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RETAIL TENANT’S DESIGN MANUAL

The Pointe, Neworld One Bay Street,

#2 Fort Nassau, 1 Bay Street,

P.O. Box SP-64291

Nassau N.P. The Bahamas

This Manual is subject to change from time to time

It is critical to refer to the most current version

1st April 2016 – REV 00

THE POINTE – RETAIL TENANT DESIGN MANUAL PAGE 1

Table of Contents

1. GENERAL INFORMATION

1.1 Introduction

1.2 Building and Consultant Directory

1.3 Key Plan and Criteria Zones

2. DESIGN GUIDELINES

2.1 Glossary of Terms

2.2 Shop Front Criteria

2.3 Food & Beverage Criteria

2.4 Store Interior Design Criteria

2.5 Landlord Control Zone

2.6 Illuminated Signage Criteria

2.7 Interior Finishes Criteria

2.8 Fixtures and Furniture

2.9 Interior Lighting Requirements

2.10 Storefront Security Systems

2.11 Merchandising

2.12 Floor Loads

2.13 Designing for the Disabled

3. BUILDING DESIGN PARAMETERS

3.1 Landlord’s Work

3.2 Tenant’s Work

3.3 Key Responsibilities Summary

4. TENANT SUBMISSION REQUIREMENTS

4.1 Tenant Information

4.2 Tenant Design Approval Process

4.3 Preliminary Submission Requirements (Step 1)

4.4 Final Submission Requirements (Step 2)

4.5 Final Review and Approval Process (Step 3)

4.6 Development Application Submissions

5. CONSTRUCTION DOCUMENTATION

5.1 Commencement of Tenant Construction

5.2 Procedures During Construction

5.3 Completion of Tenant Construction

5.4 Tenant and Contractor’s Acknowledgement Form

APPENDIX A – BASE BUILDING SERVICES


1. General Information

1.1 INTRODUCTION

Purpose of this document

This Retail Tenant Design Manual has been created to ensure that all new store designs or

renovations / alterations to existing stores, are aligned with The Pointe’s established operational or

design specifications. All tenant leasehold improvements however small or limited in scope must

be fully reviewed and approved by the Landlord prior to commencement of construction.

To ensure the design integrity of The Pointe the Tenant is required to adhere to the procedural

guidelines specified in the individual lease documents. Nevertheless, it must be clearly understood

that in the event of ambiguity the approval to proceed or not to proceed with the Tenant work will

remain with the Landlord.

It is the Tenant’s responsibility to ensure that a copy of this manual is provided to their consultants

and contractors and sub-contractors (hereinafter called the contractor(s) and any other person

employed by them. Both the Tenant, its consultants, contractor(s) and any other person must fully

adhere to the directions provided herein. Failure by the Tenant or its designer(s), contractor(s), or

any other person employed by it, to comply with any of the general or specific guidelines because of

a lack of understanding or awareness of the Retail Design Manual will not be accepted by the

Landlord.

It is essential that the Tenant visit the site to inspect and verify all site conditions prior to

commencement of design work.

The Tenant is responsible for the production of accurate and complete working drawings for the

proposed construction within the premises. Although the Landlord will supply the Tenant with

lease outline drawings if available, the Tenant must verify the as-built conditions prior to

commencement of the Tenant’s design.

The Landlord reserves the right to add or amend the information and procedures contained herein,

which will be in effect upon issuance.

Site Details

The Pointe is located on the western tip of Nassau’s bustling downtown neighborhood just steps

from the cruise port. The Pointe is an unrivaled lifestyle and residential development in the

Bahamas. Framed by a quarter mile of sun-kissed ocean frontage, this dynamic seven-acre district

comprises luxury lifestyle and entertainment, hotels, residences, restaurants and world-class shops

interspersed with oceanfront promenades. Retail at The Pointe is a valued and prestigious part of

Nassau’s developing downtown district and must therefore reflect the sophistication and

convenience of a successful development aimed at offering a unique and reliable facility.


1.2 BUILDING AND CONSULTANT DIRECTORY

BUILDING CONTACTS

Landlord

The Pointe, Neworld One Bay Street, #2 Fort Nassau, 1 Bay Street, P.O. Box SP-64291 Nassau N.P. The Bahamas Building Management

The Pointe, Neworld One Bay Street, #2 Fort Nassau, 1 Bay Street, P.O. Box SP-64291 Nassau N.P. The Bahamas Tel (242) 603-8800 Fax (242) Email BASE BUILDING CONTACTS

Architect

A.D.D. Inc., now with Stantec,

One Biscayne Tower,

2 South Biscayne Blvd,

Suite 1670,

Miami, FL 33131

Tel (305) 482-8700

Fax (305) 482-8770

Structural Engineer

McNamara Salvia,

One Biscayne Tower,

2 South Biscayne Blvd,

Suite 3795,

Miami, FL 33131

Tel (305) 579-5765

Fax

M.E.P. Engineer

Steven Feller P.E., P.L.

500 N.E. Third Avenue

Fort Lauderdale, FL 33301

Tel (954) 467-1402

Fax (954) 467-5752

** If required, design review and consultancy fees for fit-out designs will be paid by the Tenant.


1.3 KEY PLAN AND CRITERIA ZONES

The following plans are diagrammatic and intended only for the purposes of indicating the

applicable criteria for the locations generally as described below


RETAIL SCHEDULE

SHOP NUMBER NET LETTABLE AREA (NLA) SF

APPROX

OUTDOOR LICENSED

AREA (OLA) SF APPROX

NOTES

PARK AVENUE

R115 (a) 1,802 N/A

R115 (b) 1,559 N/A Area not including egress corridor at rear

R115 (c) 1,559 N/A Area not including egress corridor at rear

R115 (d) 1,559 N/A Area not including egress corridor at rear

R115 (e) 1,550 N/A

R113 (a) 1,407 N/A

R113 (b) 1,178 N/A

POINTE PLACE EAST

R101 1,238 818 Coffee shop

R108 1,101 N/A Convenience store

R102 911 283

R103 899 284

R104 1,110 306

R105 967 402

R106 & 106 (b) 6,260 2,118 Japanese Restaurant

POINTE PLACE WEST

R101 955 N/A

R102 425 N/A

R103 386 N/A

R104 751 N/A

R105 463 N/A

R106 961 N/A

R107 535 N/A


SHOP NUMBER NET LETTABLE AREA (NLA) SF

APPROX

OUTDOOR LICENSED

AREA (OLA) SF APPROX

NOTES

POINTE PLACE WEST CTND.

R108 1,030 N/A

R109 738 N/A

R110 872 N/A

R111 675 N/A

R112 665 N/A

R113 681 N/A

POINTE PLAZA

R114 686 N/A

R115 821 N/A

R116 683 N/A

R117 4,162 1,960 Mediterranean Restaurant

R118 660 425

R119 539 420

R120 710 384

R121 460 350

R122 5,655 2,896 American Restaurant

BEACH RETAIL

R123 383 211

R124 376 213

R125 398 226

R126 403 221

R127 376 204

R128 388 216

Beach Club TBD

MARINA & YACHT CLUB

Sunset Grille TBD

Yacht Club TBD


PARK AVENUE KEY PLAN


POINT PLACE EAST KEY PLAN


POINTE PLACE WEST, POINTE PLAZA & BEACH RETAIL KEY PLAN


2. Design Guidelines

2.1 GLOSSARY OF TERMS

The following are definitions for terms referred to in this manual;

Tenant Lease Line: The line between the Tenant’s leased premises and the common area. Tenant

work must be limited to the Tenant side of the lease line.

The nominal lease line to the built shopfront will be shown on the detailed tenancy plan, together

with the approximate leased area. Once the fit out has been completed and accepted by the

landlord the actual area of the tenancy will be measured in accordance with the provisions of the

Lease Agreement and these guidelines.

Closure Line: Is defined by the location of the Tenant’s closure system, on or behind the Tenant’s

lease line. Base building design elements such as columns, walls and floor finishes must be

continued by the Tenant from the Tenant Lease Line to the Closure Line. Tenant’s finishes cannot

extend outside the Closure Line into the common area.

Landlord Control Zone: In order for the Landlord to control the quality and diversity of

storefront installations within The Pointe, it is imperative for certain standards to be maintained.

The Landlord’s Control Zone is an area across the entire width of the Tenant’s storefront, extending

from the Tenant’s Lease Line into the space as indicated for each storefront type. The Landlord

reserves the right to approve, reject or request modifications to the Tenant’s design, quality of

detailing, finishes and materials, lighting, signage, security system and closure system within this

area.

Signage Zone: An area on the storefront in which the Tenant’s signage must be installed.

Retail Zone: Is defined by the entire retail area that is visibly open to the public from the common

space. The Retail Zone extends from the Tenant Lease Line to the Tenant’s back wall, including the

complete merchandising area. The Landlord reserves the right to approve, reject or request

modifications to the Tenant’s design, quality of detailing, finishes, material and lighting within this

entire area.

2.2 SHOPFRONT CRITERIA

The following criteria are to be considered and incorporated into the store designs:

It should be noted that all specialty lighting to external street fronts may be the subject of

separate application and approval by the relevant regulatory authority.

One of a kind storefront designs will be required.

Tenants shall not attach to the Landlord’s façade by means of mechanical fasteners.

Externally, the retail perimeter is defined by full height shopfront type glazing with

aluminum frames and doors, running up to a clad soffit (composite material or cement

board) and selected stone or concrete block paving. Internally, the concrete floor slabs,

blockwork, drywalls and exposed structure frame will form the definition of the shell.


Tenants are to use materials of a unique composition giving a backdrop of clarity to the

product on display. Variety and individuality are encouraged but it is important to ensure

each shop is complimentary to neighboring tenancies and overall to The Pointe

development.

Shopfronts should be personalized and at the leading edge of innovation in retailing. The

finished appearance of the shopfront is a key factor in attracting customers to each shop.

Figure 1 illustrates the typical tenancy bulkhead/shopfront arrangement. It outlines the

requirements with regard to single or double height space to be constructed by the Tenant.

The shopfront bulkhead shown on Figure 1 is indicative – to show the design intent and is

subject to further design development and/or detailing.

Shopfronts are encouraged to be visually as open as possible and encourage circulation

between tenancies. However it is essential to design elements to unify the bulkhead and

floor of each tenancy. This may be achieved by suitably located vertical elements or by

bulkhead projections or wall reveals being reflected in floor treatments.

Where the side of a tenancy adjoins public space, the shopfront is typically open or glazed.

Movable extensions beyond the Tenant Lease Line may only be approved by the Landlord

if it adjoins an outdoor Licensed Area and is subject to review and approval by the

Landlord.

Any structural column exposed within a shopfront zone including inter tenancy walls must

be finished as part of the shopfront works (on the tenant’s respective side).

Figure 1: typical tenancy bulkhead/shopfront arrangement.


Shopfront support structure.

The main structure of the building has minimal allowance at the Tenant Lease Line for

lateral support of roller grilles and/or shopfronts. The Tenant should ensure that suitable

structural support is provided to doors and any openings (or additional openings).

No penetrations or modifications to the structure are permitted without the prior written

approval of the Landlord.

All additional supports or frameworks are to be certified by a qualified Structural Engineer.

Due allowance should be made for structural movement and/or tolerances. Any additional

structural supports that are required will be at the Tenant’s cost. Structural columns in the

shopfront zone must be finished by the Tenant and an innovative approach to cladding

adopted.

Materials

All materials must be of a high quality, durable and appropriate for the desired location and

presentation of the shop. Preferred materials for use in Tenant’s fit out and shop window displays

include:

Stained, etched, sandblasted, colored or themed multi-pane glass.

Stained and/or polished timber.

Stainless steel or polished aluminum.

Stone.

Ceramics.

High quality powder coated sections.

The following materials are not permitted for use as a material forming part of the façade/

shopfront unless innovation can be demonstrated and special approval granted by the Landlord:

Mill or anodized finish aluminum.

Exposed un-rendered block or brick.

Brush or roller painted shopfronts.

Unfinished plaster and plasterboard, cork, sheet vinyl, wall paper, fabric, carpet, laminated

plastic, pegboard.

Items fixed with screw snap covers or pop-rivets.

Surface mounted light fixtures.

Surfaces or projections which may prove hazardous for persons visiting and using The Pointe

facilities are not permitted. Allowance should be made for concourse cleaning machines impacting

the shopfront area.

All exposed blockwork, drywall or bare concrete within the base build retail shell must be clad with

an approved material. Designers are encouraged to treat materials in an innovative manner.


Shopfront Soffit

Certain retail shopfronts have been designed with a common external soffit outside of the tenancy

to provide a unified backdrop to each shopfront. Tenancies bulkheads and interior ceiling heights

may vary in different retail areas and in certain cases the Tenant will need to construct a soffit

inside the shopfront glazing as part of the fit out. If required, the detailed tenancy plan will

illustrate the soffit and bulkhead requirements specific to each tenancy.

External Floor Finish (Hardscape)

On shopfronts facing external areas a hardscape finish of patterned concrete, stones or pavers will

be laid up the shopfront Tenant Lease Line. The Tenant shall be responsible for building up or

ramping the floor at a gradual slope to meet flush with the external floor finishes.

Interior Floor Finish

Each tenancy shall design and install flooring that will suit its needs and which will be finished in

accordance with the recommended materials. In most instances the flooring will have to be laid on

secondary ‘topping slab’. The base build provides for a either a ‘rat slab’ or a strip slab around the

perimeter of the tenancy so the Tenant’s designer can coordinate floor boxes etc. without the need

to cut or track existing concrete works. Any topping slabs or finished floor slabs will be

constructed at the Tenant’s cost. The demarcation on the Tenant’s Lease Line between hardscape

and the tenancy floor shall be constructed as a control joint. In all cases, the tenancy floor finish

must finish flush with the external flooring (hardscape) at the shop’s entry point. Reducing strips

or ramps are not acceptable outside of the Tenant’s Lease Line.

Mezzanine Floors

If space permits and the Tenant decides to build a mezzanine level in the tenancy, the proposed

design shall be accompanied with full structural documentation. Design and construction of a

mezzanine level is subject to separate application and approval by the relevant regulatory body in

terms of occupancies for fire egress etc. In addition the proposed design shall be accompanied by

full structural documentation. If the mezzanine is public facing, the floor finishes must be

compatible with the Landlord’s requirements for the rest of the tenancy.

Movement Control Joints.

Where applicable, joints in tenancy floor or wall finishes are to match existing structural and

control joints, as indicated on the detailed tenancy plans.


2.3 FOOD AND BEVERAGE CRITERIA

Tenancies which could be described as offering one or more of the following are bound by the same

rules as those governing general retail tenancies with extra requirements as described in this

section;

(1) Full service or buffet restaurant

(2) Bar

(3) Fast food

(4) Coffee shop

(5) Market (grocery)

(6) Concession

(7) Deli

(8) Caterer

(9) Fish market

(10) Meat market

(11) Specialty food store

(12) Convenience store

(13) Food manufacturer with retail sales

The Tenant shall provide design plans to show the location and identification of all equipment and

areas including;

(1) Bar service area(s)

(2) Hand sink(s)

(3) Chemical dispensing unit(s)

(4) Chemical storage area(s)

(5) Ice bin(s) or Ice machine(s)

(6) Indoor/outdoor seating

(7) Dipper well(s)

(8) Goods in/return location(s)

(9) Walk-in freezers/fridges/cold storage/reach in coolers/blast chiller/retail display(s)

(10) Steam table(s)/hot boxes/cook & hold units

(11) Dry storage area(s)

(12) Laundry facility/clothes washer(s) and dryer(s)

(13) Dish machine(s)

(14) Dishwashing sinks(s)

(15) Dump sink(s)/knock boxes

(16) Utility mop sink(s)

(17) Food preparation sink(s)

(18) Grease interceptor trap(s)

(19) Water heater location(s)

(20) Floor sinks/floor drains

(21) Wait station(s)/bus station(s)

(22) Outdoor cooking/bar/patio areas

(23) Dry storage area(s)

(24) Restroom facilities, showers, hand wash sinks, toilets and hand washing sinks

(25) Hose bibs and hose reels


Objectionable odours shall be exhausted in such a manner so as to prevent their release into the

general mall circulation areas or adjacent tenancies, or short circuiting into any fresh air vents. The

exhaust system supplied and installed by the Tenant must be designed in accordance with the

Landlord’s base building requirements and connect in the locations shown on the detailed tenancy

plans.

Rear stock storage or food preparation areas, which are unsightly and/or not specifically designed

to be ‘open concept’ or are unsightly, are not to be normally visible to the public.

Menu boards must be illuminated and coordinate with the design of the general tenancy shopfront

signage. Boards and displays must be specifically designed for this project and shall not be of

expanded plastic construction.

Food & Beverage tenancies requiring exhaust canopies which exceed the Landlord’s base building

make-up air system will be required to provide a separate system / exhaust fans at the Tenant’s cost

and subject to review by the Landlord. Exhaust canopies provided by the Tenant must be

manufactured by Garland Vent Master, Gaylord or Quest. Exhaust canopies should meet the

following criteria; constant cold water spray, hot water wash-down cycle, fusible link activated

exhaust dampers, welded ductwork and volume control dampers (for multiple hoods). All exhaust

canopies shall be complete with micro-switches for interconnection to the base building’s fire

alarm system by the Landlord’s contractor at the Tenant’s expense.

Exhaust hoods and fans, shall be installed at the Tenants’ expense, in accordance with all relevant

NFPA regulations and to the review of the Landlord’s insurance company and all regulating

authorities having jurisdiction. Hoods shall be complete with automatic fire extinguishing systems.

All approvals by the regulating authorities shall be the Tenant’s responsibility.

The Landlord’s contractor at the Tenant’s expense will perform all openings, installation of

supports and curbs and all other construction work affecting the roof.

Air handling equipment may not under any circumstances draw air from the general mall

circulation area or exhaust into it.

The Tenant must install garbage compaction or refrigeration equipment in the tenancy if the

Tenant’s design requires it for compliance with applicable governing laws, codes and regulations.

Check type water meters with remote readout, if required by the Landlord, shall be installed and

maintained by the Tenant at the Tenant’s expense. Tenants whose business involves the disposal of

greasy substances shall provide suitable floor mounted grease traps within their premises, to

prevent such substances from entering the sanitary drain lines. Certain tenancies have connections

to a central grease trap system; refer to the detailed tenancy plans for points of connection.

The Landlord at the Tenant’s expense shall perform the maintenance of the Tenant’s exhaust and

grease traps.

The extension of all gas piping to any Tenants equipment, including makeup air units and cooking

appliances, shall be by the Tenant. The Tenant shall also provide an electric solenoid gas shut-off

valve with manual reset for interconnection with the base building fire alarm system by the

Landlord’s contractor at the Tenant’s expense.


Gas meter, to monitor gas consumption, shall be supplied and installed by the utility company at

the Tenant’s expense.

Approved backflow protection must be supplied by the Tenant on all fixtures and equipment with

submerged inlets. Vacuum breakers must be installed on water inlet lines for dishwashing

machines, garbage disposals and hose bibs. Continuous pressure backflow devices must be

installed on water lines where a valve or shut off is located between the backflow preventer and the

inlet to the fixture/equipment, such as hose reels, iced tea machines, smoothie machines et. (at the

Tenant’s expense).

All light fixtures in kitchen areas , dry storage areas, dishwashing areas, inside equipment and

above areas where open foods are displayed or held must be equipped with shatter proof bulbs or

shields that will protect open food, utensils and single use items from broken glass if a bulb is

broken.

Staff lockers and restroom/showering/changing facilities, if required by Building Control or Health

department, must be provided by the Tenant within the leased premises.

2.4 STORE INTERIOR DESIGN CRITERIA

All Tenants are required to provide high quality, finely detailed and unique interior designs which

are compatible with the shopfront in design and theme. The finishes should be of a high standard

suitable for the products and services offered. Clever and efficient design will maximize the use of

space in a three-dimensional sense through careful consideration of the volume of the space that

the Tenant is leasing.

2.5 LANDLORD CONTROL ZONE

The Landlord Control Zone is an area across the entire width of the Tenant’s storefront, extending

from the Tenant’s Lease Line. The entire public facing space at the Tenant’s shopfront, including

any food service counters are in the Landlord’s Control Zone. To maintain a high level of design

and finish the Landlord reserves the right to approve, reject or request modifications to the

Tenant’s design, quality of detailing, finishes, material and lighting within this entire area.

2.6 ILLUMINATED SIGNAGE CRITERIA

Shopfront signage is one of the most critical elements of retail at The Pointe. A graphic designer

should be employed by the Tenant to prepare a creative proposal for submission and review by the

Landlord. General illumination and special display lighting needs to be considered in conjunction

with the signage design. It should be noted that all signage and specialty lighting to external street

fronts may be the subject of separate application and approval by the relevant regulatory authority.

Signage shall be located within the defined limits in front the Tenant Lease Line and should be

designed as an integral part of the shopfront design.

As a guide, signage should not exceed 6 sq ft per lineal foot of shopfront. The horizontal dimension

shall not exceed two thirds of the width of the shopfront. Signs wider than one third of the

shopfront must be perforated, segmented or individual letters.


A horizontal signboard has not been included as a basic architectural feature because the intent is

to encourage more creative signs that are designed to be part of the overall shopfront design.

Where applicable the bulkhead above the shopfront glazing will be designed to accommodate

lightweight signage (to the width parameters as described in this section). Two illuminated

shopfront signs per shopfront elevation will be allowed (depending on the width of the shopfront

and subject to review and approval by the Landlord).

Signage should identify the shop name or trading name only and not spell out the type of

merchandise it is selling or the service it offers. No commercial brands or trademarks are to be

displayed other than the approved trading name. The use of a crest, logo or other established

corporate insignia or graphics may be permitted with the Landlord’s approval.

Signage and any strong horizontal back paneling cannot be placed be placed closer than five feet

from the margin at either side of an individual storefront.

Three dimensional signs are encouraged. Blade signs can be used on external storefronts but

should be designed in such a way as to not obstruct adjacent tenancy signs or base building signs.

Sign Illumination

The minimum acceptable standard for a sign generally is a three dimensional individually

illuminated letter type. Illuminated box signs or non-illuminated letters will not be accepted, nor

shall any strobe or activating light. Moving or rotating signs are not acceptable, nor are cardboard

or foam letters.

Certain externally illuminated or non-illuminated signs may be considered, providing their design

specifications relate wholly to the theme of the shop. Such techniques as sand-blasted glass, etched

stone or polished stainless steel letters, for instance, may be appropriate for merchandising

presentation.

Signage Design

Signage must be imaginative and of high quality. All signage proposals must be designed as an

integral part of the shopfront and must be approved by the Landlord.

No sign, advertisement, notice or other poster or lettering shall be exhibited, inscribed, painted or

affixed to any part of the any shopfront unless specifically approved.

Signs, notices or graphic display, particularly self-illuminated signs located in the interior of the

tenancy and easily legible from the concourse, shall only be allowed if specifically approved by the

Landlord.

All attached devices, wirings, clips, transformers, isolating switches, lamps, tubes, labels or plates

on signs are to be concealed from public view. No signage contractor labels are to be visible.

Any structure required to support signage or any alterations or subsequent rectification of

shopfronts or soffits/bulkheads caused by installation of signage shall be the responsibility of the

Tenant. In all cases, any additional structure required for the support of signs must be checked by

a structural engineer and certification required.


2.7 INTERIOR FINISHES CRITERIA

Storefront Materials and Finishes

The Tenants storefront materials are critical in creating a quality and dynamic retail experience. To

maintain a high standard of design and retail animation. Tenants are encouraged to use durable

materials of superior quality.

All materials are to be designed over a durable substrate and must be long lasting with minimal

maintenance requirements.

All storefronts shall comply with all governing and building and fire code requirements.

The Landlord reserves the right to reject or request substitutions or adjustments to the proposed

shopfront finishes. All materials must be approved by the Landlord prior to installation.

Floor Finish

The finished floor is to reflect the desired theme of the shop interior and must finish flush with the

external paving at the entry. The Tenant will be responsible for designing and constructing any

secondary ‘topping slab’. The base build provides for a either a ‘rat slab’ or a strip slab around the

perimeter of the tenancy so the Tenant’s designer can coordinate floor boxes etc. without the need

to cut or track existing concrete works. Any topping slabs or finished floor slabs will be

constructed at the Tenant’s cost. Where shopfront entrances are behind the Tenant Lease Line, the

base building external finish is to be adopted to a line that should be agreed with the Landlord

prior to installation of interior floor finishes.

The following are permissible floor finishes:

Stone

Timber or parquetry

High grade commercial quality carpet

High grade commercial quality ceramic tiles, polished concrete, vinyl sheet or tile, rubber flooring

or laminated timber flooring will not be permitted as a floor finish unless innovation in their use

can be demonstrated and the Landlord provides specific approval in writing.

Carpets are to be a minimum of heavy commercial grade and special attention should be paid to

the durability and color of any soft floor finish at the shop entry.

Tenants are responsible to ensure that store floor coverings are graded to match the floor finish at

the shop entrance. There are to be no trip hazards and all slip coefficients of floor finishes must be

suitable for commercial grade applications. At entries, lips of more than 1/8” and ramps of more

than 1:20 are not permitted.

Where applicable, joints in tenancy floor or wall finishes are to match existing structural and

control joints, as indicated on the detailed tenancy plans. Chases and/or saw cuts into the

structural slab may be allowed subject to the approval of the Landlord and his Structural Engineer.


Walls and Columns

The full height inter-tenancy walls erected as part of the base building works will be steel stud

framed walls lined with sealed but unpainted sheetrock. Walls bounding services corridors and fire

exits may be fire rated blockwork or fire rated drywalls. All inter-tenancy walls extend to the inner

face of the shopfront mullions

The issued detailed tenancy plans verify the type of construction and build-up of all walls

surrounding the leased space.

All proposed internal partition walls must be full height to ceiling except for change/fitting cubicles.

In the case of steel framed inter-tenancy stud walls no direct unsupported loading is to be applied

by way of fixtures and fittings.

All wall/column surfaces exposed to public view shall be lined/finished smooth and painted. No

exposed painted masonry or pre-cats concrete will be accepted unless required as part of a

specialist design feature within the shop display area itself.

Base board should be affixed to wall surfaces to minimize marking. Skirting trunking may be used

to conceal electrical services. No exposed conduits will be accepted.

Structural columns that occur within the tenancy zone must be included in the overall tenancy

design proposals. While maintaining their structural and fire integrity, appropriate cladding and

finishes are to be provided at the Tenant’s cost and must be approved by the Landlord.

Ceilings

Ceilings within the tenancy are to be installed by the Tenant. The ceiling will, as a minimum, be

smooth plastered flush sheetrock in public facing areas. Suspended/drop ceilings may be employed

in non-public facing areas. Variations to ceiling finishes and/or heights are encouraged. Subject to

the Tenant’s design, fire rating for ceilings, acoustics and security infrastructure requirements shall

entirely be addressed the Tenant

Emergency exit signs installed within the tenancy are to be edge lit blade type and are required to

be monitored by the base build emergency monitoring system. Ceiling mounted emergency light

fixtures need to be provided by the Tenant in accordance with the Landlord’s base build

requirements as these will also be monitored by the base build emergency system.

The Landlord will commission the monitoring system to recognize the Tenant’s emergency light

fixtures. All fixtures within the Tenant space must be independently supported as free standing

fittings – not to re-use the Landlord’s base build system that is directly fixed to the inter-tenancy

walls.

It is the Tenant’s responsibility to provide sound insulation where required (to contain noise

transfer to residential units above for example). Acoustic treatments may be required as part of the

Tenant’s fit-out to achieve the building’s recommended internal noise levels. The Tenant should

confirm the requirement with the Landlord prior to commencing the shop fit-out design.


2.8 FIXTURES AND FURNITURE

Quality, durable materials are to be specified for the construction and finishes of the interior

fittings, joinery and furniture. Such materials may include:

Glass

Ceramics

Stone

Polished timber

Leather

Brass

Selected plastic laminates

“Painted” surfaces must be hard wearing via the use of baked enamels, powder-coats or lacquers.

All materials and finishes are subject to the review and approval of the Landlord.

Fixture details will be required to be submitted to the Landlord for approval and drawings should

indicate quantities, locations, detailing, finishes and quality. Displays are not permitted beyond

the Tenant Lease Line unless in the Licensed outdoor area and with prior approval by the Landlord.

Closets for fire hydrants and/or hose reels, required as part of the tenancy, are not to be located in

the shopfront zone. The closet should be incorporated into the overall design or added to the back

of house zone. The installation of such closets will be at the Tenant’s cost, in accordance with the

local authorities’ requirements and the approval of the Landlord.

The Tenant will be required to include sprinkler protection to any display show-case, bulkhead,

canopy or to suit new walls/full height partitions etc, in compliance with the statutory

requirements. The Tenant should consult the detailed tenancy drawings for base build sprinkler

provisions. The Tenant’s sprinkler work will need to be coordinated and signed off by the

Landlord’s MEP consultant. Any costs incurred by the inspection and/or approval process shall be

borne by the Tenant.

2.9 INTERIOR LIGHTING REQUIREMENTS

Tenants must have dramatic and well illuminated storefronts, emphasizing their visual

presentation, display windows and architectural features. Tenants are encouraged to seek the

advice or services of a lighting consultant when designing the lighting layout to achieve high

quality light and individuality. In addition to provision of light fixtures for illumination, lighting

design should maintain good visual variety and balance. Lighting color should also be carefully

considered to provide enhancement of merchandise.

All light fixtures shall be of high quality commercial grade. No lamps or bulbs will be permitted

that are directed or aimed into the common area. Exposed or unshielded neon tube lighting will

not be permitted in public facing areas.

All light fixtures and installations must conform to all applicable Building and Construction Codes

and regulations. Tenants are encouraged to use low energy consumption luminaires.


Electrical supply distribution is to be via the ceiling, fixed shop fitting units and/or partitioning.

Exposed conduit or wiring is not permitted except in feature pendant fixtures for example. Un-

diffused fluorescent fittings will not be accepted and all general lighting is to be amplified with

accent lighting. No fluorescent battens will be allowed to be attached to the underside of the

ceiling unless except to areas out of public view, such as storage areas. Pelmet lighting must be

diffused or by other means concealed from public view.

Imaginative lighting solutions are encouraged. The Tenant shall provide a high level of

illumination to the shopfront display which will highlight the merchandise and provide for a

daytime (business) and night time (after hours) setting.

A zone of minimum 1,200 Lux lighting level at 3ft above the floor is to be installed by the Tenant

generally within 6ft of the shopfront. Display lighting should be a minimum of 1,000 Lux and be on

a separate circuit to that of the general shop lighting. Shopfront lighting must be controlled to

provide glare free illumination at the shop glass line. The Tenant’s lighting design should

coordinate with any base build light fixtures on the underside of the entry soffit – refer to the

detailed tenant drawings for locations and specifications.

Emergency and exit lighting must be provided by the Tenant and be coordinated with the overall

shop lighting design and the Landlord’s base build emergency monitoring system.

It should be noted that all specialty lighting to external street fronts may be subject to separate

application to and approval by the relevant regulatory body (for traffic safety).

2.10 STOREFRONT SECURITY SYSTEMS

The Tenant is to provide any special security systems inclusive of wiring, alarms, locks etc. at the

Tenant’s cost. Loud audible alarms are not acceptable. Storefront electronic security systems and

any other shoplifting detection devices must be integrated into the Tenant’s storefront design. Any

such devices must be concealed from view from the common areas.

Any theft detection/security device system must be submitted with the overall design submission.

No system will be installed unless approved by the Landlord. Failure to comply with this approval

process may result in the removal of such systems by the Landlord at the Tenant’s expense.

All wiring to security systems must be concealed from view. Power poles and wiring channels

exposed to view are not permitted.

After hours security systems should be monitored off-site by Tenant. No audible alarms are

permitted after hours.

2.11 CLOSURE SYSTEMS

The storefront glazing is provided as parts of the Landlord’s base build with doors as shown on the

detailed tenancy plans. If the Tenant wishes to construct new door openings on the storefront,

then the framing etc. must exactly match those provided by the Landlord. Any additional doors or

openings will be subject to the Landlord’s approval. In all circumstances, open doors shall not

extend beyond the Tenant’s Lease Line. Generally, roller doors or grilles will not be permitted.


2.12 MERCHANDISING

Window merchandising sets mood and character attracts attention and identifies the brand.

Displays within the storefront and interior should be bold, strong, imaginative and themed to

reflect the products on offer. Merchandise on display should have interest and appeal to entice

patrons to explore the tenancy.

Window displays should be assembled with consideration towards the following:

Avoid locating products at knee or eye level.

Avoid cluttering with unnecessary merchandise.

Create a story with balance of color, shapes and repetition to draw the eye around the

display.

Group products together to assist in achieving companion sales (when two different

products are put together to form a unique product).

Displays should be interesting from all sides.

Food Merchandising

In addition to the standard tenancy guidelines, special requirements apply to food tenancies.

To achieve a high level of presentation the set up and maintenance of food displays is essential.

The product should be presented in a fresh, hygienic and organized way to best display the product.

Consideration of the following is required when merchandising food:

Display cabinets are to be incorporated into the overall design.

Labelling and pricing tags should be professionally designed and presented.

Food displays should be appropriately illuminated.

Food and beverage tenancies should avoid the use of standard stainless steel trays for food

presentation. Alternatives including containers of varying shapes, sizes colors and materials should

be used. For example glass or ceramic bowls, vases, wicker baskets etc. Various additional items

such as sculptures, antiques, kitchen accessories, unusual bottles or containers can be used to

increase impact and presentation. Excellence of food presentation and housekeeping are essential.

Counter Front and Sneeze Guards

Food and beverage counter fronts are subject to approval by the Landlord and should comply with

all relevant statutory regulations with regards to Environmental Health etc. Materials should

include tiles, stone or polished timber and be compatible with the overall concept. Sneeze guards

must be glass, either curved or straight and internally illuminated.

Tickets, Prices Tags and Packaging

Tickets, price tags and packaging are another opportunity for creativity and innovation. Thought

should be afforded to the size of promotional tags, pricing systems, ticketing, shape, color and

texture to ensure that these elements do not dominate the product on display. Carry bags and/or

boxes should carry the store name and/or logo type.


2.13 FLOOR LOADS

Base build sub-floor loading provisions are described on the Landlord’s detailed tenancy plans. In

the case of new walls, posts, stairs or any other major design elements being added to the tenancy,

the Tenant is required to engage a Structural Engineer to determine that the design does not

exceed the floor load criteria provided. All Structural design fees and costs relating to the floor

loading checks and calculations are to be paid by the Tenant. The floor loading is subject to

approval by the relevant Local authorities and the Landlord.

2.14 DESIGNING FOR THE DISABLED

In designing the tenancy fit-out, access for all customers and staff with disabilities is to be provided

in accordance with the relevant local regulations and guidelines. The provision for access is a

legislative requirement and it is the responsibility of the Tenant to ensure that all requirements are

met.

Any finishes to columns should possess 30% luminance contrast with surrounding surfaces. All

floor finishes should be designed for people with disabilities – to have flush thresholds etc. Any

changes in level or steps (or at edges of shop displays etc.) should be clearly distinguishable by

persons with visual impairment.


3. Building Design Parameters

3.1 LANDLORD’S WORK

The Landlord will provide the following on a ‘once only’ basis and in accordance with his detailed

tenancy plans and specifications:

1. Basic Space

A basic space, as shown on the plan attached to the lease.

2. Walls and Columns

Inter-tenancy walls consist of sheetrock and will be sealed and unpainted. Any cutting and

patching of the wall for the installation of wiring, plumbing and other fixtures shall be the tenant’s

responsibility.

Columns within the Tenant Leased Space will be unpainted off-form concrete or primed and fire

sprayed steel. The unfinished columns and concrete walls will be finished by the Tenant as part of

their design. Where steel columns have been

3. Floors

The base build provides for a either a ‘rat slab’ or a strip slab around the perimeter of the tenancy

so the Tenant’s designer can coordinate floor boxes etc. without the need to cut or track existing

concrete works. Any topping slabs or finished floor slabs will be constructed at the Tenant’s cost.

Refer to the structural slab levels on the detailed tenancy plans and on site.

4. Ceilings

Underside of concrete slab (or composite deck) with exposed and fire coated beams visible. Ceiling

loads shall not exceed 10 pounds per square foot. Acoustic treatments will be required as part of

the Tenant’s fit-out if a ceiling is not installed. The Landlord will confirm and approve

requirements.

5. Electrical Services

(a) Power supply – Tenancies will receive a supply cable for three –phase supply capacity

ranging from 63-100 amps, depending on the Tenant’s functional requirements.

(b) Communications supply – a 10 pair telecommunications backbone cable will be provided to

a point indicated on the detailed tenancy plan.

(c) T.V. - Co-axial cabling will be provided to a point indicated on the detailed tenancy plan.

(d) Emergency – Provision of emergency lighting and exits signs shall be the Tenant’s

responsibility (linked to the Landlord’s monitoring system).


6. Plumbing and Drainage

The Landlord will provide access only to the following services for Tenant’s connection on an as-

needed basis. Access locations for these services vary and shall be verified by the Tenant. The

Tenant is not permitted to core through the concrete walls and slabs without express permission

from the Landlord. Tenant is required to provide fire stopping to re-establish fire separations and

to ensure compliance with all local Building Codes and regulations.

(a) Main water supply capped off with a control valve and a ¾” feed provided for tenancy

connection.

(b) 6” sanitary drainage point provided for tenancy connection.

(c) 6” grease waste point provided (for food & beverage tenancies) connected to a grease

interceptor trap.

7. Mechanical Services

The Tenant should employ a Heating Ventilation and Air conditioning (HVAC) consultant to

design and coordinate the specific mechanical provisions for each tenancy prior to finalizing the

shop design.

(a) Condenser water (CCW) points provided for tenancy connection.

(b) Chilled water (CChW) and Heating Hot water (HHW) (in food & beverage tenancies only)

points are provided for tenancy connection. Hot water services are provided for normal

business hours only.

(c) Access to outside air via built in grilles and ducts to shopfront perimeter of tenancies.

(d) Kitchen exhaust (KEF) ductwork tapping points provided for restaurants and food &

beverage tenancies. Hoods, fans , PCU’s and fit-out are required to be installed by the

Tenant and are subject to approval by the Landlord (including limits on hours of

operation).

(e) Propane gas supply will be made available by the Landlord for food & beverage tenancies.

The supply will be capped off with a control valve and 7kPa pressure.

(f) Sanitary amenities exhaust (TEF) ductwork tapping point provided.

(g) Refer to the detailed tenancy drawings for specific provisions and allowances and locations

of tapping points and outlets etc. The Tenant should carry out a site inspection to verify

the locations of the Mechanical Services equipment prior to commencing with the store

design.

8. Fire Services

(a) A sprinkler system is provided by the Landlord in accordance with Bahamas Building Code

and local regulations – based on an open floor plan unfinished space and substantially

conforming to the Landlord’s base building mechanical drawings. Tenants are

recommended to employ the Landlord’s sprinkler contractor (and/or have their HVAC

consultant liaise and coordinate with the Landlord’s consultant) for any modifications to

the sprinkler system. Modifications (including fees for permit submittals) shall be at the

Tenant’s expense.


(b) The fire alarm system and sprinkler system is installed in accordance with applicable

legislation. Tenants are required to consult with the Landlord regarding any proposed

modifications to the fire alarm system and sprinkler system, at Tenant’s expense. It is the

Tenant’s responsibility to seal all penetrations and maintain the required thermal

insulation and fire rating of the building structure. Smoke detection and emergency

warning intercommunications system (EWIS) connection points are provided.

(c) Smoke evacuation equipment in common public areas is provided in accordance with

applicable legislation.

(d) Fire hoses are provided in accordance with applicable legislation.

9. Tenant’s Work recommended to be performed by Landlord’s approved Contractors

It is recommended the Tenant’s work set out below shall be performed by the Contractors

designated by the Landlord at the expense of the Tenant.

(a) All approved modifications or connections to the base building systems, including all work

outside the Tenant’s premises i.e. the base building hot water, cooling, ventilation, exhaust,

controls, electrical distribution and life safety systems as installed by the Landlord.

(b) The provision of additional capacity such as electrical, telephone, air handling, air

conditioning etc.

(c) Installation of approved modifications to the fire detection and emergency communication

system. All work to modify the sprinkler layout of the premises to suit the Tenant’s design

can be undertaken by the Tenant; however the interface and modifications to the fire

indicator panel must be undertaken by the landlord’s fire contractor.

(d) Design and installation of the ceiling sprinklers, EWIS, smoke detection devices and fire

extinguishers – based on the retail tenancy fit-out additional hydrants and/or hose reels

may be required. Tenants should use the Landlord’s designer and the Landlord’s

Contractor for the installation in order to minimize any problems with coordination of

mechanical services with other trades (at Tenant’s cost).

(e) The Tenant is responsible for any false alarms and consequent charges from the Local

Authorities caused by work on their behalf. Detectors must be isolated by a licensed

service provider, protected and cleaned as required when work is being carried out.

Detectors must also be cleaned on the completion of work or replaced if found faulty. All

work is at the Tenant’s cost.

(f) Patching of base building fireproofing.

(g) Any Tenant work which could affect the structural components of the building.

(h) Any drilling, cutting, coring and patching for conduit, pipe sleeves, chases, duct equipment

or openings or adjustments to the floors, walls, columns or roofs of the building as

reviewed by the Structural consultant and approved by the Landlord. It should be noted

that the Tenant must provide the Landlord with a fully dimensioned penetration layout.

Dimensions are to relate to the building grid system. All Structural Engineering costs are

the Tenant’s responsibility.

(i) Installation of any mechanical attachments or other fasteners to the exterior façade.

(j) Supply and installation of meters. A sub-water meter will be provided by the Landlord at

the Tenant’s cost.

(k) Modifications to tenancy plans based on a revised tenancy layout.


(l) Any new kitchen exhaust or air-conditioning upgrades which involve work outside the

tenancy or changes to the base building plant excluding the relocation of base building

flexible ducts/diffusers within the tenancy will be undertaken by the Landlord’s contractor

at the Tenant’s cost.

(m) Provision of ceiling return grilles, any necessary attenuation and ducting to connect to the

return mixing box.

(n) Installing the temperature sensor(s) to suit the tenancy partition layout.

(o) Final commissioning of the VAV box and/or FCU and air balance of the installed supply air

diffusers and return air grille etc.

(p) When specifically required by the Tenant, all works required to upgrade/alter the power

supply are to be carried out by the Landlord’s Contractor at the Tenant’s cost.

(q) All works (including fire rating) to upgrade or relocate water supply points and drainage

points to suit the Tenant’s fit-out particularly where these works occur outside the tenancy

including any areas below the floor slab will be undertaken by the Landlord’s Contractor at

the Tenants’ cost.

(r) Any consultancy fees to cover the cost of checking the Tenant’s working drawings will be

charged to the Tenant by the Landlord. The fee will be a fixed sum which will be advised

by the Landlord, and be subject to the relevant provisions of the lease agreement.

(s) Design and installation of the water coiled reverse cycle packaged units, ductwork and

pipework reticulation throughout the tenancy including supply air registers and

condensate drains to the Tenant installers outlet points.

(t) Design and installation of connection of fixtures and equipment to cold water, sewer or

grease waste water, including floor wastes and grease traps which will be capped 6” above

Finished Floor Level (FFL) within the tenancy. Refer to the detailed tenancy drawings for

locations.

(u) There is a retail mains cable (size documented by the detailed tenancy drawings and lease

plan) left in the ceiling space of each tenancy for termination by Tenant to the respective

distribution board (supplied and installed by the Tenant).

(v) Redesign and installation of the sub main cable reticulation from the main tenancy

switchboard to the tenancy if required.


3.2 TENANT’S WORK

1 General Requirements

(a) The Tenant shall be responsible for and pay the entire cost of all leasehold improvements

including signage and all other work in or affecting the premises. The Tenant is

responsible for the preparation of all design and working drawings and specifications

relating to the completion of the premises for occupation by the Tenant and the

preparation of bids and/or the letting of contracts relating to the Tenant’s work and the

supervision and completion of the Tenant’s work.

(b) The Tenant shall be responsible for verifying all conditions and dimensions on site prior to

preparing their drawings.

(c) Height limitations are to be checked in Tenant premises under existing Landlord’s services.

(d) Access must be provided for all mechanical and electrical devices located above ceilings

and behind walls by the Tenant.

(e) Mechanical and electrical consultants should verify that no interface exists with work in

spaces below the slab.

(f) All leasehold improvements shall be suspended from the structure independently of base

building components such as ducts, pipes, conduits etc. Provide transition hangers where

required to avoid these components. A Structural Engineers certificate will be required by

the Tenant to the Landlord for all overhead structures, fixtures and fittings.

(g) Penetrations of structural slabs, walls, beams in excess of 2” in depth must be approved in

advance in writing by the Landlord (at the Tenant’s cost). All penetrations through Post

Tensioned slabs and/or reinforced structural elements of the building must be x-rayed in

advance of coring/cutting (at the Tenant’s cost).

(h) All electrical, gas and domestic water services must be metered by connection to the

Landlord’s centralized metering system using Landlord’s approved meters.

(i) If a sound system is required within the Tenant’s premises the speaker installation and

wiring/controls etc. should be carried out by the Tenant’s Contractor. Sound systems

should be designed to contain music etc. within the confines of the tenancy. No speakers

will be permitted in the Landlord control zone or on the storefront and/or directed into

the common zone. Speakers in the Outdoor Licensed Area may only be installed with the

express written permission of the Landlord. Volume restrictions and hours of operation for

external speakers and sound sources are described in the lease agreement.

(j) The supply and installation for all other work, interior finishes and installation (beyond

those set out in section 3.1), including ceilings, floor covering, extension of base building

finishes into the premises, painting, merchandize enclosures, display platforms, partitions,

special wall and ceiling finishes, vertical and horizontal transportation equipment, trade

fixtures and security vaults and all requirements of licensing, environmental health and

other authorities having jurisdiction.

(k) Access panels shall be provided in ceilings where removable tile ceiling systems are not

used for access to equipment. This includes base building elements, which may be located

above such ceilings. Access panels are to be hinged flush mounted panel with square key

locking system.

(l) Provision of physical security for the premises and its contents.

(m) Any refrigeration units required within the tenancy are to be provided and paid for by the

Tenant including all platforms and acoustic visual screening (location of refrigeration unit

and condenser where required, to be agreed with the Landlord).


(n) Any and all additional equipment, cabling and pipework must be labelled in accordance

with current regulatory standards/specifications and identified on an as-built drawing.

Any items not labelled and which require labelling, will be labelled by the Landlord and

the Tenant will be liable for the cost incurred.

2 Floors, Walls and Ceilings

(a) The tenant applied floor surfaces must include allowance for all transitions to the street

surfaces where applicable.

(b) In wet areas the Tenant must install a waterproof membrane between the concrete floor

slab and the finished floor. The membrane must return 8” up all wall faces in wet areas. In

addition the Tenant is required to install a suitable waterproof treatment across any

structural expansion joint within the tenancy and is required to provide proof of any such

installation with a 10 year warranty.

(c) Allowance is to be made within the design for expansion joints in floors, walls, ceilings,

shopfronts or columns. Tenant must not affect free movement.

(d) New columns within the tenancy will be either off-form concrete, or unclad steel columns

that may be treated for fire protection.

(e) Installation of finished drywall ceiling and/or any bulkheads required from the lease line to

the tenancy. It is the Tenant’s responsibility to ensure that all ceiling services are

coordinated.

(f) All services are required to be boxed in or tidied up at the Landlord’s discretion.

(g) At the end of the lease the Landlord reserves the right to instruct the Tenant to leave intact

or remove the tenancy ceiling or other parts of the fit-out at the Tenant’s cost. The Tenant

must comply with the Landlord’s instructions and is liable for the costs to do so. The

Tenant’s lease addresses these requirements.

3 Electrical Requirements

Consultant’s checklist:

Location of service termination.

Power voltage and size of service.

Location of telephone conduit.

Electrical load summary required.

(a) Electrical Installation – Supply and installation of the total electrical installation within the

premises conforming to applicable laws and Building Codes. This includes but not limited

to: panel, breakers in the panel, connection of the panel to the service at a location

determined by the Landlord, digital check meters, disconnect switches, transformer,

splitter box connection of HVAC equipment, lighting, outlets, emergency and exit lighting

and electrical service to signs and water heater.

(b) Telephone Service – Supply and installation of all distribution and extensions of telephone

conduit within the premises and all intercom, communication, burglar alarms and signal

systems required by the Tenant. The Tenant is responsible for payment of all applications

to service provider(s), fees, wiring, termination and equipment rental.


(c) Additional Capacity – If the Tenant requires additional electrical, telephone, air handling,

air conditioning or other increased services, they must notify the Landlord. The Landlord

will provide the additional capacity, if available. The Tenant will be responsible for any

additional costs incurred.

(d) Lighting – Tenancy shopfront lighting shall be on a controlled lighting circuit separate to

that of the general tenancy lighting. The lighting color for the shopfront is specified and

must be approved by the Landlord.

4 Hydraulic Requirements

Consultants Checklist:

Location and size of cold water service.

(a) Plumbing – Supply and installation of all plumbing and piping, equipment and fixtures

required to extend and connect from fixtures to the point of connection provided by the

Landlord. This includes provisions for hot water tanks and piping systems that may be

required by the Tenant. If water inlet services in excess of those provided by the Landlord

are required, the Tenant may at the discretion of the Landlord be required to provide

metering.

The provision of public or staff washrooms within the tenancy if required by local

legislation, including the supply and installation of water closets, wash basins, and

plumbing (including all finishing).

Unused waste points to be capped below floor finishes and dimensionally marked on the

Tenant’s as-built drawings.

The Tenant shall pay for all local authority inspections and fees. Certification of the fire rating of

all other penetrations as required under the Tenant’s design is to be supplied by the Tenant to

Landlord upon completion.

5 Mechanical Requirements

Consultants Checklist:

Location and size of sanitary vent.

Location and size of drain connection(s).

Grease traps, if required by the Tenant (under counter or as required).

Gas line(s) and meter, if required, installed by Landlord’s contractor at Tenant’s expense.

Location and size to be specified.

Location of kitchen exhaust(s) and cubic feet/minute required, hood specifications.

General ventilation for items such as refrigerator cooling etc.

Air velocity across counters where applicable in special locations.

Heating/cooling load calculations


(a) Heating, ventilating and air conditioning – Supply and installation of all required chilled

water fan coil units, ductwork, piping insulation, automatic temperature systems, materials,

labor, and equipment for the distribution of conditioned air, the removal from the tenancy

of air not suitable for recirculation and the replacement of such air. The automatic

temperature control shall be installed by the Landlord’s Contractor at the Tenant’s expense.

Where required, the Tenant shall provide the required return air connection into the

Landlord’s base building plenum along with the required matching ventilation air

connection to the Tenant’s fan coil unit(s). This shall include all required controls, smoke

and/or fire dampers.

Supply and installation of any required sanitary exhaust fan and ductwork system. Return

air is to be ducted back into the retail units.

Blanking of perimeter soffit grille where required.

(b) Meters – Supply and installation of gas, domestic cold water, chilled water, heated water

meters and CWW thermal load meters as required by the Landlord. The Landlord will

specify the make and model required. Location of meters to be in an accessible location for

auditing purposes.

(c) Kitchen exhaust – Connections to/extensions of the Landlord’s kitchen exhaust system to

allow for full utilization of the exhaust provision if these are not achieved through the

Tenant’s kitchen exhaust hood etc. Food outlets to use electrostatic filters in line with

kitchen exhaust hoods to limit grease discharge and to minimize food odor emissions.

(d) Propane gas – Supply and installation from a point designated by the Landlord, an

approved system of gas piping, fittings and valves, including all required automatic

emergency shut off valves required for kitchen exhaust/gas cooking systems, along with

connections of the gas piping systems to all Tenant equipment.

6 Fire Requirements

(a) Sprinklers – Modifications and relocation of the sprinkler system layout to suit the

Tenant’s requirements. Any revision to the sprinkler system layout shall be approved by

the Landlord and the relevant Local Authorities, to ensure conformity with insurance

requirements and the Building Code and/or applicable regulations.

(b) Fire protection – Provision of any fire-fighting, fire prevention, fire alarm, safety and

emergency equipment or lighting in and about the tenancy must meet the applicable laws

and/or insurance requirements. This equipment may include but is not limited to:

portable fire extinguishers, suppression systems, and fire blankets. This excludes the

automatic fire sprinkler system.

Details of the equipment installed are to be submitted to the Landlord. The Tenant is

required to maintain any equipment installed according to local authority requirements.

The Tenant must at all times ensure the integrity of the base building’s fire ratings. The

Tenant is required to make good at its own expense any damage or break in the fire rating

integrity of the building which results from the Tenants works.


Smoke evacuation – Provision of any extension of the Landlord’s system on or about the

tenancy required to meet local authority requirements as a result of the Tenant’s use of the

premises or as a result of the installation of interior partitions, above or below the ceiling,

or other improvements installed by or on behalf of the Tenant.

(c) Emergency lighting and exit signs – Emergency lighting and exit signs installed within the

tenancy are required to be monitored by the base building emergency lighting monitoring

system. To achieve this requirement, the Tenant is required to provide all emergency

lights and illuminated exit signs from the range approved by the Landlord. The Landlord’s

Contractor will commission the monitoring system to recognize the Tenant’s emergency

light fittings; the costs of the commissioning will be paid by the Tenant.

7 Sustainability

The Pointe has been designed and is being operated as an energy efficient building. Tenants are

encouraged to design their shops to ensure that their business operations do not adversely effect of

reduce the energy efficiency of the base building. Tenants are encouraged to use low energy

consumption luminaires and high efficiency air conditioning equipment etc. The Tenant is

required to install metering on all services that will be connected to the base building to allow for

measurement. All tenant metering will need to have an accuracy rate of 5% or greater, this meter

accuracy must be certified. Services paid directly by tenants to utility companies are not classified

as base building.


3.3 KEY RESPONSABILITIES SUMMARY

SHOP FRONTS

DESCRIPTION WHO

DESIGNS WHO

CONSTRUCTS WHO PAYS

WHO OWNS

WHO MAINTAINS

Paving tile/finish up to tenancy line

Landlord Landlord Landlord Landlord Landlord

Standard tenancy shopfront and doors

Landlord Landlord Landlord Landlord Tenant

Any alterations to standard shopfront

Tenant Tenant Tenant Tenant Tenant

Shopfront signage, graphics and lighting


INTERNAL TENANCY FIT-OUT

DESCRIPTION WHO

DESIGNS WHO

CONSTRUCTS WHO PAYS

WHO OWNS

WHO MAINTAINS

Inter-tenancy walls (demising walls)


Modifications to Inter-tenancy walls

Tenant Landlord Tenant Landlord Tenant

Standard tenancy ceiling Tenant Tenant Tenant Landlord Tenant

Special ceilings and bulkheads Tenant Tenant Tenant Tenant Tenant

Internal partition walls (additional to inter-tenancy walls)


Floor structure (rat slab) Landlord Landlord Landlord Landlord Landlord

Modifications to rat slab Tenant Landlord Tenant Landlord Tenant

Interior floor finishes (incl. ramping where required)


All interior finishes, fixtures, fittings (additional to inter-tenancy walls)



MECHANICAL

DESCRIPTION WHO

DESIGNS WHO

CONSTRUCTS WHO PAYS

WHO OWNS

WHO MAINTAINS

Supply of chilled water to tenancy


Supply of duct work, diffusers, return air grilles, etc. within tenancy


Kitchen exhaust and make up air system, excluding canopy connection to ductwork, exhaust fan & controls etc. (F&B tenancies)


Kitchen exhaust and make up air system (incl. duct, canopy, connections etc.) – within tenancy and to connection point outside tenancy where applicable.


Fresh air supply to tenancy Landlord Landlord Landlord Landlord Landlord

Additional fresh air intakes to additional air-conditioning units to suit tenancy design


Additional electrical, structural or piping work to additional air-conditioning units required to suit tenancy design and heat loads


Plumbing work to A/C system (condensate drain)


FIRE SERVICES

DESCRIPTION WHO

DESIGNS WHO

CONSTRUCTS WHO PAYS

WHO OWNS

WHO MAINTAINS

Supply of sprinkler system (single layer for ceiling void)


Modification and/or addition to sprinkler system within tenancy to suit tenancy design


New fire hose reel adjacent or inside tenancy (if req’d. by tenancy design)


Adjustments to extg. Fire hose reel to suit tenancy design (to suit codes & regulations)



FIRE SERVICES (ctnd.)

DESCRIPTION WHO

DESIGNS WHO

CONSTRUCTS WHO PAYS

WHO OWNS

WHO MAINTAINS

Fire extinguishers, fire blankets etc. within tenancy (to suit Code & regulations)


Smoke detectors (ceiling void only) and EWIS


Modification and/or addition to smoke detectors within tenancy to suit Tenant’s design (e.g. Ceiling mounted smoke detectors)


COMMUNICATION SUPPLY

DESCRIPTION WHO

DESIGNS WHO

CONSTRUCTS WHO PAYS

WHO OWNS

WHO MAINTAINS

Supply of distribution point within the tenancy


Internal wiring and connections


Modification or upgrade of supply


Authority inspection and connection (incl. for emergency monitoring systems etc.)

Tenant

ELECTRICAL

DESCRIPTION WHO

DESIGNS WHO

CONSTRUCTS WHO PAYS

WHO OWNS

WHO MAINTAINS

Supply of standard distribution board within tenancy


Supply & Install of electrical meter


Connection of electrical meter Tenant Tenant Tenant Tenant Tenant

Modification / upgrade of power supply to distribution board

Tenant Landlord Tenant Tenant Tenant

Tenancy lighting and general purpose outlets installation and connection



ELECTRICAL (ctnd.)

DESCRIPTION WHO

DESIGNS WHO

CONSTRUCTS WHO PAYS

WHO OWNS

WHO MAINTAINS

Emergency and exit lighting within tenancy to suit codes & regulations


Electrical authorities inspection and connection

Tenant

HYDRAULICS / PLUMBING

DESCRIPTION WHO

DESIGNS WHO

CONSTRUCTS WHO PAYS

WHO OWNS

WHO MAINTAINS

Water supply to tenancy (including isolation valve)


Supply / distribution pipe work from isolation valve within tenancy – to suit Tenant’s design


Hot water unit Tenant Tenant Tenant Tenant Tenant

Sink/wash-basin (incl. faucet, hardware etc.)


Waste / condensate connections to extg. (landlord’s) identified waste points


New connections to buried / concealed waste pipes or modifications to extg. systems


Water sub-meter Tenant Tenant Tenant Tenant Tenant

Internal sanitary & waste disposal pipework to suit tenancy design



GAS SUPPLY (to selected tenancies)

DESCRIPTION WHO

DESIGNS WHO

CONSTRUCTS WHO PAYS

WHO OWNS

WHO MAINTAINS

Standard gas supply to tenancy


Modification / upgrade of standard gas supply to suit Tenant’s design


Distribution pipework from connection point within tenancy to suit Tenant’s design


Gas equipment as part of the tenancy design


Gas meter supply and install Landlord Landlord Tenant Landlord Landlord

Authority’s inspection and connection

Tenant

ADDITIONAL ITEMS

DESCRIPTION WHO

DESIGNS WHO

CONSTRUCTS WHO PAYS

WHO OWNS

WHO MAINTAINS

Landlord’s Architect, MEP consultant & Structural etc. consultant’s review of Tenant’s design (and design to suit tenancy design where applicable)

Tenant

Refrigeration condenser units and approved housings


Waterproofing membrane – for food tenancies


Authority’s submissions/fees/final inspection certificates etc.

Tenant

Permit submittal fees/inspection fees etc. including Tenant’s AOR/EOR/MEP EOR fees and costs


Trash removal by Landlord (during normal working hours only).

Tenant


4. Tenant Submission Requirements

4.1 TENANT INFORMATION

Details provided to all retail tenants shall include the following ‘information package’ of documents

as available;

1. Lease – to define the Tenant’s obligations.

2. Lease plan – to define the Tenant’s overall location within the retail center and dimensions

of their space in relationship with the Tenant’s Lease Line. It is to be clearly understood

that the Landlord does not in any way guarantee the accuracy of the information contained

within such drawings: the Tenant remains responsible for ensuring that the conditions on

site and site dimensions are verified and correctly reflected in the Tenant’s drawings

3. Retail Tenant Design Manual – This booklet together with the revisions to the criteria if

applicable.

4.2 TENANT DESIGN APPROVAL PROCESS

4. In accordance with the lease, all Tenants are required to supply complete architectural,

structural (if required) mechanical, electrical and plumbing and other as applicable

working drawings for all leasehold improvements.

5. The Tenant shall employ retail designers, professional architects, electrical, mechanical

and plumbing engineers etc., all subject to the Landlord’s approval, for the preparation of

drawings and specifications.

6. If the Tenant chooses to employ consultants other than the base building consultants for

its design work, the Landlord may, at their discretion, have such drawings checked by the

base building consultants in order to ensure compatibility with the base building’s design

and compatibility with its systems. The cost of this review will be charged to the Tenant.

7. The Tenant is obligated to provide a copy of this Retail Tenant Design Manual to the

appropriate design and construction personnel involved with the leasehold improvement

works. The Tenant must acknowledge that they have read and understood the terms of

this Retail Tenant Design Manual by signing the acknowledgement form found at the end

of this document and returning it to the Landlord.

8. After receiving the information package and prior to starting and design or documentation,

the Tenant and Tenant’s contractor(s) shall make a detailed inspection of the leased

premises. It is the Tenant’s complete responsibility to verify and confirm all dimensions,

clearances and existing conditions within the leased premises.

9. If there are any deviations from the Retail Tenant Design Manual, the Tenant shall submit

a written request for the Landlord’s review and approval prior to design/construction

works taking place in the tenancy.

10. Tenants and their architects are encouraged to design their storefronts exploring creative

uses of merchandising, lighting and signage. The interior of each store should be

consistent with the design concept or image created by the storefront. These design goals

can be accomplished through close attention to detail, use of high quality materials, good

craftsmanship and innovative design.

11. Changes made between the Landlord’s approved drawings and actual construction will

require the Landlord’s written approval. Such approved alterations shall be made at the

Tenant’s expense. The approved drawings must be kept at the job site at all times.


12. Construction shall proceed only after the Tenant has complied with all requirements.

13. All projects must comply with the current construction & environmental health laws and

regulations including but not limited to the current Bahamas Building Code, as well as

standards of construction quality outlined by the Landlord

14. Tenant’s consultants are to review the relevant sections of the lease for specifics regarding

architectural, electrical, mechanical and plumbing information etc.

4.3 PRELIMINARY SUBMISSION REQUIREMENTS (STEP 1)

The first submission to the Landlord should be made as soon as the Tenant’s architect has

completed preliminary drawings outlining the conceptual ideas for the store fit-out.

The preliminary submission will not be reviewed unless a total preliminary package

submission has been submitted.

The purpose of this phase is to acquaint the Landlord with the Tenant’s intentions and to

ensure compliance with the lease, lease plan, Retail Tenant Design Criteria and base

building installations before the final phase.

Drawings shall not exceed Arch D (24” x 36”) in size.

Preliminary drawings shall include 3 sets of prints, stapled into complete sets and up to

two (2) sample boards. These must be submitted to the Landlord as a total package as

follows:

1 Preliminary floor plans indicating interior design concept, equipment layout, fixtures and

fittings, all partitions, doors, shopfronts, existing structural columns, inter-tenancy walls

and gridlines.

2 Preliminary reflected ceiling plans indicating ceiling heights, materials, light fixture types

and locations, lighting load, air conditioning grille layout, equipment loads and all Tenant’s

and Landlord’s services.

3 Storefront elevations and sections. Locate all major elements indicate materials and

finishes, graphics and signage, lighting concept and changes to the shopfront etc proposed.

4 Preliminary interior elevations and sections showing approximate locations of fittings,

materials and proposed finishes, including forms of support/construction for each

wall/merchandising solution.

5 Details of proposed menu boards (F&B tenancies)

6 Up to two (2) sample boards displaying fully and accurately samples of all public-facing

finish materials and colors to be used, cross referenced to the drawings. No plans will be

reviewed without a sample board.

7 Graphic/3-d perspective/rendering/ illustration of the storefront and/or interior space to

illustrate the display concept/signage/merchandising concept.

8 Schematic services plans showing electrical, mechanical and plumbing services distribution

etc.

9 Structural work plan with the dimensioned locations of all floor penetrations, floor chases

and abnormal floor loadings e.g. safes or other heavy objects to be placed in the tenancy.

Note additional fees may be payable for structural reviews.

10 Preliminary construction/fit-out timetable (schedule) showing key milestones/handover

dates/anticipated inspections required and anticipated opening dates.


4.4 FINAL SUBMISSION REQUIREMENTS (STEP 2)

Final review drawings shall incorporate the required changes from submission #1, be of

construction quality and include four (4) sets of the following minimum information (this must be

submitted as a total package to the Landlord and not in piece-meal fashion). The Landlord will not

review partial submissions. Drawings should be submitted digitally in PDF and Autocad.

The Landlord reserves the right to alter any section of the Retail Tenant Design Criteria

without notice, which may require a further submission by the Tenant.

Drawings will be reviewed by the Landlord for compatibility with the overall building,

comments and/or approval will be marked on one (1) set of drawings or in a letter

addressed to the Tenant (and/or his agents). Handwritten notes and changes marked on

the submission by the Landlord must be complied with as they constitute conditions of the

approval. The Tenant is to resubmit revisions, to suit the approval conditions within 10

working days. Such comments must be distributed to the Tenant’s architect, structural

and electrical, mechanical and plumbing consultants as required.

All plans sections and details should clearly indicate the relationship between the Tenants

Lease Line and wall(s) and the design elements etc. All plans, sections and details should

clearly indicate the relationship between the Landlord’s base building and the Tenant’s fit-

out.

Plans shall show base building grid lines, scale, architect (or consultant’s) name and

address, date of issue and revision number (and clouded revision as applicable).

For the purposes of this manual, the drawings approved by the Landlord shall be called

‘approved drawings’. Any revisions made to the approved drawings by the Tenant must be

clearly marked and re-submitted to the Landlord for further approval.

The Landlord will require a minimum of ten (10) working drawings to review the Tenant’s

design submittal.

The review will begin upon receipt of the complete design package as listed above.

It is the Tenant’s responsibility to submit approved drawings to the relevant regulatory

bodies and other authorities as required.

The Tenant is to make application for service utilities where applicable e.g. telephone, data,

gas, trade and industrial waste etc.

The Tenant should also make appropriate enquiries and/or applications for other special

authority approvals if a requirement under their tenancy; examples of these include liquor

license, pressure vessels etc.

Architectural

Two (2) sample boards to accompany the drawings described above (plus specifications) and

including but not limited to;

1 Key plan showing the location of the premises

2 Demolition plans

3 Final floor plans. Storefront location and configuration (including Tenant’s Lease Line

location). Locate partitions, fixtures, shelving, racks, counters, and signs by dimension

and/or location. Specify all materials, colors and finishes. Indicate any services to be

installed that require cutting into the floor slab etc. Details of mechanical, electrical and

plumbing requirements.


4 Final fixture plan and final details, including sections, elevations and finishes for all store

fixtures and equipment etc.

5 Final storefront elevation and sections showing the storefront relationship with the

Tenant’s Lease Line and the Landlord’s construction elements. Drawings must indicate

sizes of any new door openings, construction details, type and direction of opening. The

Tenant should submit a complete storefront elevation in full color, including signage,

detail sections through floor track assemblies for sliding doors etc. Indicate the method of

connection to ceilings, blocking and/or framing members. Specify all storefront finishes,

materials and colors.

6 Final details of storefront signs; elevation and sections, letter size and size of all graphics

etc. Provide detailed dimensions of location on bulkhead and lighting requirements; all

colors and materials, methods and colors of illumination and wattage requirements,

complete mounting details and means of access (if required).

7 Final menu boards (for F&B tenancies) indicating all materials and graphics shall be

submitted for the Landlord’s approval.

8 Two (2) complete sample boards – if samples are different from those submitted with the

preliminary drawings. Color and material samples must be firmly affixed to the

illustration board and be labelled complete with relevant fire ratings where applicable. All

samples shall be cross referenced to the plans as part of the submission package. No plans

will be approved without a sample board.

9 Reflected ceiling/lighting plan, indicating ceiling materials and suspension system, various

heights, location of all light fixtures , their manufactures name and catalogue cut sheet

sheets, lamps to be used and mounting details (recessed/surface etc.). General pattern,

grilles, diffusers, speakers, sprinkler heads, coves, recesses and access panels. Specify

ceiling material by name, thickness and color as well as fire rating if required by code.

10 Interior elevations – specify wall and fixture finishes; indicate colors and materials counter

referenced to the sample board.

11 Interior details and sections, sufficient for construction – details showing method of

connecting, blocking, framing and mounting of the store fixtures and signs etc.

12 Interior finish/decoration schedule.

13 Merchandising proposal – details of any display and merchandising freestanding displays.

Mechanical

1 H.V.A.C layout – plans and specifications complete with detailed ductwork layout, showing

duct sizes, location of equipment, dampers, grilles, diffusers, thermostats, access doors and

other equipment. If required air quantities required at each diffuser.

2 Plumbing layout – plans and specification indicating all equipment, piping runs for drains,

vents and water supply. The location of valves, clean-outs, grease traps and other special

or specific requirements to suit the Tenant’s deign. Indicate the location of water and gas

meters.

3 Sprinkler layout – a dimensioned layout of the sprinkler piping and size indicating all

sprinkler heads, new and relocated.


Electrical

1 Demolition drawing showing alterations required to Landlord’s base building.

2 Electrical plan – plans and specifications showing sizes and locations of transformer (if

required), panel location, wiring and circuit diagram. Panel schedule indicating the total

connected load, and demand check meter. An electrical equipment and fixtures list

indicating wattage of each item (i.e. total connected load). Wiring schematic diagram

showing distribution to all equipment and indicating load generated by this equipment.

3 Reflected ceiling plan – locate light fixtures, including night, emergency and exit light

fixtures. Specify size, wattage, type and mounting (recessed or surface). Locate all fire

services devices including speakers/horn strobes, pull stations, smoke detectors, heat

detector and sprinklers.

Structural

1 Tenants shall provide the Landlord with any additional structural loads imposed on the

building which includes but is not limited to any floor penetrations, sizes and weights of

equipment etc. for Landlord’s approval. Tenant will be back-charged for engineering

services that require investigation of loads in excess of the Tenant’s allowable loads as

described on the detailed tenancy drawings.

4.5 FINAL REVIEW AND APPROVALPROCESS (STEP 3)

1 Tenant shall resubmit required documentation to the Landlord until approved. Upon

receipt of all relevant documentation, the Tenant will receive formal notification from the

Landlord of approval.

2 The Tenant should be aware that any changes to the approved drawings could incur

further costs payable to the Tenant for the Landlord’s works, modifications and design

review fees.

3 It is the Tenant’s responsibility to ensure all works are carried out in accordance with the

lease, lease plans and Retail Tenant Design Criteria and the ‘stamped’ approved final design

submission. Any changes made to the approved final design without the Landlord’s prior

approval may result in the removal and/or demolition of the unapproved elements (at the

cost of the Tenant).


5. Construction Documentation

5.1 COMMENCEMENT OF TENANT CONSTRUCTION

The Tenant is required to engage its own contractors for the purpose of carrying out leasehold

improvement work. The Tenant must carry out all construction work in strict accordance with the

approved drawings. Likewise, the Tenant’s design and construction work must comply with all

applicable codes, laws and regulations.

It is the Tenant’s responsibility to ensure that its contractor(s) observe and comply with all

applicable construction safety regulations including, but not limited to those imposed by the

Landlord’s base building and national induction requirements. All Tenant’s contractors and

representatives will be required to attend and comply with a site safety induction course hosted by

the Landlord prior to being given permission to access the work site.

The Tenant shall engage, at their own expense, the Landlord’s pre-approved contractors for any

mechanical, electrical, sprinkler, fire alarm, controls and balancing modifications or additions to

the base building systems.

The Landlord reserves the right to approve the Tenant’s contractors, sub-contractors and

consultants.

Construction may proceed only after the Tenant has complied with the following;

1 The Tenant’s lease for the premises has been executed.

2 The Tenant has provided acceptable evidence of insurance(s) per the lease.

3 The Tenant can demonstrate compliance with site rules further to attendance of the

Health & Safety induction course.

4 Where applicable, the Tenant must provide a builder’s bond to the Landlord for

retention during the period of construction to cover the cost of any damage to the base

building, site or services caused by the Tenant’s contractor(s) or sub-contractors.

5 The Landlord shall issue verbal or written notice to the Tenant advising that all

conditions pre-requisite to the commencement of work are compliant to the

satisfaction of the Landlord.

Construction may proceed only after the Tenant or Tenant Contractor has complied with the

following;

1 Provided development applications, building permit(s), building licenses and a hard

copy of the submitted application drawings etc. to the Landlord.

2 Obtained permission(s) for certain works on site including;

(a) Fire impairment – a minimum of 72 hours advanced notice is required by the Landlord in

advance of any work on the emergency or fire protection services that involves isolation or

disruption of the system, in order to attain the necessary insurance approvals. Shutdown

of the services overnight or for periods in excess of 24 hours will only be permitted at the

Landlord’s discretion. Tenant will need to appoint a static guard to supervise in lieu of the

fire protection/monitoring systems should he be unable to reinstate them within 24 hours.


(b) Shutdown of central building systems, such as electrical switchboards and/or risers or air

conditioning systems. Supervision may also be required during such shutdowns, in which

case all costs will be borne by the Tenant. All shutdowns will only be permitted when

adequate notice has been provided and will be strictly controlled and coordinated so as to

avoid disruption to other Tenants etc.

3 Made available at the leased premises, a set of prints of Landlord approved drawings

for the duration of the construction period

4 Provided acceptable evidence of public liability and workers compensation insurances

for self and all sub-contractors to the Landlord, to the values noted in the contract

agreement, noting the Landlord as additional insured.

5 Submitted a detailed timetable (schedule) of work.

6 Provide evidence to the Landlord for who is the Lead Contractor (and his site

representative’s contacts).

7 Provide a list of sub-contractors contacts.

8 Provide a list of contacts for after hour emergency use.

9 Submitted building access documents as required. A work request form is used to

control and coordinate access to the building while maintaining security and safe

working conditions. Contact the Landlord’s office to obtain a work request form. If

access is required to another Tenant’s premises, a separate work request form will need

to be submitted.

10 The Landlord reserves the right to reasonably refuse access to the building to any

contractor (or their representatives) at their discretion.

11 Completion of safety induction and introduction to site specific rules must be arranged

via the Landlord. No work on site is to commence until requisite personnel have

commenced site induction. Contractors (and their representatives) should familiarize

themselves with emergency evacuation procedures and the hazardous materials

registry for the base building. The Tenant contractor(s) should prepare a hurricane

preparedness plan in conjunction with the Landlord’s base building plan.

12 Prior to the start of Tenant construction, the Landlord will determine and advise

regarding any valves that need to be shut off and identify the locations for any tie-ins.

Running plumbing pipes/hydraulic lines through the base building’s electrical rooms

will not be permitted by the Landlord. The Landlord must perform all base building

shut-off and tie-in work at the Tenant’s expense. Fire and other plumbing

pipes/hydraulic lines and services should be located close to the underside of the

structural beams and should occupy a discrete zone from which their horizontal

distribution does not stray either above or below.

5.2 PROCEDURES DURING CONSTRUCTION

The contractor is to submit to the Landlord during construction;

(a) Copies of site meeting minutes

(b) Copies of all contemplated changes to the Tenant’s work at time of issuance to the

Tenant’s contractors.

(c) Copies of all site visit reports by the tenant’s consultants.

(d) Copies of all site reports from authorities having jurisdiction.


The Tenant’s work set out below shall be performed at the expense of the Tenant and as

approved by the Landlord;

(a) All approved modifications or connections to the building systems, including any and all

work outside the Tenant’s premises, i.e. the base building cooling, ventilation, exhaust,

controls, electrical distribution and life safety systems as installed by the Landlord.

(b) The provision of additional capacity such as electrical, telephone, air conditioning, air

handling etc.

(c) Blanking off of any air intake exhaust during Tenant’s construction to prevent construction

dust from entering base building systems.

(d) Installation of approved modifications to the fire detection and emergency warning

intercommunications system.

(e) Patching of base building fireproofing

(f) Any Tenant work which could affect the structural component(s) of the building.

(g) Any drilling, cutting, coring and patching for conduit, pipe sleeves, chases, duct equipment

or openings in the floors, walls, columns or roofs of the building as reviewed by the

structural consultant and approved by the Landlord. Floor by floor fore compartment

rating must be maintained at all times with recertification carried out as required at the

Tenant’s cost.

(h) Installation of any mechanical attachments or other fasteners to the exterior façade.

(i) Any power, gas or other consumable items used by the Tenant and his contractor(s) during

construction shall be payable by the Tenant. The Tenant shall ensure that all switching

and circuitry are wired back to the sub-meter allocated or provided by the Tenant.

The Tenant’s contractor must provide access to the tenancy during fit-out for inspections

as required;

(a) The Landlord and their consultants shall have unlimited access to the Tenant’s premises

for the purpose of inspecting the Tenant work in progress. The Landlord and their

consultants may note deficiencies in the Tenant work, which shall be corrected by the

Tenant immediately.

(b) After completion of the Tenant work an inspection shall be made by the Landlord with the

Tenant. Deficiencies noted by the Landlord regarding Tenant work will need to be

corrected prior to the removal of any hoarding or fencing/enclosure etc. Any damages

caused by the Tenant’s contractor(s) to adjacent areas in the execution of the Tenant work

shall be repaired at the Tenant’s expense.

General Rules

(a) All works inclusive of material storage must be contained within the tenancy space with

the Tenant being solely responsible for the provision of security to that space. Materials

and equipment may only be stored elsewhere on site in exceptional circumstances and

with the prior written approval of the Landlord and in areas designated by the Landlord.

The Tenant’s contractor is responsible for ensuring that the tenancy construction site, as

well as adjacent areas is kept clean, tidy and safe in a proper workmanlike manner. If the

Tenant’s contractor fails to do this, the Landlord will arrange to have the area cleaned and

the Tenant will be liable for the costs. The Tenant’s contractor is responsible to supply

their own bin/dumpsters and to ensure the regular removal of all garbage and trash from

their worksite.


(b) The Tenant is responsible for the security of the tenancy. The Landlord will assist the

Tenant where possible to secure the premises. The Tenant must install locks on all doors

they wish to secure, with a spare key handed over to the Landlord for emergency access in

the event of a fire etc.

(c) No smoking is permitted in the building and/or worksite. All Tenants’ contractors are to

be attired properly with all personal protective equipment (PPE) required for the work they

are undertaking. The use of illegal substances, consumption of alcoholic beverages, use of

profane language, ear-buds and loud music etc. on the worksite are strictly prohibited.

Moreover the Tenant’s contractor must ensure that workers are not under the influence of

drugs or alcohol at any time while working. Violation will result in all work being stopped.

(d) Any deliveries to site must be coordinated through the Landlord and will only take place in

designated areas and at the times agreed prior to the delivery taking place. The Tenant will

be responsible for any traffic management costs that may be required as a result of their

movements. Should the Tenant’s delivery need to be relocated by the Landlord as a result

of the materials or goods being disruptive to the general site, then any costs incurred will

be charged to the Tenant. The Tenant is also responsible for obtaining any and all

approvals from the local authorities where loading or unloading is required from the street.

(e) The Tenant’s contractor is responsible for locating adequate off-site parking. Under no

circumstances are workers vehicles to congest the site, to block access or impede the site’s

loading facilities. Cars will be towed at the Owner’s or Tenant’s expense. Parking in the

loading/off-loading areas is strictly prohibited at all times and will be enforced by the

Landlord.

(f) Use of building facilities other than those designated by the Landlord is not permitted.

Under no circumstances are tools, brushes etc. to be cleaned in toilets, washbasins or sinks

located in the restrooms or tearoom areas.

(g) All finishes, fixtures and fittings shall be adequately protected against damage to the

satisfaction of the Landlord. Any such damage is to be made good immediately, at the cost

of the Tenant. Carpet or soft flooring in or adjacent working areas must be covered with

acceptable protective material to the approval of the Landlord, including lobbies and

corridors. The Landlord will take no responsibility for damaged carpet etc. and will

request that the Tenant pay for or undertake rectification works as required at their own

cost.

(h) Goods elevators – There will be no good elevators available for the Tenant’s contractor to

carry out works in any retail premises.

(i) Normal operating hours for the premises is between 8:00am to 7:00pm Monday to Friday

and 8:00am to 1:00pm on Saturday. The Landlord shall be advised of any noisy works

proposed so that the work can be coordinated so as not to disturb neighbors etc. If the

Landlord determines that any construction related noise is too loud or disruptive, the

Tenant’s contractor will be instructed to cease the activities immediately. The Tenant’s

contractor may perform any noisy, dusty or odorous work only after receipt of written

authorization from the Landlord.

Hoarding

(a) The Landlord may deem it necessary for the Tenant to hoard off portions of their work.

The hoarding is to be of a quality material and construction that presents in an

aesthetically pleasing manner – design subject to Landlord’s approval. Hoarding will be

installed at the Tenant’s expense.


(b) The hoarding will be positioned maximum 24” beyond the Tenant’s Lease Line, dust proof,

neat, built from drywall or good quality plywood, full height, taped, sanded and painted in

a neutral color. The Tenant’s contractor must install a signboard identifying themselves, as

well as the Permit application number.

(c) A key to the secured hoarding will need to be supplied to the Landlord to allow access to

the tenancy at all times (for emergency use) for the entire duration of the construction.

5.3 COMPLETION OF TENANT CONSTRUCTION

A defect inspection will be carried out by the Landlord or their representatives upon completion of

the tenant improvement works. The Tenant’s contractor should schedule the deficiency inspection

with the Landlord prior to the removal of the hoarding (by the Tenant’s contractor).

Upon completion of the construction the Tenant will submit the following closing documentation.

Prior to opening for business;

(a) Final engineers and architects inspection reports stating that the installations have been

completed I accordance with the contract documents and authorities having jurisdiction.

(b) Fire suppression system verification and testing certificate.

(c) Certified Building Certificate or Occupation Certificate relative to the local Building Code

and all relevant agencies.

(d) Consultant approved air testing and balancing report (where applicable).

(e) Exhaust hood balancing report (for F&B tenancies).

(f) Fire alarm system verification and testing certificate.

(g) Certification from electrician that all electrical panels have been tagged and tested.

(h) Verification of all required meter installations together with meter readings of the same.

(i) Fully stock and merchandise the tenancy and advise the Landlord for an inspection prior to

opening day.

(j) Proof of payment of government fees and/or registration fees where applicable.

(k) Payment of rent Landlord charges/fees etc. as required under the lease and the terms

outlined in the Retail Tenant Design Manual.

(l) Issue of the bank guarantee or other security requirements etc. as required under the lease.

(m) Removal of rubbish from the Tenant’s worksite and off-site – at the Tenant’s cost.

(n) A final clean must be performed for items including; all floor coverings, light fixtures and

lenses, all window frames, mullions, glass and window coverings, public areas adjacent to

the tenancy, diffusers, grilles and ceiling plenums etc.

Within 60 days of opening for business;

(a) Complete set of as-built drawings, both hard copy and Autocad and PDF soft copy versions.

(b) An executed statutory declaration from the Tenant and the Tenant’s contractor(s). The

declaration should state that all monies owing to their suppliers and sub-contractors have

been paid and that no liens have been registered against the Landlord’s property.

(c) Proof of maintenance agreements for the Tenant’s equipment.

(d) Operations and Maintenance manuals (O&M) Manuals complete with all contractor and

supplier information.

(e) Certificate of Substantial Completion from Designer(s).

(f) Sprinkler verification.


(g) Certificate of electrical safety.

(h) Commissioning certificate for plumbing equipment and installation.

(i) Fire alarm verification.

(j) Air balancing reports.

(k) Any other final inspection certificates and sign-off verifications for specialist Tenant

equipment (such as kitchen equipment etc).

- - end of document - -


5.4 TENANT AND CONTRACTOR’S ACKNOWLEDGMENT FORM

The undersigned and those acting for the undersigned have read the Retail Tenant

Design Criteria Manual governing construction and agree to abide by

requirements outlined in performance of the work required in the Tenant space.

Retail Tenancy

Name / Title

Address

Telephone

Accepted and agreed this day of

By:

Tenant

Accepted and agreed this day of

By:

Contractor

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