obtain approval from Landlord as to the location of their placement. Tenant is responsible to repair any damage as a result of placement of the bin or removal of the waste from the site.

In addition, Tenant shall pay any costs incurred by Landlord in removing trash from areas in and around the Premises if Landlord determines that Tenant or its contractor is responsible for such trash. Landlord’s decision as to which Tenant is responsible for trash left outside the Premises will be reasonable and equitable, and Landlord’s decision will be final.


Do not put waste down sanitary or Landlord’s drains. Tenant will be responsible for repairs required to rectify blockages caused by the misuse of the system. Liquid wastes generated by the contractor’s drywall and tiling sub-trades shall be removed from the site by that trade. If waste is found in catch basins, Tenant will be responsible for cleaning all construction debris out of storm sewer system. Waste resulting from the construction or demolition of work in the premises shall not be removed using retail grocery/shopping carts. Moreover, any of the Landlords compactors or waste bins shall be used for waste disposal.

Landlord’s compactors or waste bins shall be used for the disposal of regular solid waste only. None of the Landlords compactors and bins will be used to dispose of hazardous waste or construction waste.

4.9 RESPONSIBLE CONSTRUCTION WASTE MANAGEMENT

Ivanhoe Cambridge encourages responsible construction waste management. Contractors are encouraged to strive to minimize waste wherever possible and deliver cost-effective results during construction and re-development projects. In addition to ensuring full compliance with the requirements of any government legislation or regulations, the contractor must implement a Waste Management Plan for the construction or re-development project to ensure environmentally sound waste management and waste diversion practices.

The contractor’s Waste Management Plan for recycling and salvage requirements must identify:

� Types and quantities of materials expected to be generated at the site and how this information was obtained?

� Procedures for handling, disposing, recycling and tracking waste

� Name of waste hauler(s)

� Recycling destination(s)

� Responsibilities of subcontractors – whether using site waste bins or using their own bins

Monthly monitoring throughout all phases of the project must be completed to ensure that waste diversion is well-documented. This shall include but may not be limited to interim and end –of project recycling rates, salvage rates and landfill rates. The unit of measure for this reporting can be either by weight or volume but shall be consistent throughout the project for all materials.

4.10 DE-CRATING FACILITIESContractor is responsible for getting rid of crates and pallets.

4.11 COMMON AREA CLEAN UPNo garbage, construction materials, fixtures, etc. is allowed in the Mall common area or corridors. Tenants placing garbage in the common area will be charged back for its removal. Such charges will include an administration fee of 15%

4.12 OBSTRUCTIONSTenant will not obstruct or place anything in or on the sidewalks or driveways outside the Shopping Centre or in the lobbies, corridors, stairwells or other Common Areas and Facilities of the Shopping Centre, or use such locations for any purpose except access to and exit from the Premises without Landlord’s prior written consent. Landlord may remove at Tenant’s expense any such obstruction or thing (unauthorized by Landlord) without notice or obligation to Tenant.

4.13 DRILLING / CUTTING / CORINGUnder no circumstances will drilling or cutting of the floor, columns, walls or roof of the structure be permitted without the prior written approval of the Landlord. Tenant must submit detailed description of proposed work, and verification that subsurface investigation has been performed by qualified personnel and procedures. All tenants are responsible to protect adjacent surfaces from damage or staining during drilling or cutting.

� Tenant contractors are responsible for cleaning of storefront and doorways should they cause them to get dirty.

� Tenant must reference landlord As-Built drawings (if available) prior to drilling, cutting, or coring.

� Tenant must control all dust created and/or water used in drilling, cutting or coring operations.

Tenant will notify its contractors and workers whose premises are found to contain ACM in accordance with applicable environmental laws prior to construction or renovation work. Asbestos information will be made available to Tenants through the Lease Agreement, Tenant Coordination, or at the Administration Office during business hours, where applicable.


4.14 HVAC EQUIPMENTHVAC systems must remain off for the duration of construction. Each unit is to be cleaned and inspected (with the filters replaced) by the Landlords approved contractor, at the Tenant’s expense, prior to the premises opening for business.

Balancing of air quantities, using the Landlord’s approved contractor at the tenant’s expense is the tenant’s responsibility.

4.15 SPRINKLER SYSTEM/LIFE SAFETYAll work on the sprinkler system must be completed by the Landlord’s designated contractor at the Tenant’s expense. Tenant shall also familiarize themselves with the existing sprinkler system prior to the start of demolition. Sprinkler system shall never be deactivated without prior written approval by Landlord. All connections to the fire alarm systems (pull stations, fire suppression interconnect, store audio system, auto-shutdown) shall be by the Landlord’s contractor at Tenant’s expense. Tenant must supply Verification Certificate upon completion of any work on fire annunciation and detection system.

Shut down fees may be required. A fee of $100 (includes HST) will be charged for sprinkler drain down and recharge. All cheques must be payable in advance to Ivanhoe Cambridge II Inc. All cheques to be received at the Security Dept. before system shut down and regulation tag issue.

4.16 TELECOM INSTALLATIONTenants are required to use the base building telecom wiring provider. Tenant or Tenant’s contractor is required to contact the Landlord designated Telecom Contractor to secure a quote for their telephone and data requirements which will initiate a contract with Contractor to perform the work. Pursuant to the above the tenant is free to contact their provider of choice to set up a service contract.

4.17 FIRE SEPARATIONSTenant is responsible to ensure fire rating of demising walls between units is maintained. All openings in walls or floors, if applicable, are to be sealed or protected to the satisfaction of the local building authority regardless of the origin of the damage. The Tenant must supply fire stopping for all service penetrations, which must meet the requirements of the applicable building code.

4.18 MALL FLOORING & TILE WORK ON DEMISING WALLS

Flooring shall be extended into the Tenants space, if applicable, as detailed in the Landlords approved Tenants drawings at the Tenant’s expense using Landlord’s designated contractor.

� Tiles maybe available through shopping centres Operations Manager at the Tenants expense.

4.19 FIRE ALARMWhen a fire alarm is triggered during work or renovation of a unit, the Municipal Fire Department is automatically notified by our monitoring company and must make its way directly to the area where the alarm has originated from. One must promptly notify the malls security, determine the alarms location, and proceed according to the following events:

� If an alarm is caused by a sprinkler supply system failure and no fire is observed, Landlord will cut the water supply and notify the Security Department that this is only a “false alarm” and the Fire Department will be notified.

� If an alarm is triggered by someone accidentally cutting a wire, involuntarily switching on the manual fire alarm, or any other unintentional event, and no fire is observed, Landlord must notify the Security Department that this is a “false alarm”. The Fire Department will be notified.

It is very important to note that whenever the Fire Department has to proceed with a call, travel costs are forwarded to the Property’s Administration Office. If the Fire Department must make it to the site because of work done by the general contractor, one of his subcontractors, the Tenant or one of his subcontractors, the entire cost of this operation will be forwarded to the contractor mentioned in this document. An administrative fee of 15% will be added to the amount of the invoice.


4.20 MUSIC SHUNTAdjustments to EVAC speakers are to be by landlord designated contractor at Tenants expense. Tenants with items such as a music system are to insure that they install an appropriate relay that is compatible with the Malls EVAC system.

4.21 ACCESS TO BASE BUILDING ELEMENTSSuitable access must be provided by Tenant to all equipment concealed by his work which requires routine maintenance or control adjustment. Where a Tenant’s ceiling design does not provide inherent access capability to the space above, suitable access panels will be provided by the Tenant’s contractor for any equipment or control devices requiring routine adjustment, inspection, or maintenance by either the Landlord or by the Tenant. Such locations for the Landlord’s equipment are to be confirmed prior to ceiling installation.

4.22 HOT WORK REQUIREMENTSPrior to any hot work, Landlord is to be notified and FM Global hot work authorization tag is to be filled out and forwarded to FM Global. Work procedures stipulated on the hot work tag are to be adhered to. Failure to follow these procedures will result in an immediate project shut down.

4.23 DAMAGE TO PROPERTYIf work for this project causes damage, debris, or dust to occur beyond the Tenant space during construction, all work will be stopped until affected area is cleaned or repaired and source of problem is rectified. The Tenant will be held responsible for any damage and remedial action required.

Damage to sprayed fireproofing must be repaired by Landlord contractor at Tenant expense. Tenant is responsible for maintaining interior air quality within their Premises and the Common Area.

4.24 ROOF WORKUnder no circumstances shall Tenant or their Forces access the roof of the Centre, for the purposes of construction, without the approval of the Landlord. All Tenant work involving roof enclosure, including openings through the roof or mounting of equipment on the roof, shall first have the written permission of the Landlord. All such work shall be performed by the Landlord’s contractor at the Tenant’s expense. No roof-mounted antenna or satellite receiving dish is permitted unless approved in writing by the Landlord.

4.25 BASE BUILDING/LL SUPPLIED M/E EQUIPMENTAll HVAC equipment must be off for the duration of the construction. HVAC units are to be cleaned and inspected (with the filters replaced) by the Landlords approved contractor, at the Tenant’s expense, prior to the premises opening for business. To maintain Base Building equipment warranty, for any new equipment, no alterations, modifications, adjustments, or any form of maintenance is to be undertaken by tenant contractors for one year. Filter changes are Tenant Forces responsibility. Contact Landlord to verify, review and or get approval for work that is to take place.

4.26 DANGEROUS OR HAZARDOUS ACTIVITIESTenant will not make any use of the Premises which involves the danger of injury to any person, nor will same be used for any immoral purpose or to commit any act of waste or damage to any part of the Premises or to use of any part of the Premises so as to constitute a hazard.

4.26 PROPER CONDUCTTenant will not conduct itself in any manner which is inconsistent with the character of the Shopping Centre as being of first quality or which will impair the comfort and convenience of other Tenants in the Shopping Centre. Such prohibited conduct will include loitering, the playing of loud music and the placing of merchandise racks in the Common Area and Facilities, or graffiti, or damage to common areas. Smoking is prohibited on the property.

The bringing of, or the consumption of alcohol or non-prescribed drugs on the job or working while under the influence of such will not be tolerated. Any worker found to be under the influence of alcohol or non-prescription drugs will be removed from the site. This also includes any prescription drug that may impair the worker’s ability to perform their work.


CERTIFICATE OF ACCEPTANCE

Upon the completion of Tenant's construction and Fixturing work within its Premises, Tenant/Tenant’s forces shall provide the Landlord with the following information:

a. Tenant shall have furnished Landlord with waivers of liens (Statutory Declaration) and sworn statements, or satisfactory substitutes for same, in such form as may be required by Landlord, from all contractors, subcontractors and other persons performing labor and/or supplying materials in connection with such work showing that all of said persons have been compensated in full.

b. Submission by Tenant to Landlord of the warranties for the mutual benefit of Landlord and Tenant on the workmanship, materials, and equipment incorporated into the Premises.

c. Tenant shall have furnished Landlord with:

� Upon completion of Tenant’s Work and prior to leaving the Project, Tenant’s contractor shall provide Landlord with As-Built Drawings (Architectural, Mechanical, Electrical and Signage electronic submittal in AutoCAD or Adobe file format) for improvements and signage made by Tenant for the Premises; indicating any modifications made during the course of construction. Drawings shall clearly indicate the source of any such modifications, such as; field conditions, direction from the AHJ, or Landlord directives.

� Certificates of Occupancy or/and other documentation issued by governing authorities certifying Tenant is cleared to open for business;

� Copy of air balance report, completed by approved landlord sub-contractor;

� Copy of fire alarm verification report.

� Proof of utility transfer (Required from tenant)

� Construction Waste Diversion Report and all weigh bills and scale tickets related to the disposal or recycling of construction waste.

5 PROJECT CLOSE OUT


6.1 PROJECT CONTACTS

6.1.1 LANDLORD CONTACTS

TENANT COORDINATION (PRIMARY CONTACT FOR DESIGNERS & CONTRACTORS)

Sandra Downard Tenant Coordination Manager Tel.: (416) 369-1381 Email: [email protected]

MANAGEMENT & OPERATIONS

900 Maple Ave P.O. Box 201Burlington, Ontario L7S 2J8Tel: (905) 681-2900E: [email protected] www.mapleviewcentre.com

Operations ManagerGary ChambersT: (905) 681-2900 X223E: [email protected]

LEASING

Abel MessoreDirector, Leasing, RetailTel.: 416 369 3344E: [email protected]

Margaret Povey Regional Manager, Specialty Leasing and Partnerships Tel.: 519 886 5500 E: [email protected]

6 APPENDICES


http://[email protected]://[email protected]://[email protected]:elizabeth.lahaie%40ivanhoecambridge.com?subject=mailto:margaret.povey%40ivanhoecambridge.com?subject=

5.1.2 LOCAL CIVIC & PERMITBelow is the contact information of various government authorities having jurisdiction (AHJ).

BUILDING DEPT. & PERMITS

City Building Inspector Dave Robinson T: (905) 335–7731

City Plumbing Inspector Dave Robinson T: (905) 335–7731

Electrical Safety Authority T: (905)961–3646

Health Unit T: (905) 825-6060

Ministry of Labour T: (800) 531-5551

5.1.3 LOCAL UTILITIES

HYDRO ACCOUNTS AND METER RELEASES

Burlington Hydro (905) 332 – 1851

TELEPHONE

Bell Telephone T: (905) 310 – 2355

GAS SERVICE

Union Gas T: (905) 545 – 8444


5.1.4 REQUIRED - LANDLORD CONSULTANTS & CONTRACTORSThe Landlord’s consultants are listed for information only. Any questions concerning these disciplines should be directed to Ivanhoe Cambridge’s Tenant Coordinator.

* Denotes: All Electrical and Mechanical work and/or modifications involving any base-building systems require mandatory contractor involvement as noted. Tenants may use Electrical and Mechanical trades of their choice for basic distribution work.

REQUIRED CONTRACTORS

SPRINKLER

Vipond T: (905) 564 - 7060

FIRE ALARM*

Fire Protection Services Frank Ciardullo T: (905) 575 - 0003

CONTROLS/HVAC SENSORS

Contact Mall Management

GAS + METERS/HVAC


ROOFING CONTRACTOR



5.1.5 RECOMMENDED CONSULTANTS

RECOMMENDATIONS ONLY; THE FOLLOWING CONSULTANTS ARE NOT MANDATORY.

ARCHITECTURE


MECHANICAL ENGINEERING


ELECTRICAL ENGINEERING


STRUCTURAL ENGINEERING


GENERAL CONTRACTORS


MECHANICAL CONTRACTORS

NaylorT: (905) 338 – 8000

PLUMBING CONTRACTORS

Greg Moro PlumbingE: [email protected] T: (905) 634 – 2600

ELECTRICAL CONTRACTORS

Halton Electric T: (905) 335 – 2104

WASTE HAULAGE COMPANY

Paper Fibres Steve CainT: (905) 672 – 7222

DEMOLITION CONTRACTOR

RFB Const. Fred Browne T: (905) 335 – 0524

DRYWALL CONTRACTOR

RFB Const. Fred BrowneT: (905) 335 – 0524

PAINTING CONTRACTOR

Milo’s PaintingDouglas Zarceno T: (905) 538 – 7689 C: (289) 489 – 0659

HOARDING FOR HUMANITY

T: (905) 831-5222


6.2 SITE PLANS

6.2.1 SITE PLAN & DELIVERY AREA

B

A

C

••

DENOTES DELIVERY AREA

• DENOTES WASTE BIN LOCATION

D

••


6.2.2 PLAN - LOWER LEVEL


6.2.3 PLAN - UPPER LEVEL

E•

DENOTES DELIVERY AREA

•DENOTES WASTE BIN LOCATION

F •


6.3 PROPERTY SPECIFIC - FORMS & INFORMATIONThe following pages include sample forms which Tenant’s General Contractor will be required to use during the course of the Tenant Construction Process.. Review and complete all forms as required by Mall Representative during the Pre-Construction Meeting..


Welcome to Mapleview Shopping Centre

October 2017 Tenant Guidelines for Construction - 11

Demolition Approval Form

Location/Unit #

Date

Demolition Company

Emergency #

Date of Demolition

Hours of work Approved

Hoarding and dust barrier approved by Operations Manager

Security arranged and After Hours report filled out

Security briefed by Operations Manager

Waste bin in place

Prestart inspection of area between work area and waste bin

Adjacent stores notified of demolition schedule

Approval to Proceed with Demolition _______________________ ________________________ Operations Manager Date

6.3.1 PROJECT INFORMATION


Sustainable Design Checklist for Tenants Complete all highlighted cellsTenant name and number The following table and appropriate supporting documentation shall be submitted with the Tenant drawing submission to Ivanhoé Cambridge.

REQUIREMENT/SUBMITTALS YES NO N/A COMMENTS

The tenant is pursuing LEED certification or an equivalent green building certification for the project

The tenant has assigned a commissioning agent for the project as per the design criteria.

The tenant has submitted an Indoor Air Quality plan as per the design criteria.

The tenant’s design team has reviewed, and understands, the Sustainable Tenant Design Guidelines for this property.

All water fixtures flow rates comply with design criteria.

Water fixture product sheets demonstrating compliance with above are provided.

All new equipment containing refrigerants complies with the design criteria.

Equipment product sheets demonstrating compliance with above are provided.

All lighting and lighting controls comply with the design criteria.

Lighting power density (LPD) calculations demonstrating compliance with above are provided.

The tenant is applying for energy efficiency incentives provided by the local utilities or other organizations.

Tenant, or Tenant Representatives, Name/Signature:

Note: If NO or N/A is selected comments must be provided.

6.3.2 SUSTAINABLE DESIGN CHECKLIST


Toronto95 Wellington Street West, Suite 300

Toronto, OntarioCanada M5J 2R2

Phone: +1 416-369-1200

Calgary11012 Macleod Trail South, Suite 750

Calgary, AlbertaCanada T2J 6A5

Phone: +1 403-278-8588

HeadquartersÉdifice Jacques-Parizeau

1001, rue du Square-VictoriaMontréal, Québec

Canada H2Z 2B5Phone: +1 514-841-7600

VancouverNorth Office Tower

650 West 41st Avenue, Suite 700Vancouver, British Columbia

Canada V5Z 2M9Phone: +1 604-263-2672

1General Information1.1Site Location1.2Shopping Centre Business Hours1.3definitions

2Certificates, Permits & Approvals2.1Start Up Requirements2.2Permits / Licenses2.3Inspections2.4Utilities2.5Labour 2.6Insurance

3Safety & Site Information 3.1Safety & LaboUr3.2 Hours of Work3.3Offences3.4Heavy Articles and Overloading Services3.5Security3.6Personal Use of Premises3.7Parking3.8Dock master, Deliveries, Access to Lease Premises and to Site.3.9Animals, Bicycles, Shopping Carts3.10Solicitations3.11Food, Beverages, and Entertainment3.12Smoke Free Environment3.13Environmental Policy & Work Instructions 3.14Waste Management & Reduction

4Tenant Construction4.1Hoarding4.2Display / Advertisement (General Contractor and Subcontractors)4.3Dust Control and Barriers4.4Disturbance / Disruption4.5Demolition4.6Repair, Maintenance, Alterations, and Improvements4.7Tenant Contractor Designated Washrooms4.8Construction Waste Removal 4.9Responsible Construction Waste Management4.10De-crating Facilities4.11Common Area Clean Up4.12Obstructions4.13Drilling / Cutting / Coring4.14HVAC Equipment4.15Sprinkler System/Life Safety4.16Telecom Installation4.17Fire Separations4.18Mall Flooring & Tile work on Demising Walls4.19Fire Alarm4.20Music Shunt4.21Access to Base Building Elements4.22Hot Work Requirements4.23Damage to Property4.24Roof Work4.25Base Building/LL Supplied M/E Equipment4.26Dangerous or Hazardous Activities4.26Proper Conduct

5Project Close Out6Appendices6.1Project Contacts6.1.1Landlord Contacts5.1.2Local Civic & Permit5.1.3Local Utilities 5.1.4REQUIRED - Landlord Consultants & Contractors5.1.5RECOMMENDED CONSULTANTS6.2Site Plans

6.2.1Site Plan & Delivery Area6.2.2Plan - Lower Level6.2.3Plan - Upper Level6.3Property Specific - Forms & INFORMATION

6.3.1Project Information6.3.2Sustainable Design Checklist

contractor start-up · 1.2 shopping centre business hours 7 1.3 definitions8 2 certificates,...

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