CONSTRUCTION VOLUME 3 OF 3
CONTRACTOR START-UP INFORMATION PACKAGE
75% DRAFT: 2018-0501
METROPOLIS AT METROTOWN INTRODUCTION
CONSTRUCTION - VOLUME 3 of the Tenant Information Package, will provide guidelines and construction rules & regulations to be followed during the construction of your store.
Refer to INSPIRATION - VOL 1 for design concept guidelines.
Refer to DETAILS - VOL 2 for additional property specific design criteria. TABLE OF CONTENTS
1 GENERAL INFORMATION 5 3.11 FOOD, BEVERAGES, AND ENTERTAINMENT 15 3.12 SMOKE FREE ENVIRONMENT 15 1.1 SITE LOCATION 6 3.13 ENVIRONMENTAL POLICY & WORK INSTRUCTIONS 15 1.2 SHOPPING CENTRE BUSINESS HOURS 7 3.14 WASTE MANAGEMENT & REDUCTION 15 1.3 DEFINITIONS 8
4 TENANT CONSTRUCTION 17 2 CERTIFICATES, PERMITS & APPROVALS 11 4.1 HOARDING 18 2.1 START UP REQUIREMENTS 11 4.2 DISPLAY / ADVERTISEMENT (GENERAL CONTRACTOR AND SUBCONTRACTORS) 18 2.2 PERMITS / LICENSES 12 4.3 DUST CONTROL AND BARRIERS 18 2.3 INSPECTIONS 12 4.4 DISTURBANCE / DISRUPTION 19 2.4 UTILITIES 12 4.5 DEMOLITION 19 2.5 LABOUR 12 4.6 REPAIR, MAINTENANCE, ALTERATIONS, AND IMPROVEMENTS 19 2.6 INSURANCE 12 4.7 TENANT CONTRACTOR DESIGNATED WASHROOMS 19
3 SAFETY & SITE INFORMATION 13 4.8 CONSTRUCTION WASTE REMOVAL 19
3.1 SAFETY & LABOUR 13 4.9 RESPONSIBLE CONSTRUCTION WASTE MANAGEMENT 20
3.2 HOURS OF WORK 13 4.10 DE-CRATING FACILITIES 20
3.3 OFFENCES 13 4.11 COMMON AREA CLEAN UP 20
3.4 HEAVY ARTICLES AND OVERLOADING SERVICES 14 4.12 OBSTRUCTIONS 20
3.5 SECURITY 14 4.13 DRILLING / CUTTING / CORING 20
3.6 PERSONAL USE OF PREMISES 14 4.14 HVAC EQUIPMENT 21
3.7 PARKING 14 4.15 SPRINKLER SYSTEM/LIFE SAFETY 21
3.8 DOCK MASTER, DELIVERIES, ACCESS TO LEASE PREMISES AND TO SITE. 14 4.16 TELECOM INSTALLATION 21
3.9 ANIMALS, BICYCLES, SHOPPING CARTS 15 4.17 FIRE SEPARATIONS 21
3.10 SOLICITATIONS 15 4.18 MALL FLOORING & TILE WORK ON DEMISING WALLS 21
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 3 TABLE OF CONTENTS (CONTINUED)
4.19 FIRE ALARM 21 6.3.1 CONTRACTOR CONTACT FORM 34
4.20 MUSIC SHUNT 22 6.3.2 GC RULES SUMMARY SHEET 34 6.3.3 X-RAY CORING PROCEDURE SUMMARY 35 4.21 ACCESS TO BASE BUILDING ELEMENTS 22 6.3.4 HOARDING REQUIREMENTS 35 4.22 HOT WORK REQUIREMENTS 22 6.3.5 FOOD HALL RENOVATION CHECKLIST 36 4.23 DAMAGE TO PROPERTY 22 6.3.6 SUSTAINABLE DESIGN CHECKLIST 37
4.24 ROOF WORK 22
4.25 BASE BUILDING/LL SUPPLIED M/E EQUIPMENT 22
4.26 DANGEROUS OR HAZARDOUS ACTIVITIES 22
4.26 PROPER CONDUCT 22
5 PROJECT CLOSE OUT 23
6 APPENDICES 25
6.1 PROJECT CONTACTS 25 6.1.1 LANDLORD CONTACTS 25 6.1.2 LOCAL CIVIC & PERMIT 26 6.1.3 LOCAL UTILITIES 26 6.1.4 REQUIRED - LANDLORD CONSULTANTS & CONTRACTORS 27 6.1.5 RECOMMENDED CONSULTANTS 27
6.2 SITE PLANS 29 6.2.1 SITE PLAN 29 6.2.2 PLAN - LOWER LEVEL 30 6.2.3 PLAN - UPPER LEVEL 31 6.2.4 LOADING DOCK & DELIVERY MAP 32
6.3 PROPERTY SPECIFIC - FORMS & INFORMATION 33
4 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 1 GENERAL INFORMATION
WELCOME TO Metropolis Shopping Centre
This “Contractor Start-Up Package” was developed to provide you with site specific information you require while completing construction for your project. Please read through this information carefully as you are required to “sign off” stating that you have read and understand all the information contained in this document. There are certain aspects of this project that must be completed by a Landlord approved contractor(s). Failure to adhere to the requirements of this document will result in the immediate shut down of the project and removal of all personnel from property.
Note: Any reference to the terms “Tenant, Landlord, Premises, and/or Business Hours shall be as they appear in the Lease of Retail Space/Lease of Office Space (the “lease”) between the Tenant and the Landlord.
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 5 1.1 SITE LOCATION
PROPERTY ADDRESS: Ideally situated in the Greater Vancouver 4700 Kingsway Regional District, Metropolis at Metrotown Burnaby, British Columbia V5H 4N2 is the largest shopping and entertainment Canada complex in BC and the second largest Tel: (604) 438-4700 in Western Canada. The centre is a retail powerhouse in its trade area, boasting a large storefront design criteria state-of-the-art food court, an unparalleled [email protected] design criteria www.metropolisatmetrotown.com mix of anchors and almost 400 quality brand name stores. This dynamic retail destination LeGAL DeSCrIPtIon benefits from high annual traffic of 29 million, LeGAL DeSCrIPtIon Vancouver’s Skytrain access and an abundance FORfor 4700 4700 Kingsway: KINGSWAY NELsON AVENUE for 4700 Kingsway: of free parking. NELsON AVENUE Municipality of Burnaby kiNgswAy ParcelMunicipality 3 of Burnaby kiNgswAy eParcelxcept: 3 Airspace Parcel 1 Plan 79744 andexcept: Airspace Airspace Parcel Parcel 2 Plan 1 Plan 87288 79744 Districtand Airspace Lot 153 Parcel 2 Plan 87288 GroupDistrict 1Lot 153 4820 KINGSWAY nGroupew w 1estminster District 4820 KINGSWAY rneferenceew westminster Plan 79648 District reference Plan 79648 storefront design criteria for 4800 & 4820 Kingsway: LeGAL DeSCrIPtIon for 4700 Kingsway: NELsON AVENUE FORfor 4800 4800 & & 48204820 Kingsway:KINGSWAY Municipality of Burnaby Description of Land: kiNgswAy Parcel 3 except: Airspace Parcel 1 Plan 79744 ParcelDescription Identifier: of Land: 013-281-011 and Airspace Parcel 2 Plan 87288 District Lot 153 Parcel Identifier: 013-281-011 Group 1 4700 KINGSWAY Lot 2 except: Part subdivided by plan 4820 KINGSWAY new westminster District 4700 KINGSWAY reference Plan 79648 80588,Lot 2 except: District Part lots subdivided 32, 152 and by 153plan for 4800 & 4820 Kingsway: Description of Land: 80588, District lots 32, 152 and 153 Parcel Identifier: 013-281-011 Group 1 new westminster District 4700 KINGSWAY Lot 2 except: Part subdivided by plan BENNETT sTREET 80588, District lots 32, 152 and 153 Group 1 new westminster District Group 1 new westminster District Plan 80573 BENNETT sTREET BENNETT sTREET Plan 80573 Plan 80573 AVENUE OR BON s 4800 KINGSWAY
OR AVENUE CENTRAL BOULEVARD ADDreSS PLAn
OR AVENUE june 2007 • page 3 BON s
BON s 6 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 4800 KINGSWAY 4800 KINGSWAY
CENTRAL BOULEVARD ADDreSS PLAn CENTRAL BOULEVARD ADDreSS PLAn june 2007 • page 3 june 2007 • page 3 1.2 SHOPPING CENTRE BUSINESS HOURS
Monday thru Saturday 10:00am - 9:00pm Sunday 11:00am - 7:00pm
All access outside of the business hours must be approved by the Landlord and arranged with Security.
AREA MAP
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 7 1.3 DEFINITIONS AUTHORITY HAVING JURISDICTION (A.H.J.) This term shall include and be interchangeable with the following: For the purposes of this manual, the following terms have been defined: Ivanhoé Cambridge Inc. LANDLORD Hydro, Telecom, Gas provider applicable to the province or municipality The party authorized to execute the leasing agreement (s) as Landlord, including their successors Building Code applicable to the province or municipality and assigns; and where the context permits, Landlord will also include all the officers, directors, Health/food safety employees, agents and contractors of Landlord, as well as any person under the Landlord’s exclusive Any governing authority having jurisdiction control. TENANT OUTLINE DRAWING (TOD) TENANT An electronic drawing that incorporates all of the base building information from architectural, The person or persons signing the lease as Tenant. Where the context permits, Tenant will also include structural, mechanical and electrical construction drawings as it relates to the Tenant’s specific unit or all the Tenant’s servants, employees, agents and contractors, as well as any person under the Tenant’s Premises including any storefront details, for the Tenant’s (and their professionals’) use in preparing control. their store fit-out drawings. TOD will be provided in electronic (PDF) format only. In some cases the Tenant is taking over existing spaces, and there may not be TOD drawings available; Tenants may be EXHIBIT C provided with previous Tenant’s drawings. Shall refer to the Exhibit C of the Tenant’s Executed Lease. PREMISES TENANT INFORMATION PACKAGE (TIP) The Premises are the leased area occupied by a Tenant in a shopping centre for commercial purposes. The Tenant Information Package provides project design and construction criteria and consists of If Premises are self-enclosed, the boundaries shall extend to the exterior face of all exterior walls, three volumes: doors and windows, or those separating the Premises from Common Area and Facilities, the centre line of all interior walls separating the leased area from the adjoining leasable premises; and from VOL 1: DESIGN INSPIRATION the top surface of the structural sub-floor to the underside of the roof or any structural floor slab Design Approach immediately above the Premise’s ceiling. If the Premises are open to the Shopping Centre’s ceiling, VOL 2: DESIGN DETAILS the Premises’ limits will extend from the top surface of the structural sub-floor to the upper part of the Property Specific Premises’ permanent structure. VOL 3: CONSTRUCTION STOREFRONT Contractor Start-Up Information Shall mean the separation between the Leased Premises and Common Area, and shall include, at a REVIEWED DRAWINGS minimum: glazing, entry elements, doors, grilles, bracing and supports, depressions and any walls Tenant store working and construction drawings as reviewed by Landlord, bearing the Landlord’s between the Leased Premises and the Common Area as reviewed and approved by Landlord and reviewed stamp. A set of reviewed drawings must remain on site at all times. installed in accordance with the terms of Exhibit C.
FIXTURING PERIOD LEASE LINE This term is synonymous with Finishing Period in accordance with the Tenant’s Lease. The line that determines the boundaries of the leasable area. To locate this line, refer to plans and details on the Lease Outline Drawings (LOD.)
8 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS DEMISING WALL PROJECTED STOREFRONT (POP-OUT) The wall separating tenant premises from each other and ending in a demising cap (if applicable). This Storefront that goes beyond the imaginary limit defined by the two demising caps. When permitted, wall may extend to the underside of the upper slab or floor, or the underside of the roof. Under no the projected storefronts must be within lease line boundaries. circumstances may the Tenant alter the demising wall without Landlord’s prior written approval. CONTROL ZONE DEMISING CAP An interior zone of leased space between the lease line and/or the physical storefront and a distance Finishes and details of the pilaster that separates two Premises. Each Tenant’s Premises is framed by set by the Landlord no less than 6’-0” in from the lease line. two pilasters. The Tenant’s finishes must extend all the way to the demising cap. Any display element or area that forms part of the storefront display is also considered to be in the CLOSURE LINE Control Zone. This zone forms part of the Tenant storefront experience and must be treated with an elevated attention to detail and quality. The Landlord reserves the right to review all aspects of the Shall mean the line where the Tenant’s storefront meets the Landlord’s Common Area floor when the Tenant’s layout and facilities and finishes in this zone. storefront security grille is closed, as viewed from the mall. SUSTAINABILITY BASE BUILDING STRUCTURE (BBS) Tenants are encouraged to design, build and operate spaces that improve and support the The Base Building Structure is the building envelope and any construction, system or element sustainability of this Shopping Centre. All tenants should consider design strategies and systems that supplied by the Landlord. The Tenant cannot alter elements of the BBS without obtaining prior written limit the impact of their energy and water use, and reduce the amount of waste they generate. For approval from the Landlord. additional information on sustainability initiatives of this Shopping Centre, please refer to VOL 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA Section 3.9 for additional detail.
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 9 10 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 2 CERTIFICATES, PERMITS & APPROVALS
2.1 START UP REQUIREMENTS
The following are required prior to the 6. Current WCB or Workers Safety & Insurance commencement of work: Bond (W.S.I.B. Clearance Certificate)
1. Pre-Construction meeting must be 7. The work schedule with start and scheduled with the Landlord’s designated completion dates. representative to review Shopping Centre procedures, rules and regulations and any 8. The list of subcontractors including logistical items such as security, delivery, pertinent information, such as specialty, trash removal, etc. project manager’s name, telephone, cellular numbers. 2. Building Permit 9. All required plans (as approved by Ivanhoe 3. Sign Permit (if required) Cambridge).
4. A copy of the general contractor’s license or 10. Copy of the CSST registration application contractor-owner’s license. for the construction site, if applicable.
5. Confirmation and proof of the following 11. Copy of the municipal construction permit insurance policies: or a proof of permit application form.
a) Commercial general liability insurance with respect to the construction, in an amount of not less than $5,000,000 as per the property and as required by the Lease provisions with mention of
Ivanhoe Cambridge Inc., Ivanhoe Cambridge I Inc., Ivanhoe Cambridge II Inc.
b) Builder’s Risk” property insurance covering all permanent construction and temporary work, for not less than the total contract price of Tenant’s Work.
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 11 2.2 PERMITS / LICENSES 2.5 LABOUR
Tenant or Tenant’s forces are responsible for all permits and licenses required to complete the work of All items of work undertaken by the Tenant will be performed by competent workmen whose Labour this project. union affiliations are compatible with those of others employed by the Landlord and its Contractors and sub contractors. Any work being performed by the Tenant must have a Site Supervisor present An Occupancy Permit may be granted by the City or Town upon satisfactory completion of their during any construction work. Supervisor must provide a 24 hour contact phone number to the mall requirements. Operations Manager. 2.3 INSPECTIONS 2.6 INSURANCE
Tenant or Tenant’s forces are responsible for arranging for timely inspection as required by authorities Tenant shall be required to maintain and/or cause their contractor(s) to maintain, at their sole cost, having jurisdiction. throughout the period of Tenant’s Work, the following insurance:
1. Comprehensive General Liability insurance with respect to the construction, in an amount of not 2.4 UTILITIES less than $5,000,000 for any one injury to or death of one or more persons and loss or damage to the property of others in or about the Premises. Such insurance shall show Landlord, Landlord’s Work shall not commence until all required utilities are transferred into the Tenants name. mortgagees, and any persons, firms or corporations designated by Landlord, if any, as additional named insured. Such policy shall contain a severability of interest and a cross liability clause and shall For new Electrical Services: be primary and not call into contribution any other insurance available to Landlord. a. The base building service (to the transformer) was installed by Comstock and has been inspected 2. Builder’s Risk property insurance covering all permanent construction and temporary work against by ESA. all risks of physical loss or damage, for not less than the total contract price of Tenant’s Work. b. Your electrical sub-contractor has to pull his electrical permit for his portion of the work 3. The additional Named Insured for the Shopping Centre are on the Insurance Certificate: (secondary side of the transformer, panels and distribution. Ivanhoe Cambridge Inc., c. Call ESA for and inspection of his work. Ivanhoe Cambridge I Inc., d. ESA will release the service installation to Burlington Hydro. Ivanhoe Cambridge II Inc.
e. The Tenant must also contract Burlington Hydro and set-up account and pay any required deposit.
f. Once Burlington Hydro has ALL the account information in hand AND the connect notice from ESA,they will arrange to install the meter and energize the service.
12 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 3 SAFETY & SITE INFORMATION
3.1 SAFETY & LABOUR
The Tenant is responsible for ensuring that his contractors take all necessary safety precautions to protect the public and construction workers and that they meet all safety requirements established by the competent authorities. From time to time, the Landlord or his general contractor may issue a safety notice to the Tenant’s contractors, and they must adhere to it completely. All work shall be governed by the CSST, and the Tenant’s contractor must follow these rules in collaboration with the on-site Landlord’s representative (Operations Manager).
Fire extinguisher, first aid kit, and eye wash station and spill kits (if required) must be available and maintained on site.
No accumulation of hazardous materials is allowed on site for more than 90 days. Hazardous materials must be properly disposed on shelving, away from drains and with secondary containment where required. The disposal of hazardous waste must be manifested. 3.2 HOURS OF WORK
Work may take place during mall hours providing there is no disturbance or disruption to other tenants or shoppers. Landlord will determine when work during mall hours is no longer acceptable. After hours work is acceptable with the prior written approval from the Landlord and prearrangements for security costs. Any after hours or additional security will be at tenants expense. 3.3 OFFENCES
The following offences will result in fines and/or chargebacks for the costs incurred as a result of violating such offences as well as ejection from the Project site. All costs incurred will include an administration fee of 15%. Any actions that are in contravention of the National Fire Code, Provincial Fire & Building Codes, Life Safety Code, Provincial Health and Safety Act or any other applicable legislation or regulations as determined by Ivanhoe Cambridge will result in fines. All fines will be at the discretion of Ivanhoe Cambridge Management.
a. Causing a fire.
b. Open flame work without a hot work permit and 10 pound extinguisher.
c. Deliberate disconnection of the fire alarm system without authorization.
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 13 d. Activation of fire alarms. 3.5 SECURITY e. Leaving the building with fire alarm system disabled. Store security and insurance during store construction are the responsibility of the Tenant or the f. Obstructions of any fire equipment (pull stations, hose stations, sprinkler heads, and smoke Tenant’s forces. Tenant will provide security for the mall when access is required after hours. If access heads). is required to adjacent stores, Tenant must notify Landlord 48 hours in advance. Tenant will provide security as required to adjacent stores if access is required after hours. Landlord may from time to g. All combustible gas cylinders when not in use must be properly secured by a metal chain to time adopt appropriate systems and procedures for the security or safety of the Shopping Centre, prevent it from tipping /falling over. any persons occupying, using or entering the same, or any equipment, finishing’s or contents thereof. Tenant will comply with Landlord’s reasonable requirements relative thereto. h. Storage of combustibles in general service areas. i. Unsafe build-up of garbage. 3.6 PERSONAL USE OF PREMISES j. “Wedging open” or obstructing any stairwell/fire door or obstructing any mean of egress. The premises will not be used or permitted to be used for residential, lodging or sleeping purposes or k. Smoking inside of buildings or in areas designated as non-smoking. for the storage of personal effects or property not required for business purposes.
l. Storage equipment and tools in service areas and rooms without written permission. 3.7 PARKING m. Non-proper dust control extending beyond Premises. Parking is provided for the Tenant’s forces in areas as designated by the Landlord. Trucks and heavy n. Welding, sawing and/or cutting in shipping and receiving area. equipment must use traffic routes and parking areas designated by the Landlord for these purposes. o. Any damage to property caused by contractor, repaired by Landlord. Parking is not permitted in the service court of the Mall. p. Cluttering a public corridor or access & egress points with garbage and/or material. 3.8 DOCK MASTER, DELIVERIES, ACCESS TO LEASE 3.4 HEAVY ARTICLES AND OVERLOADING SERVICES PREMISES AND TO SITE. Tenant Contractors will be required to contact the Mall Management’s Security a MINIMUM OF 48 Tenant will not place in or move about the Premises, without Landlord’s prior written consent, any HOURS IN ADVANCE of a delivery to book the dock and the time they want to dock. Any bookings unsafe or other heavy article, which in Landlord’s reasonable opinion may damage the Shopping with less than 48 hours notice will be put on a wait list and will only have access to the dock once all Centre. Landlord may designate the location of any heavy articles in the Premises. Tenant will not other pre-booked deliveries are finished. All delivery drivers are subject to site safety requirements overload any utility or service in or serving the Premises or any part of the Shopping Centre. (PPE).
Please reference the Mall Site Plan for the dock closest to you.
14 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS When making deliveries, enter at the Tenant’s rear designated entrance, unload and promptly remove 3.11 FOOD, BEVERAGES, AND ENTERTAINMENT your vehicle. Any unloading that requires more than 15 minutes is to be pre-arranged with the Management/Operations Staff. Tenants having rear service doors shall use it for all access to the unit. Only persons approved from time to time by Landlord may prepare, solicit order for, sell, serve or Tenants having no alternative access other than from the Mall shall use routes of access as designated distribute food or beverages in the Shopping Centre, or use the corridors or Common Areas and by the Landlord. Oversized objects may be delivered to the premises only via mall routes similarly Facilities for any such purposes. Except with Landlord’s prior written consent and in accordance designated. with arrangements approved in writing by Landlord, Tenant will not permit on the Premises the Deliveries through customer main entrances are not permitted. use of equipment for dispensing food or beverages or for the preparation, solicitation of orders for sale, serving or distribution of food or beverages or for the selling or providing of any form of All materials delivered through the Mall are to be between the hours of 10:00 p.m. and 9:00 a.m. entertainment, including vending machines or other machines operated by coin or other devices. Construction related deliveries are not permitted through the common areas of the mall during mall business hours. 3.12 SMOKE FREE ENVIRONMENT Dropping off trailers, sea cans or skids on the Property is prohibited and will result in the item being immediately removed and impounded. All fees associated with its removal will be charged back to Smoking is not permitted anywhere in the mall. This includes the Tenant space. If evidence of smoking the Tenant and will include a 15% Administration Fee. is found on site, work will be stopped and worker will be removed from the property. The site supervisor will be held responsible for all trades and visitors on site. Tenant shall not work or store materials outside of the construction site/Tenant’s Premises. Only material handling equipment (i.e. carts and scaffolds) having soft white rubber wheels (must be 3.13 ENVIRONMENTAL POLICY & WORK non-marking wheels) or scrubbers will be permitted on the mall floor or common area forT enant work and deliveries. INSTRUCTIONS
A copy of the Ivanhoe Cambridge Environmental Policy and Work Instructions is available at the 3.9 ANIMALS, BICYCLES, SHOPPING CARTS Administration Office during business hours.
Tenant will not bring any animals or birds into the Shopping Centre, and will not permit bicycles or other vehicles inside or on the sidewalks outside the Shopping Centre except in areas designated 3.14 WASTE MANAGEMENT & REDUCTION from time to time by Landlord for such purposes. Tenant shall not permit shopping carts in the Common Areas and Facilities and shall be fully responsible for their removal and indemnify Landlord Non-hazardous wastes are waste materials produced during regular operation of Ivanhoé Cambridge’s from any claim, loss, expense, damages, or injuries caused by the shopping carts. properties that are not considered a danger to human health or the natural environment. Non- hazardous waste streams include recyclables (ex. cardboard, paper, glass, metal, aluminum, plastics), organics (food scraps) and general refuse. The Tenant will participate in the recycling programs 3.10 SOLICITATIONS implemented at the property by Ivanhoé Cambridge. The target is to achieve 80% waste diversion at the property through recycling and composting. Landlord reserves the right to restrict or prohibit canvassing, soliciting or peddling in the Shopping Centre.
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 15 16 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 4 TENANT CONSTRUCTION
This section provides guidelines to assist Tenants and their General Contractors with the construction of your store within the Ivanhoé Cambridge portfolio of shopping centres.
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 17 4.1 HOARDING DESIGN AND APPROVAL Timing and planning are crucial, so it is advisable to consider this aspect of your store build early in Use of “Ezee Hoarding ” is Mandatory. Before starting work, the Tenant’s contractor must install the process. We can recommend the following companies who can assist with the design, production temporary hoarding around the storefront of the Leased Premises. The hoarding must be made of and installation of the graphic: reusable hoarding system by Ezee Hoarding, according to shopping centre’s criteria. Its height will be Uno Digital – www.unodigital.com – 604-270-8787 equal to the maximum height of the opening of the shopping centre’s storefront. The top must be sealed so that the dust cannot escape in the shopping centre. Supposing there is no door at the back store, the hoarding must include a door at least 36’’ (92 cm) wide. Door hardware must be assembled Ensure that the graphic does not contain information regarding sales, discounted merchandise or as to prevent injury to customers. In addition, the door should open inward. The hoarding must be pricing of any kind. built in one evening, including drywall panels, joints, paint, and premise must be cleaned-up after Business Hours. All graphics must be professionally printed and MUST cover the majority of your hoarding wall. Include measurements and any paint specifications on your graphics submission. Under no circumstance can the hoarding be bolted into the floor; it must be set on the floor. A baseboard must be installed along the length of lower part of the hoarding. All hoarding graphics need prior approval from Landlord prior to printing. Please email to Landlord in pdf or jpg format. The Tenant’s contractor must install a tacky mat, ±3 feet x 3 feet (1 metre x 1 metre), behind the hoarding next to the door, to prevent dust from infiltrating inside the shopping centre. This mat must INSTALLATION be cleaned at least once a day and more often if necessary. PLEASE NOTE THAT THE TENANT HAS 48 HOURS TO COMPLETE HOARDING INSTALLATION The Tenant is responsible for removing hoarding when the work is completed. When hoarding is (PAINT AND GRAPHICS INCLUDED). removed from the storefront, the Tenant’s contractor shall immediately repair any damage to the All hoarding graphics need prior approval from Landlord. bulkhead, mall floor, and/or demising caps. Any damage to the Property will be repaired according to All graphics must be mounted professionally on to the surface of the hoarding wall. i.e. no the Landlord’s standards, at the Tenant’s sole expense. stapling, masking tape, etc. Please use a professional adhesive or heavy duty double sided tape. All graphics are to be mounted before or after mall hours. HOARDING GRAPHICS Creating traffic and excitement is very important to your business before you even open your door to Tenants are responsible for mounting their own hoarding graphics as soon as the hoarding has the public. The best way to let shoppers know that your business will be Opening Soon at Metropolis been installed. at Metrotown is signage. 4.2 DISPLAY / ADVERTISEMENT (GENERAL It is the responsibility of the tenant to ensure graphics are installed within 48 hours of the hoarding being erected. Hoarding Graphic is required for all hoarding walls (front & sides). CONTRACTOR AND SUBCONTRACTORS)
No advertisement shall be allowed on the construction hoardings or anywhere else within the Property. 4.3 DUST CONTROL AND BARRIERS
Contractor is to implement a dust barrier to control the migration of any dust through any openings.
18 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS Any openings between the top of the hoarding wall and the Landlord’s bulkhead shall be covered Contractor must arrange for security coverage for mall if after hours work is required. with a dust-proof 6 mil poly plastic cover sheet. The sheet shall be stapled and taped neatly to the Security must be briefed by Landlord. inside of the hoarding and to the underside of the bulkhead on the Tenant’s side of the lease line. Waste bin in place. Poly is to extend to the underside of the deck to create a sealed work space between the tenant premises and adjacent areas. (i.e. common areas and adjacent tenants) Pre-start inspection of area between work area and waste bin. During the course of construction a negative air unit is to be utilized to prevent the migration of Adjacent stores notified of demolition schedule. dust. See attached cut sheet for the Hepa Air Scrubber. Commencement of work prior to sign off by Landlord will result in immediate project shutdown. Tenant is required to provide a mat at their rear door to control footprints from travelling outside of Tenant premises. 4.6 REPAIR, MAINTENANCE, ALTERATIONS, AND Filters are to be installed on all HVAC openings. IMPROVEMENTS During the course of construction, Tenant is required to protect the Landlord’s floor from damage within the hoarding. Masonite is to be installed within the hoarded area at all times. Tenant will carry out Tenant’s repair, maintenance, alterations, and improvements in the Premises only during times agreed to in advance by Landlord and in a manner which will not interfere with the rights 4.4 DISTURBANCE / DISRUPTION of other tenants in the Shopping Centre.
Work of this project shall not cause disturbance or disruption to any other Tenants or shoppers in the Tenant improvements shall not support from metal roof deck or Landlord utilities. centre. If determined necessary by the Landlord, work will only proceed after mall business hours. It is the responsibility of the Tenant to arrange and pay for security from a mall approved Security Company, while work is taking place outside mall business hours. 4.7 TENANT CONTRACTOR DESIGNATED WASHROOMS
4.5 DEMOLITION Tenant will not use water fixtures for any purpose for which they are not intended, nor will water be wasted by tampering with such fixtures. Any cost or damage resulting from such misuse by Tenant The demolition phase of the project is typically a source of disruption to others in the mall. Each will be paid for by Tenant. Tenant contractors are required to use the w/c within their own premises if Tenant’s lease stipulates that they will not cause noise or disturbance to the adjacent tenants or existing otherwise, note the mall site plan for the location of the washroom facilities. customers in the mall. Tenant Contractors will be permitted to use the washrooms as designated by Mall Management. If demolition is to occur during mall hours, it may only proceed providing it does not cause any Area is to be kept clean and will be subject to any Charge-backs + a 15% administration fee. disturbance or disruption to adjacent tenants or customers in the mall. If determined necessary by the Landlord, the project will be shut down and remaining demolition shall occur outside mall hours. It is the responsibility of the Tenant to arrange and pay for security from a Landlord approved Security 4.8 CONSTRUCTION WASTE REMOVAL Company for all work that is to take place outside mall hours. Tenant is responsible for waste removal from the work site and will keep side walks and drive ways As per the Demolition Approval Form in Appendix, the following must be in place prior to the start of outside the Shopping Centre, and lobbies, corridors, stairwells, ducts and shafts of the Shopping any work: Centre, free of all refuse. Hoarding and dust barrier must be installed and approved by Landlord.(if applicable)
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 19 If bins are required, Tenant must obtain approval from Landlord as to the location of their placement. Recycling destination(s) Tenant is responsible to repair any damage as a result of placement of the bin or removal of the waste Responsibilities of subcontractors – whether using site waste bins or using their own bins from the site. Monthly monitoring throughout all phases of the project must be completed to ensure that waste In addition, Tenant shall pay any costs incurred by Landlord in removing trash from areas in and diversion is well-documented. This shall include but may not be limited to interim and end –of project around the Premises if Landlord determines that Tenant or its contractor is responsible for such recycling rates, salvage rates and landfill rates. The unit of measure for this reporting can be either by trash. Landlord’s decision as to which Tenant is responsible for trash left outside the Premises will be weight or volume but shall be consistent throughout the project for all materials. reasonable and equitable, and Landlord’s decision will be final.
Do not put waste down sanitary or Landlord’s drains. Tenant will be responsible for repairs required 4.10 DE-CRATING FACILITIES to rectify blockages caused by the misuse of the system. Liquid wastes generated by the contractor’s drywall and tiling sub-trades shall be removed from the site by that trade. If waste is found in catch Contractor is responsible for getting rid of crates and pallets. basins, Tenant will be responsible for cleaning all construction debris out of storm sewer system. Waste resulting from the construction or demolition of work in the premises shall not be removed using retail grocery/shopping carts. Moreover, any of the Landlords compactors or waste bins shall be 4.11 COMMON AREA CLEAN UP used for waste disposal. No garbage, construction materials, fixtures, etc. is allowed in the Mall common area or corridors. Landlord’s compactors or waste bins shall be used for the disposal of regular solid waste only. None Tenants placing garbage in the common area will be charged back for its removal. Such charges will of the Landlords compactors and bins will be used to dispose of hazardous waste or construction include an administration fee of 15% waste. 4.12 OBSTRUCTIONS 4.9 RESPONSIBLE CONSTRUCTION WASTE MANAGEMENT Tenant will not obstruct or place anything in or on the sidewalks or driveways outside the Shopping Centre or in the lobbies, corridors, stairwells or other Common Areas and Facilities of the Shopping Centre, or use such locations for any purpose except access to and exit from the Premises without Ivanhoe Cambridge encourages responsible construction waste management. Contractors are Landlord’s prior written consent. Landlord may remove at Tenant’s expense any such obstruction or encouraged to strive to minimize waste wherever possible and deliver cost-effective results thing (unauthorized by Landlord) without notice or obligation to Tenant. during construction and re-development projects. In addition to ensuring full compliance with the requirements of any government legislation or regulations, the contractor must implement a Waste Management Plan for the construction or re-development project to ensure environmentally sound 4.13 DRILLING / CUTTING / CORING waste management and waste diversion practices. Under no circumstances will drilling or cutting of the floor, columns, walls or roof of the structure be The contractor’s Waste Management Plan for recycling and salvage requirements must identify: permitted without the prior written approval of the Landlord. Tenant must submit detailed description Types and quantities of materials expected to be generated at the site and how this information of proposed work, and verification that subsurface investigation has been performed by qualified was obtained? personnel and procedures. All tenants are responsible to protect adjacent surfaces from damage or staining during drilling or cutting. Procedures for handling, disposing, recycling and tracking waste Name of waste hauler(s) Tenant contractors are responsible for cleaning of storefront and doorways should they cause them to get dirty.
20 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS Tenant must reference landlord As-Built drawings (if available) prior to drilling, cutting, or coring. 4.16 TELECOM INSTALLATION Tenant must control all dust created and/or water used in drilling, cutting or coring operations. Tenant will notify its contractors and workers whose premises are found to contain ACM in accordance Tenants are required to use the base building telecom wiring provider. Tenant or Tenant’s contractor with applicable environmental laws prior to construction or renovation work. Asbestos information is required to contact the Landlord designated Telecom Contractor to secure a quote for their will be made available to Tenants through the Lease Agreement, Tenant Coordination, or at the telephone and data requirements which will initiate a contract with Contractor to perform the Administration Office during business hours, where applicable. work. Pursuant to the above the tenant is free to contact their provider of choice to set up a service contract. 4.14 HVAC EQUIPMENT 4.17 FIRE SEPARATIONS HVAC systems must remain off for the duration of construction. Each unit is to be cleaned and inspected (with the filters replaced) by the Landlords approved contractor, at the Tenant’s expense, Tenant is responsible to ensure fire rating of demising walls between units is maintained. All openings prior to the premises opening for business. in walls or floors, if applicable, are to be sealed or protected to the satisfaction of the local building authority regardless of the origin of the damage. The Tenant must supply fire stopping for all service Balancing of air quantities, using the Landlord’s approved contractor at the tenant’s expense is the penetrations, which must meet the requirements of the applicable building code. tenant’s responsibility. 4.18 MALL FLOORING & TILE WORK ON DEMISING 4.15 SPRINKLER SYSTEM/LIFE SAFETY WALLS All work on the sprinkler system must be completed by the Landlord’s designated contractor at the Flooring shall be extended into the Tenants space, if applicable, as detailed in the Landlords approved Tenant’s expense. Tenant shall also familiarize themselves with the existing sprinkler system prior to Tenants drawings at the Tenant’s expense using Landlord’s designated contractor. the start of demolition. Sprinkler system shall never be deactivated without prior written approval by Landlord. All connections to the fire alarm systems (pull stations, fire suppression interconnect, store Tiles maybe available through shopping centres Operations Manager at the Tenants expense. audio system, auto-shutdown) shall be by the Landlord’s contractor at Tenant’s expense. Tenant must supply Verification Certificate upon completion of any work on fire annunciation and detection system. 4.19 FIRE ALARM Shut down fees may be required. A fee of $100 (includes HST) will be charged for sprinkler drain down and recharge. All cheques must be payable in advance to Ivanhoe Cambridge II Inc. When a fire alarm is triggered during work or renovation of a unit, the Municipal Fire Department is All cheques to be received at the Security Dept. before system shut down and regulation tag automatically notified by our monitoring company and must make its way directly to the area where issue. the alarm has originated from. One must promptly notify the malls security, determine the alarms location, and proceed according to the following events:
If an alarm is caused by a sprinkler supply system failure and no fire is observed, Landlord will cut the water supply and notify the Security Department that this is only a “false alarm” and the Fire Department will be notified. If an alarm is triggered by someone accidentally cutting a wire, involuntarily switching on the manual fire alarm, or any other unintentional event, and no fire is observed, Landlord must notify the Security Department that this is a “false alarm”. The Fire Department will be notified.
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 21 It is very important to note that whenever the Fire Department has to proceed with a call, travel costs are forwarded to the Property’s Administration Office. If the Fire Department must make it to the site 4.24 ROOF WORK because of work done by the general contractor, one of his subcontractors, the Tenant or one of his Under no circumstances shall Tenant or their Forces access the roof of the Centre, for the purposes subcontractors, the entire cost of this operation will be forwarded to the contractor mentioned in this of construction, without the approval of the Landlord. All Tenant work involving roof enclosure, document. An administrative fee of 15% will be added to the amount of the invoice. including openings through the roof or mounting of equipment on the roof, shall first have the written permission of the Landlord. All such work shall be performed by the Landlord’s contractor at the 4.20 MUSIC SHUNT Tenant’s expense. No roof-mounted antenna or satellite receiving dish is permitted unless approved in writing by the Landlord. Adjustments to EVAC speakers are to be by landlord designated contractor at Tenants expense. Tenants with items such as a music system are to insure that they install an appropriate relay that is compatible with the Malls EVAC system. 4.25 BASE BUILDING/LL SUPPLIED M/E EQUIPMENT All HVAC equipment must be off for the duration of the construction. HVAC units are to be cleaned 4.21 ACCESS TO BASE BUILDING ELEMENTS and inspected (with the filters replaced) by the Landlords approved contractor, at the Tenant’s expense, prior to the premises opening for business. To maintain Base Building equipment warranty, Suitable access must be provided by Tenant to all equipment concealed by his work which requires for any new equipment, no alterations, modifications, adjustments, or any form of maintenance is routine maintenance or control adjustment. Where a Tenant’s ceiling design does not provide to be undertaken by tenant contractors for one year. Filter changes are Tenant Forces responsibility. inherent access capability to the space above, suitable access panels will be provided by the Contact Landlord to verify, review and or get approval for work that is to take place. Tenant’s contractor for any equipment or control devices requiring routine adjustment, inspection, or maintenance by either the Landlord or by the Tenant. Such locations for the Landlord’s equipment are to be confirmed prior to ceiling installation. 4.26 DANGEROUS OR HAZARDOUS ACTIVITIES Tenant will not make any use of the Premises which involves the danger of injury to any person, nor 4.22 HOT WORK REQUIREMENTS will same be used for any immoral purpose or to commit any act of waste or damage to any part of the Premises or to use of any part of the Premises so as to constitute a hazard. Prior to any hot work, Landlord is to be notified and FM Global hot work authorization tag is to be filled out and forwarded to FM Global. Work procedures stipulated on the hot work tag are to be adhered to. Failure to follow these procedures will result in an immediate project shut down. 4.27 PROPER CONDUCT Tenant will not conduct itself in any manner which is inconsistent with the character of the Shopping 4.23 DAMAGE TO PROPERTY Centre as being of first quality or which will impair the comfort and convenience of other Tenants in the Shopping Centre. Such prohibited conduct will include loitering, the playing of loud music and the If work for this project causes damage, debris, or dust to occur beyond the Tenant space during placing of merchandise racks in the Common Area and Facilities, or graffiti, or damage to common construction, all work will be stopped until affected area is cleaned or repaired and source of problem areas. Smoking is prohibited on the property. is rectified. The Tenant will be held responsible for any damage and remedial action required. The bringing of, or the consumption of alcohol or non-prescribed drugs on the job or working while Damage to sprayed fireproofing must be repaired by Landlord contractor at Tenant expense. Tenant under the influence of such will not be tolerated. Any worker found to be under the influence of is responsible for maintaining interior air quality within their Premises and the Common Area. alcohol or non-prescription drugs will be removed from the site. This also includes any prescription drug that may impair the worker’s ability to perform their work.
22 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 5 PROJECT CLOSE OUT
CERTIFICATE OF ACCEPTANCE Upon the completion of Tenant's construction and Fixturing work within its Premises, Tenant/Tenant’s forces shall provide the Landlord with the following information:
a. Tenant shall have furnished Landlord with waivers of liens (Statutory Declaration) and sworn statements, or satisfactory substitutes for same, in such form as may be required by Landlord, from all contractors, subcontractors and other persons performing labor and/or supplying materials in connection with such work showing that all of said persons have been compensated in full.
b. Submission by Tenant to Landlord of the warranties for the mutual benefit of Landlord and Tenant on the workmanship, materials, and equipment incorporated into the Premises.
c. Tenant shall have furnished Landlord with:
Upon completion of Tenant’s Work and prior to leaving the Project, Tenant’s contractor shall provide Landlord with As-Built Drawings (Architectural, Mechanical, Electrical and Signage electronic submittal in AutoCAD or Adobe file format) for improvements and signage made by Tenant for the Premises; indicating any modifications made during the course of construction. Drawings shall clearly indicate the source of any such modifications, such as; field conditions, direction from the AHJ, or Landlord directives. Certificates of Occupancy or/and other documentation issued by governing authorities certifying Tenant is cleared to open for business; Copy of air balance report, completed by approved landlord sub-contractor; Copy of fire alarm verification report. Construction Waste Diversion Report and all weigh bills and scale tickets related to the disposal or recycling of construction waste.
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 23 24 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 6 APPENDICES
6.1 PROJECT CONTACTS
6.1.1 LANDLORD CONTACTS
TENANT COORDINATION (PRIMARY CONTACT FOR DESIGNERS & CONTRACTORS) Jennifer Haase Tenant Coordination Manager Tel.: (604) 630-3341 Email: [email protected]
MANAGEMENT & OPERATIONS 4700 Kingsway Burnaby, British Columbia V5H 4N2 Canada Tel: (604) 438-4700 [email protected] www.metropolisatmetrotown.com
LEASING Theresa Moy Director, Leasing, Retail Tel.: 604 269 2814 E: [email protected]
Peter Choi Manager, Specialty Leasing and Partnerships Tel.: 604 630 3362 E: [email protected]
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 25 6.1.2 LOCAL CIVIC & PERMIT WCB Below is the contact information of various Worksafe BC government authorities having jurisdiction (AHJ). 6951 Westminster Highway Richmond, BC V7C 1C6 BUILDING DEPT. & PERMITS T. 604 273 2266 Website: www.worksafebc.com Burnaby City Hall Department of Permits and Licences 4949 Canada Way 6.1.3 LOCAL UTILITIES Burnaby BC V5G 1M2 GAS T. 604 294 7130 Terasen Gas (formerly BC Gas) PLUMBING 1111 West Georgia Street Vancouver, BC V6E 4M3 City Of Burnaby Building Department T. 1 888 224 2710 4949 Canada Way Burnaby, BC V5G 4H7 TELEPHONE T. 604 294 7133 TELUS ELECTRICAL & INSPECTION PERMITS (Customer Service) T. 604 310 3100 City Of Burnaby Building Department 4949 Canada Way Burnaby, BC V5G 1M2 T. 604 294 7130
HEALTH DEPARTMENT
Environmental Health Services 300-4946 Canada Way Burnaby, BC V5G 4H7 T. 604 918 7508
FIRE INSPECTIONS
City Of Burnaby - Fire Department 4867 Sperling Avenue Burnaby, BC V5E 2S9 T. 604 294 7195
26 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 6.1.4 REQUIRED - LANDLORD AIR BALANCING 6.1.5 RECOMMENDED Leon Bell Consulting CONSULTANTS & CONTRACTORS A.B./Reports submitted by one of the following): CONSULTANTS T: 604.736.1779 The Landlord’s consultants are listed for K.D. Engineering Co. RECOMMENDATIONS ONLY; THE Metro Testing Laboratories Ltd. information only. Any questions concerning 604.872.8651 FOLLOWING CONSULTANTS ARE NOT T: 604.436.9111 these disciplines should be directed to Ivanhoe MANDATORY. Cambridge’s Tenant Coordinator. Precision Air HVAC Testing & Balancing GENERAL CONTRACTORS 604.592.6321 ARCHITECTURE * Denotes: All Electrical and Mechanical work Beyersbergen Interiors Limited Contact Mall Management 780.451.4714 and/or modifications involving any base- Western Mechanical Services building systems require mandatory contractor 604.324.1434 involvement as noted. Tenants may use Electrical MECHANICAL ENGINEERING CDC Construction Ltd. 604.873.6656 and Mechanical trades of their choice for basic GAS + METERS/HVAC FWD Engineering Ltd. distribution work. T: 604.904.2039 Contact Mall Management Converge Construction 604.814.3401 REQUIRED CONTRACTORS Integral Group ROOFING CONTRACTOR T: 604-687-1800 SPRINKLER IRC Building Sciences Group – Mark Delaville T: Fox Contracting Tyco integrated Fire & Security 604.295.8070 604.944.0773 T: 604.515.8872 ELECTRICAL ENGINEERING (GC must retain to confirm scope & * Designated Sokulski Engineering Ltd Etro Construction Troy Life & Fire Safety Ltd. Roofing Contractor to be hired for each T:.604.925.3222 604-492-0920 T: 604.792.1640 applicable roof area.) S+A Falcon Green Coast Contracting FIRE ALARM X-RAY / CORING CONTRACTOR T:604.294.8414 250-248-0303 Sasco Contractors Ltd. Acuren T: 604.299.1640 604.434.4443 Integral Group Ledcor Construction Ltd. T: 604.687.1800 604.681.7500 CONTROLS/HVAC SENSORS GeoScan Subsurface Surveys Inc. 604.436.7226 GLASS & DEMISING CAP U-CHANNELS Control Solutions Ltd. STRUCTURAL ENGINEERING West Coast Cutting & Coring Ltd. 604.291.1448 Accurate Glass T: 604.521.9282 Read Jones Christoffersen Ltd. (RJC) 604.437.4611 T: 604.738.0048 Houle Electric Bogdonav Pao Associates Loric Glass Ltd T: 604-521-9282 Ltd. T: 604.876.4377 604.299.5088
FIRE ALARM (ELECTRICAL) ENGINEER Genivar Inc. TENANT / DESIGNER MUST RETAIN SOKULSKI T: 604.294.5800 ENGINEERING LTD. FOR F/A REVIEW and/or IF WORK TO ELECTRICAL SERVICE PROPOSED.
Sokulski Engineering Ltd. T: 604.925.3222 Joe Sokulski IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 27 604.464.4660 Mott Electric Harris Coating Systems Ltd.(Metal Electrostatic) Polycrete Restorations 604.683.5752 604.682.4902 604.521.4300 MECHANICAL CONTRACTORS Procom Electric Black & Mcdonald Limited 604.581.6441 HOARDING -Reusable System 604.629.2422 Ezee Hoarding Sasco Contractors Davidson Brothers 778-345-7297 604.522.4798 604-299-1640 FLOOR TILES EnviroTech Mechanical services Ltd. WASTE & RECYCLING COMPANY 604.437.4012 HSR Services Ltd. Alpha Duron (re: Mall Terrazzo - only) 604.464.0242 Fred Welsh Ltd. 604.433.6911 604.294.3100 DRYWALL CONTRACTOR Ames Bros. Distributors Ltd. Cyress Hills Contracting Ltd. 604.294.8453 PLUMBING CONTRACTORS 604.468.1550 Modern Niagra (former KPH) C & S Tile 604.988.5241 604.435.4431 Gallagher Brothers Ltd. 604.434.3156 Robertson Floors Milani Plumbing 604.929.7539 604.436.2603 Wescan Acoustics Ltd. 604.291.6699 Source Floors ELECTRICAL CONTRACTORS 604.968.4526 Turner Brothers Plastering Contractors Today’s Tile Ainsworth Inc. Ltd. 604.532.1991 604.725.0305 604.576.1355 PAINTING CONTRACTOR Bridge Electrical Classic Painting & Decorating Ltd. EXPANSION JOINTS & CRACK SEALANT 604.273.2744 604.240.6781 Alpha Duron 604.433.6911 Harbourview Electrical Ltd. Distinctive Painting 604.430.4777 604.504.5282 Belzona Melecular (BC) Ltd. 604.870.2945
28 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 6.2 SITE PLANS
6.2.1 SITE PLAN
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 29 6.2.4 LOADING DOCK & DELIVERY MAP
32 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 6.3 PROPERTY SPECIFIC - FORMS & INFORMATION
The following pages include sample forms which Tenant’s General Contractor will be required to use during the course of the Tenant Construction Process.. Review and complete all forms as required by Mall Representative during the Pre-Construction Meeting..
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 33 Metropolis at Metrotown I - 4700 Kingsway, Burnaby, BC, V5H 4M1 Metropolis at Metrotown II - 4800 Kingsway, Burnaby, BC, V5H 4J2 Metropolis at Metrotown II (Bay Wing) - 4820 Kingsway, Burnaby, BC, V5H 4P1
CONTRACTOR CONTACTS
STORE NAME: ______CRU #: ______
TENANT CONTACT: ______PHONE: ______EMAIL: ______NOTE: THE TENANT IS TO PROVIDE THE NAME AND SIGNATURE OF THE PRIME CONTRACTOR BELOW OR BY DEFAULT SHALL ASSUME THE RESPONSIBILITY AS THE PRIME CONTRACTOR.
GENERAL CONTRACTING COMPANY: ______
CONTACT PERSON:______PHONE: ______EMAIL: ______
SITE FOREMAN (include email): ______CELL: ______Sub-trades used for: Reference D.C. Manual for list of "Designated & Approved Contractors" (you may need to retain).
* SPRINKLER ______PHONE: ______* PLUMBING ______PHONE: ______HVAC ______PHONE: ______* ELECTRICAL ______PHONE: ______* FIRE ALARM ______PHONE: ______* X-RAY / CORING ______PHONE: ______SIGN COMPANY ______PHONE: ______TILE SETTER ______PHONE: ______MILLWORK ______PHONE: ______GLAZING ______PHONE: ______PAINTING ______PHONE: ______DRYWALL ______PHONE: ______DEMO ______PHONE: ______
‘PRIME CONTRACTOR’: ______DATE: ______Signature
______Print Name and General Contracting Company name
Forward to: CONSTRUCTION MAY NOT COMMENCE until an executed Lease is in place and all the following information is forwarded to the Landlord by the PRIME CONTRACTOR: METROPOLIS AT METROTOWN 1. The Contractor Contacts Form completed & signed; Suite 604, Metrotower II 2. The construction schedule; 4720 Kingsway 3. A copy of the Prime's WCB Clearance Letter for the Province of BC; Burnaby, BC, V5H 4N2 4. A copy of the Building Permit / (Application to start work at min.). 5. The certificate of Builders Liability Insurance ($5 MILLION minimum) indicating UNIT No., STORE NAME & ADDRESS (see header) and Jennifer Haase, Tenant Coordination Manager “IVANHOE CAMBRIDGE INC., IVANHOE CAMBRIDGE I INC. and Email: [email protected] IVANHOE CAMBRIDGE II INC.” as ADDITIONALLY NAMED Direct: 604.630-3341 INSURED.
- PCL Construction Westcoast Inc. 604.241.5200 DRYWALL *DESIGNATED CONTRACTORS & CONSULTANTS: - Race-way Construction Management 604.644.1398 - Cypress Hills Contracting Ltd. 604.468.1550 - Technifield Contracting Ltd. 250.758.6990 - Gallagher Brothers Ltd. 604.434.3156 Reusable Construction Hoarding - Turner Brothers Plastering Contractors Ltd. 604.532.1991 - Ezee Hoarding 778-345-7297 MECHANICAL (HVAC AND/OR PLUMBING) - Wescan Acoustics Ltd. 604.291.6699 - Black & McDonald Limited 604.629.2422 SPRINKLERS - Davidson Brothers 604.522.4798 PAINTING - Tyco Fire & Security Grinnell Fire Protection 604.515.8872 - EnviroTech Mechanical Services Ltd. 604.437.4012 - Classic Painting & Decorating Ltd. 604.240.6781 - Troy Life & Fire Safety Ltd. 604.856.1137 - Fred Welsh Ltd. 604.294.3100 - Distinctive Painting 604.504.5282 - Modern Niagara Vancouver Inc. 604-988-5241 - Harris Coating Systems Ltd. (metal electrostatic) 604.682.4902 FIRE ALARM (F/A) SYSTEM & BASE BUILDING ELECTRICAL - Milani Plumbing 604.436.2603 (only per Sokulski Engineering Ltd.’s review) EXPANSION JOINTS & CRACK SEALANT - *Sasco Contractors Ltd. 604-299-1640 ELECTRICAL - Alpha Duron 604.433.6911 SITE SUPERINTENDENT: John Kay – cell: 604.830.1474 - Ainsworth Inc. 604.576.1355 - Belzona Melecular (BC) Ltd. 604.870.2945 - Bridge Electrical 604.273.2744 - Polycrete Restorations 604.521.4300 T-STATS & FANCOIL CONTROLS WORK - Harbourview Electrical Ltd. 604.430.4777 - Source Floors 604.968.4526 - Control Solutions Ltd. 604.521.9282 - Mott Electric 604.683.5752 - Houle Electric 604.434.2681 - Procom Electric 604.581.6441 - *Sasco Contractors Ltd. 604.299.1640 ACCEPTED & *DESIGNATED CONSULTANTS: FIRE ALARM (ELECTRICAL) ENGINEER - *Sokulski Engineering Ltd. 604.925.3222 SCAN / X-RAY / CORING BASE BUILDING ARCHITECT Joe Sokulski - Acuren 604.275.3800 - Stantec 604.662.8000 - GeoScan Subsurface Surveys Inc. 604.436.7226 STRUCTURAL ENGINEER - West Coast Cutting & Coring Ltd. 604.291.1448 MECHANICAL ENGINEERS - *Read Jones Christoffersen Ltd. (RJC) 604.738.0048 - *FWD Engineering Ltd. 604.904.2039 GLASS & DEMISING CAP U-CHANNELS - *Integral Group 604.687.1800 AIR BALANCING (AB reports submitted by one of the following) - Accurate Glass 604.437.4611 - K.D. Engineering Co. 604.872.8651 - Loric Glass Ltd. 604.299.5088 ELECTRICAL ENGINEERS - Precision Air HVAC Testing & Balancing 604.592.6321 - Action Glass 604.525.5365 - *Sokulski Engineering Ltd. 604.925.3222 - Western Mechanical 604.324.1434 - S+A Falcon 604.294.8414 FLOOR TILES - Integral Group 604.687.1800 MECHANICAL FANCOILS (BASE BUILDING) - Alpha Duron (re: Mall Terazzo only) 604.433.6911 - Modern Niagara Vancouver Inc. 604-988-5241 - Ames Bros. Distributors Ltd. 604.294.8453 STRUCTURAL ENGINEERS - C & S Tile 604.435.4431 - Bogdonav Pao Associates 604.876.4377 - Robertson Floors 604.929.7539 - Genivar Inc. 604.294.5800 Other ACCEPTED CONTRACTORS: - Leon Bell Consulting 604.736.1779 - Source Floors 604.968.4526 GENERAL - Today’s Tile 604.725.0305 - Metro Testing Laboratories (Burnaby) 604.436.9111 - Beyersbergen Interiors Limited 780.451.4714 - *Read Jones Christoffersen Ltd. (RJC) 604.738.0048 - CDC Construction Ltd. 604.873.6656 ROOFING - Converge Construction 604.814.3401 - *IRC Building Sciences BC Inc. – Mark Delaville 604.295.8070 BASE BUILDING FIBRE BACKBONE (Allan Snow) - Etro Construction Limited 604-492-0920 (GC must retain to confirm scope & *designated roofing contractor to be - Spectech Technology Consulting 1.416.662.8000 hired for applicable roof area) - Fox Contracting 604.657-0694
- Green Coast Contracting 250.733-0912 DEMO & RECYCLING - Ledcor Construction Ltd. 604.681.7500 - HSR Services Ltd. 604.464.0242 - Omicron Construction Management 604.632.3350 - Anything Goes 604.318.7770
Updated: December 2018
X-RAY/ Scanning / CORING PROCEDURES
Coordination / reviews / approval and report requirements are as follows:
Tenants General Contractor to retain non-destructive testing agency (see list below) to locate in slab reinforcing and electrical conduit in vicinity of proposed core and the Landlord's designated structural engineer, Read Jones Christoffersen (RJC) to perform a site review for approval of coring (as outlined below). General Contractors to provide a cost allowance for Security costs when requiring access into adjacent Tenant spaces.
* NO CORING ALLOWED THROUGH BEAMS OR SLAB BANDS
Acceptable non-destructive testing methods for SCANNING & X-RAY to be preformed by one of the following approved contractors
Landlord Accepted Radar / X-Ray / Coring Contractors:
• Acuren 604.434.4443 • GeoScan Subsurface Surveys Inc. 604.436.7226 • West Coast Cutting & Coring Ltd. 604.291.1448
1. General Contractor to SUBMIT SCAN & CORING / TRENCHING SCHEDULES in advance (per the outlined guidelines in NOTE (ii) below)
2. a) General Contractor to RETAIN Read Jones Christoffersen (RJC) to perform a SITE REVIEW of all accurately demarked (reinforcing / conduit / hole) coring locations against the X-RAY / SCANS for areas on *SUSPENDED / POST-TENSION SLABS
b) TRENCHING is permitted in *SLAB-ON-GRADE ONLY upon the Landlord's receipt of Read Jones Christoffersen's (RJC) written directive/approval. General Contractor to forward a layout with overall dimensions of proposed trenching area to Read Jones Christoffersen for review/approval at GC's sole expense.
Contact: READ JONES CHRISTOFFERSEN LTD. (RJC) - Nick Papa, Field Review Services Phone: 604-312-6184 [email protected]
3. GC to submit written notice of CORING SCHEDULE (as outlined per NOTE (i), (ii) below) with a copy of (RJC)'s SITE INSPECTION REPORT outlining: a) SUSPENDED SLAB / POST-TENSION SLAB proposed coring locations are approved or; b) Infilling of SLAB-ON-GRADE area is approved as reinforcing has been re- dowelled per directive NOTE:
i) General Contractor to obtain contact information & approval to approach tenants that may be affected (e.g. when "access/security" arrangements for X-Ray/Coring work is required in adjacent stores/parkade areas) in advance from Landlord (named below)
ii) General Contractor to provide 3-business-days written notification (at minimum) of proposed Scanning /X-Ray & Coring schedules (including times, dates and duration) to the Assistant to Tenant Coordinator and confirm the list of all stores/tenants that access/security arrangements are required into.
iii) General Contractor to refinish any newly exposed pipe / conduit visible to the general public (e.g. exposed conduit / lines in PARKADE to be painted 'white' or paint matched to tenant finishes) Metropolis at Metrotown Suite 604 – 4720 Kingsway HOARDING Burnaby, BC V5H 4N2 SIGNAGE Phone 604-438-4700 Fax 604-438-3974
REQUIREMENTS
Creating traffic and excitement is very important to your business before you even open your door to the public. The best way to let shoppers know that your business will be Opening Soon at Metropolis at Metrotown is signage. It is the responsibility of the tenant to ensure graphics are installed within 48 hours of the EZEE HOARDING (reusable hoarding system) being erected. Hoarding Graphic is required for all hoarding walls (front & sides).
DESIGN AND APPROVAL
Timing and planning are crucial, so it is advisable to consider this aspect of your store build early in the process. We can recommend the following companies who can assist with the design, production and installation of the graphic:
Uno Digital – www.unodigital.com – 604-270-8787 Supergraphics - www.supergraphics.com – 604-888-6333
• Ensure that the graphic does not contain information regarding sales, discounted merchandise or pricing of any kind. • All graphics must be professionally printed and MUST cover the majority of your hoarding wall. • Include measurements and any paint specifications on your graphics submission. • All hoarding graphics need prior approval from Landlord prior to printing. Please email to Landlord in pdf or jpg format.
INSTALLATION
Please note that the tenant has 48 hours to complete hoarding installation (Paint and Graphics included).
• All hoarding graphics need prior approval from Landlord.
• All graphics must be mounted professionally on to the surface of the hoarding wall. i.e. no stapling, masking tape, etc. Please use a professional adhesive or heavy duty double sided tape.
• All graphics are to be mounted before or after mall hours. o Mall Hours: Monday to Saturday 10:00 am to 9:00 pm, Sunday 11:00 am to 7:00 pm.
• Tenants are responsible for mounting their own hoarding graphics as soon as the hoarding has been installed. 6.3.5 FOOD HALL RENOVATION CHECKLIST
FOOD COURT TENANT RENOVATION CHECKLIST
DEMOLITION & PRECONSTRUCTION o Sasco Electrical Contractors (604-299-1640) to remove fire alarm devices from suppression system. John Kay, site foreman 604-830-1474. o Envirotech (604-437-4012) to remove UV hood and or panel. o Suppression system to be deactivated. Recommend ACME 604-437-8555 or other approved contractor. o Shut gas and water; lockout & tagout by IC o Suppression system to be bypassed by IC
POST CONSTRUCTION & COMMISSIONING o KD Engineering (ONLY) to balance hood (2 week’s notice required prior) 604-872-8651 o Envirotech (604-437-4012) should be retained by GC/Owner to remove UV lamps for the proper air balancing. o KD Engineering to balance all tenants on the common duct system. o Tenant coordinator to organize security guards, tenant key, and memos for the balancing. o Restore hood suppression – ACME or other approved contractor o Restore DDC controls; Controls Solutions 604-521-9282 or Houle 604-434-2681 o Test & commission suppression system prior to F/A verification
FIRE ALARM VERIFICATION o 1 week notice by Solulski Engineering for memos, keys from other tenants, security, etc. o No later than 7am start o IC technician to control KEF during verification, bypass bells, restore BACNet, elevator homing bypass, etc.
36 IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 6.3.6 SUSTAINABLE DESIGN CHECKLIST
Sustainable Design Checklist for Tenants Complete all highlighted cells The following table and appropriate supporting documentation shall be Tenant name and number submitted with the Tenant drawing submission to Ivanhoé Cambridge. REQUIREMENT/SUBMITTALS YES NO N/A COMMENTS Note: If NO or N/A is selected comments must be provided. The tenant is pursuing LEED certification or an equivalent green building certification for the project
The tenant has assigned a commissioning agent for the project as per the design criteria.
The tenant has submitted an Indoor Air Quality plan as per the design criteria.
The tenant’s design team has reviewed, and understands, the Sustainable Tenant Design Guidelines for this property.
All water fixtures flow rates comply with design criteria.
Water fixture product sheets demonstrating compliance with above are provided.
All new equipment containing refrigerants complies with the design criteria.
Equipment product sheets demonstrating compliance with above are provided.
All lighting and lighting controls comply with the design criteria.
Lighting power density (LPD) calculations demonstrating compliance with above are provided.
The tenant is applying for energy efficiency incentives provided by the local utilities or other organizations.
Tenant, or Tenant Representatives, Name/Signature:
IVANHOÉ CAMBRIDGE | CONSTRUCTION VOL 3 OF 3 | METROPOLIS 37 Headquarters Édifice Jacques-Parizeau 1001, rue du Square-Victoria Montréal, Québec Canada H2Z 2B5 Phone: +1 514-841-7600
Toronto 95 Wellington Street West, Suite 300 Toronto, Ontario Canada M5J 2R2 Phone: +1 416-369-1200
Calgary 11012 Macleod Trail South, Suite 750 Calgary, Alberta Canada T2J 6A5 Phone: +1 403-278-8588
Vancouver North Office Tower 650 West 41st Avenue, Suite 700 Vancouver, British Columbia Canada V5Z 2M9 Phone: +1 604-263-2672