RBC Centre Design & Construction Manual
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RBC Centre RBC Design & Construction CENTRE Manual A PROPERTY PAGE i TABLE OF CONTENTS INTRODUCTION ....................................... III-IV 4.3 Structural Purpose: A Guide for Leasehold Improvements 4.3.1 Floor Load Design Questions 4.3.2 Base Building Structural Work LIST OF TABLES .......................................... V 4.4 Electrical Systems LIST OF PERMIT FORMS ................................... V 4.4.1 Metering & Specifications PART 1: RBC CENTRE GENERAL INFORMATION .............. 1 4.4.2 Lighting & Lighting Control 1.1 Landlord’s Project Manager 4.4.3 Data, Communications & Telephone 1.2 Consultants 4.4.4 Telecom Service Providers 1.3 Site Visit Before Design Work 4.5 Telecommunications Cabling 1.4 Property Personnel Contact Information 4.5.1 Building Risers: Copper or Fibre Cables PART 2: PROPERTY CONSULTANTS AND CONTRACTORS ... 3-9 4.5.2 Building Risers: Equipment 2.1 Base Building Consultants and Building Engineers 4.5.3 Building Floor Space: Copper or Fibre 2.2 Required Contractors/Consultants 4.5.4 Rooftop 2.3 Contractors w/ evp in the Bldg 4.5.5 Outside Plant Work 2.4 Contractor Check Required –Third-Party Certification 4.5.6 Pathways PART 3: DESIGN CONSIDERATIONS ..................... 10-19 4.5.7 Spaces 3.1 Integrated Design Process (IDP) 4.5.8 Distributed Antenna System (DAS) - Riser Rooms, 3.2 Involving the Landlord Early in the Design Process Common Areas and Tenant Space 3.3 Tenant’s Project Team Responsibility 4.5.9 Return to Base Building - Cable Abatement Management & Control 3.4 Sustainable Design 4.6 Power 3.5 Sustainable Materials 4.7 Fire Alarm System 3.5.1 Mandatory Requirements 4.8 Elevators 3.5.2 Submittals 4.9 Mechanical Systems 3.6 Construction & Demolition Waste Management 4.9.1 Heating, Ventilation, & Air Conditioning (HVAC) Systems 3.6.1 Requirements 4.9.2 Plumbing 3.7 Waste Reduction Strategies 4.9.3 Perimeter Installations 3.7.1 Submittals 4.9.4 Plumbing & Drainage 3.8 Material Reuse Strategies 4.10 Metering Specifications 3.8.1 Submittals 4.10.1 Tenant Responsibilities 3.9 Air Quality Control 4.10.2 Utility Meter Requirements 3.9.1 Mandatory Requirements 4.10.3 Electrical Meter Specifications 3.9.2 IAQ Testing Before Occupancy 4.10.4 Water Meter Specifications 3.9.3 Submittals 4.10.5 Chilled Water Meter Specifications 3.10 Energy & Water Efficiency 4.10.6 Gas Meter Specifications 3.10.1 Submittals 4.11 Application PART 4: BUILDING STANDARDS ........................ 20-35 4.11.1 Typical Dosage and Usage Guidelines 4.1 General Building Information 4.11.2 Water Balancing Verification 4.2 Architectural Finishes/Features 4.12 Fire Protection 4.2.1 Ceilings 4.12.1 Sprinkler, Fire Hose & Cabinets 4.2.2 Base Building Doors & Frames 4.12.2 Design Guidelines – General Requirements 4.2.3 Tenant Doors & Frames for Office Floors 4.2.4 Demising Walls 4.12.2.a Manual Pull Stations 4.2.5 Perimeter Window Blinds 4.12.2.b. Smoke Detection 4.2.6 Exterior/Perimeter Walls 4.12.2.c Floor Areas Smoke Detection 4.2.7 Signage 4.12.2.d Voice Communication Speakers 4.2.8 LAN Rooms and Associated Equipment 4.13 Chilled Water 4.2.9 Control Systems 4.14 Perimeter Grilles 4.2.10 Communication Trunk 4.2.11 Smoke Mode RBC CENTRE PAGE ii PAGE iii A PROPERTY PART 5: TENANT DRAWINGS ........................... 36-40 6.2.7.i Water System Shutdowns INTRODUCTION 5.1 General 6.2.7.j Plumbing 5.1.1 Drawing Review Process – Limited to Base 6.2.7.k Access Panels Building Systems 6.2.7.l Revisions to Life Safety Systems Purpose: A Guide for Leasehold Improvement 5.1.2 Landlord’s Right to Request Additional Information 6.2.7.m Electromagnetic Locking Devices The purpose of the RBC Centre Design and Construction Manual (DCM) is to provide new and existing tenants and 5.1.3 Notice Required and Turnaround Time 6.2.7.n Voice-Communication Speakers their contracted personnel with all the information they need to undertake leasehold improvements at the RBC Centre. 5.1.4 Fees for Drawing Review 6.2.7.o Peripheral Devices 5.2 Drawings Submission & Review – Office Space 6.2.7.p Fire System Work 5.2.1 Drawings and Specifications 6.2.7.q Fireproofing Material The DCM sets out: 5.2.2 Environmental/Sustainable Document Submissions 6.2.7.r Fire Watch/Hot Work • Key RBC Centre contact information 5.2.3 Structural Drawings 6.2.7.s Common Area Restrooms • Required and recommended consultants and contractors 5.2.4 Reflected Ceiling/Lighting Plans 6.3 Site Protection 5.2.5 Floor Plans 6.4 Window Film • Design recommendations 5.2.6 Approved Drawings 6.5 Construction Visits and Violations • Building standards and other specifications 5.3 Drawings Submission & Review – Retail Space 6.6 Site Cleanliness • Construction procedures, practices, and processes 5.3.1 Mechanical & Electrical Submission 6.6.1 Cleanliness • Waste, material reuse, and pollution control strategies 5.4 Construction Dust Migration Minimization 6.6.2 Garbage & Waste • Permit forms 5.4.1 Dust Prevention Description of Instructions 6.6.2.a Yard Bins for Controlled Demolition Removal Tenants, along with their designated project managers, their consultants and contractors, are responsible for following 5.5 Signage and Hoarding 6.6.2.b Location of Loading Docks 5.5.1 Construction Signage 6.7 Construction Completion the processes, procedures, rules and regulations set out in this manual. They are also responsible for following all 5.5.3 External Hoarding 6.7.1 Premises Cleaning relevant federal, provincial and municipal codes, standards, by-laws, regulations and other rules. 5.5.4 Retail Hoarding 6.7.2 Premises HVAC Systems 5.5.5 Retail Hoarding Graphics 6.7.3 Commissioning Maintaining the Integrity of RBC Centre PART 6: CONSTRUCTION PROCEDURES ................. 41-60 6.7.4 Required Close-Out Documentation 6.1 Pre-Construction Maintaining the integrity of the building’s design, décor, and operations is crucial to maintaining the RBC Centre’s 6.1.1 General Requirements brand, and every person and organization connected with the RBC Centre is expected to do their part. 6.1.1.a Appointment of the Contractor It is imperative, therefore, that the landlord thoroughly review and approve any proposed tenant project, however small 6.1.1.b Trades or limited in scope, before a tenant starts the work. 6.1.1.c Required Documentation 6.1.1.d Health & Safety 6.1.2 RBC Centre Permits Contents to be read in conjunction with lease documentation 6.1.3 Insurance Requirements The contents of this manual are to be read in conjunction with the tenant’s governing lease documentation, as well 6.1.4 Construction Deposit 6.2 Construction in Progress as with any additional, relevant written agreements between the landlord and tenant. The landlord reserves the right 6.2.1 Construction Access to amend, add, or delete any information contained in this manual at any time. The tenant is obliged to abide by such 6.2.2 Construction Hours changes upon being notified of same. For the most recent updates on this manual and permit forms, please visit 6.2.3 Temporary Services www.rbccentre.ca 6.2.4 Construction Services All costs associated with compliance shall be at the tenant’s sole expense. 6.2.5 Fire Alarm Bypass Procedures 6.2.6 Shipping, Receiving, and Hoisting 6.2.7 Site Work 6.2.7.a Building Automation System (BAS) Work 6.2.7.b Drilling, Cutting, and X-raying 6.2.7.c Electrical Power Shutdowns 6.2.7.d Riser Room Access/Work 6.2.7.e Security Electrical Contractor 6.2.7.f Air System Shutdowns (HVAC) 6.2.7.g Sprinkler Systems 6.2.7.h Elevator Bookings RBC CENTRE PAGE iv PAGE v A PROPERTY Questions LIST OF TABLES All questions, comments and submissions related to proposed tenant improvements should be addressed to the TABLE 1 – PROPERTY PERSONNEL CONTACT INFORMATION ...........1 Management Office: TABLE 2 – BASE BUILDING CONSULTANT CONTACT INFORMATION .....3 PROPERTY MANAGER TABLE 3 – REQUIRED CONTRACTORS/CONSULTANTS ..................4 Allison Stryland TABLE 4 – RECOMMENDED CONTRACTORS ...........................6 The Cadillac Fairview Corporation Limited Suite 2207, P.O. Box 26 TABLE 5 – WASTE REDUCTION STRATEGIES ..........................13 Simcoe Place TABLE 6 – MATERIAL REUSE STRATEGIES ............................14 200 Front St. W. TABLE 7 – POLLUTANT SOURCE CONTROL ..........................15 Toronto, ON, M5V3K2 TABLE 8 – IAQ TESTING ............................................16 T: 416-649-5133 TABLE 9 – GENERAL BUILDING ARCHITECTURAL INFORMATION .......19 [email protected] TABLE 10 – CEILING GRID INFORMATION .............................19 TABLE 11 – BUILDING CONTROL SYSTEMS ...........................22 TABLE 12 – MINIMUM METERING REQUIREMENTS .....................33 TABLE 13 – PERMIT FORMS DESCRIPTIONS ...........................68 TABLE 14 – ADDITIONALLY INSURED PARTIES .........................68 TABLE 15 – CONSTRUCTION SERVICE COSTS .........................70 TABLE 16 – WINDOW FILM LOCATION ................................76 TABLE 17 – CONSTRUCTION VIOLATIONS & ASSOCIATED FINES .......77 TABLE 18 – COMMISSIONING PROCESS .............................. 80 LIST OF PERMIT FORMS RBC All forms are available at CENTRE www.rbccentre.ca FORM 1 – Construction Work Permit A PROPERTY FORM 2 – Service Work Permit FORM 3 – Freight Elevator Requisition The Cadillac Fairview Corporation Limited FORM 4 – Hot Work Permit RBC Centre Management Office FORM 5 – X-Raying, Scanning & Coring Work Permit 200 Front Street West FORM 6 – Fire Protection System Bypass Permit Suite 2207, P.O. Box 26 Toronto, Ontario M5V 3R2 Tel: 416-340-6615 FORM 7 – Building System Shutdown Request www.rbccentre.ca RBC CENTRE PAGE 1 PAGE 2 A PROPERTY PART 1: RBC CENTRE GENERAL INFORMATION Table 1 – Property Personnel Contact Information Cadillac Fairview Management Contact Information Email 1.1 Landlord’s Project Manager CF Management Office (T) 416-340-6615 The tenant (or the tenant’s designate) is responsible for notifying the landlord of any and all leasehold improvements Michael Manuel (T) 416-649-5128 [email protected] within the leased premises.