Toronto College Park - Welcome to GWL Realty Advisors

75 Pages·2015·6.11 MB·English

Toronto College Park
Leasehold Improvement, Construction &
Design Criteria Manual

Page 1 of 75

Last Updated: June 11, 2015
Table of Contents

INTRODUCTION ..................................................................................................................................................... 5
SECTION 1.............................................................................................................................................................. 6
CONTACT INFORMATION .................................................................................................................................... 6
1.1 CONSTRUCTION SERVICES .............................................................................................................. 6
1.2 PROPERTY MANAGEMENT CONTACTS ........................................................................................... 7
1.3 LANDLORD APPROVED CONSULTANTS .......................................................................................... 7
1.4 REGULATORY BODIES ....................................................................................................................... 9
1.5 LANDLORD APPROVED CONTRACTORS ......................................................................................... 9
SECTION 2............................................................................................................................................................ 13
TENANT DESIGN AND WORKING DRAWINGS ................................................................................................ 13
2.1 SUSTAINABLE TENANT DESIGN ..................................................................................................... 13
2.2 TENANT DESIGN AND WORKING DRAWINGS ............................................................................... 14
2.3 TENANT CONSULTANTS .................................................................................................................. 14
2.4 APPROVAL OF TENANT DRAWINGS – FULL CONSTRUCTION DRAWING SET REQUIRED ..... 15
2.5 AFTER THE APPROVAL OF TENANT DRAWINGS – REQUIRED .................................................. 18
SECTION 3............................................................................................................................................................ 20
PROCEDURES AND REGULATIONS ................................................................................................................. 20
3.2 ACCESS PANELS .............................................................................................................................. 20
3.3 AIR BALANCE REPORT .................................................................................................................. 200
3.4 AIR INTAKE (BREATHER) ............................................................................................................... 200
3.5 AMENDMENTS TO LEASEHOLD IMPROVEMENT MANUAL ........................................................ 200
3.6 ASBESTOS RELATED WORK ......................................................................................................... 200
3.8 CEILING GRID .................................................................................................................................. 222
3.9 COMMENCEMENT OF TENANT’S IMPROVEMENTS .................................................................... 222
3.10 COMPLETION OF WORK ................................................................................................................ 233
3.11 CONTROLS ........................................................................................................................................ 24
3.12 CONSTRUCTION NOISE ................................................................................................................. 244
3.13 CUTTING AND WELDING OPERATIONS – HOT WORK PERMIT REQUIRED ............................ 244
3.15 DAILY CLEAN-UP ............................................................................................................................. 255
3.16 DAMAGE ........................................................................................................................................... 255
3.17 DRILLING, CUTTING WORK AND X-RAYS / SCANS ..................................................................... 266
3.18 EMERGENCY CONTACT – PRIME CONTRACTOR NOTIFICATION ............................................ 266
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3.19 EMERGENCY PROCEDURES FOR CONTRACTORS ................................................................... 266
3.19 FASTENINGS ................................................................................................................................... 288
3.20 FEES PAYABLE BY TENANT .......................................................................................................... 288
3.21 FIRE SAFETY SYSTEMS ................................................................................................................... 29
3.22 GARBAGE ........................................................................................................................................... 30
3.23 LIENS ................................................................................................................................................ 300
3.24 LOADING DOCK – (24 hours) .......................................................................................................... 311
3.25 COMMUNICATION ROOMS ............................................................................................................ 311
3.26 PARKING .......................................................................................................................................... 355
3.27 PLUMBING AND METERING ........................................................................................................... 366
3.28 PROTECTION OF UNITS BEFORE CONSTRUCTION COMMENCEMENT .................................. 366
3.29 PUBLIC SAFETY .............................................................................................................................. 366
3.30 SECURITY CONTROL ..................................................................................................................... 377
3.31 SECURITY OF LEASED PREMISES ............................................................................................... 377
3.32 SERVICE ELEVATOR – SUPERVISION COSTS ............................................................................ 377
3.33 SITE MEETINGS................................................................................................................................. 39
3.34 SPECIAL LANDLORD’S CHARGES .................................................................................................. 39
3.35 SPRINKLER SYSTEM ........................................................................................................................ 39
3.36 STAIRS AND ACCESS AREAS .......................................................................................................... 40
3.37 STATUTORY DECLARATION FORM .............................................................................................. 400
3.38 STORAGE AND DISPOSAL OF HAZARDOUS WASTE MATERIAL .............................................. 400
3.39 TEMPORARY SERVICES ................................................................................................................ 400
3.40 TENANT CONTRACTOR(S) REQUIREMENTS .............................................................................. 411
3.41 TIE-INS .............................................................................................................................................. 411
3.42 WATER SYSTEM SHUTDOWNS ..................................................................................................... 411
3.43 WELDING AND ANY OPEN FLAME WORK .................................................................................... 411
3.44 WORK PERMITS .............................................................................................................................. 422
3.45 WORKING AREAS............................................................................................................................ 422
3.46 WORKING HOURS ........................................................................................................................... 422
SECTION 4.......................................................................................................................................................... 433
BASE BUILDING FINISHES AND STANDARDS .............................................................................................. 433
4.1.1 BASE BUILDING FINISHES AND STANDARDS ............................................................................. 433
SECTION 5.......................................................................................................................................................... 455
BASE BUILDING SYSTEMS .............................................................................................................................. 455
5.1 MECHANICAL SYSTEMS ................................................................................................................ 455
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Last Updated: June 11, 2015
5.2. ELECTRICAL SYSTEMS .................................................................................................................. 466
5.3. STRUCTURAL SYSTEMS ................................................................................................................ 500
5.4. ELECTRONIC SECURITY MANAGEMENT SYSTEMS (SMS) ....................................................... 500
SECTION 6.......................................................................................................................................................... 511
RETAIL GENERAL CRITERIA ........................................................................................................................... 511
6.1 RETAIL ARCHITECTURAL .............................................................................................................. 511
6.2 RETAIL MECHANICAL SYSTEM ..................................................................................................... 511
6.3 RETAIL HEATING, VENTILATION AND AIR CONDITIONING ....................................................... 522
6.4 RETAIL EXHAUST ............................................................................................................................ 522
6.5 RETAIL GAS ..................................................................................................................................... 533
6.6 RETAIL PLUMBING .......................................................................................................................... 533
6.7 RETAIL SPRINKLER SYSTEM ........................................................................................................ 533
6.8 RETAIL ELECTRICAL ...................................................................................................................... 533
SECTION 7.......................................................................................................................................................... 544
RETAIL SIGNAGE CRITERIA ............................................................................................................................ 544
8.1 SIGNAGE .......................................................................................................................................... 544
SECTION 8.......................................................................................................................................................... 555
STOREFRONT CRITERIA .................................................................................................................................. 555
7.1 STOREFRONTS ............................................................................................................................... 555

APPENDICES

APPENDIX I - Work Permit Request Form
APPENDIX II - Tenant Requirements for Connections and Operation of Base Building
Mechanical Services
APPENDIX III - Contractor’s Asbestos Notification and Acknowledgement Form
APPENDIX IV - Classification of Asbestos Work – Ontario Regulation R.R.O. 278/05
APPENDIX V - Enforcement Fines for Life Safety & Other Violations
APPENDIX VI - Pipe, Valve and Equipment Identification

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Last Updated: June 11, 2015
INTRODUCTION

Toronto College Park

Toronto College Park is a multi-use complex comprised of approximately 120,000 square feet of retail space;
330,000 square feet of office space; and 140,000 square feet of residential space. Located at the corner of
Yonge Street and College Street, in the heart of downtown Toronto, College Park is a significant part of the
city’s cultural and architectural heritage. Formerly the Eaton’s College Street store, the building was designed
and built in 1928-1930, and remains a major landmark in Toronto. College Park is one of Toronto’s finest
examples of Art Deco. The buildings’ exterior features simple, classic forms, which include the use of ivory
limestone, polished brown granite and copper bronze detailing in the lamps, entrances and window details. The
buildings’ grand interior features high ceilings and the best in materials and workmanship. Streamlined detailing
and materials such as marble, travertine and stainless steel are reminiscent of the architecture of the time.

Leasehold Improvement Manual for Toronto College Park

The Leasehold Improvement Manual has been prepared to assist our Office and Retail Tenants in the design
and construction of any Leasehold improvements. However small or limited in scope, every project must be
fully examined and approved by the Landlord BEFORE any implementation is permitted or undertaken.

This manual contains information about procedures and requirements established by the Landlord for Tenants
who undertake improvements within the Leased premises; it also outlines the basic design specifications for the
building. The information provided here applies as a general rule and should be made available by the Tenant
to their designers, consultants and Contractors, who should acquaint themselves thoroughly with the material
herein, as it will form the basis of the Landlord’s approval of all Tenant submissions.

The Landlord’s approval of all drawings is for the purpose of obtaining information about the intended design,
use of the premises and the impact the design may have on the base building systems, structurally, electrically,
or mechanically.

The Landlord will not confirm your consultant’s design accuracy, but will only approve or disapprove of the
impact on the base building systems.

The Tenant and/or designer should visit the site to inspect and verify all site conditions prior to
commencement of design work.

The Landlord reserves the right to amend or add to the information in this manual at any time and the Tenant is
obliged to abide by such changes. All costs associated with the compliance shall be at the Tenant’s expense.
The most current addition of this manual is available online at www.torontocollegepark.com or by contacting
Property Management office at [phone].

This manual is intended to reflect only standard conditions or situations and does not amend the formal Lease
agreement which is to govern in the event of any inconsistencies.

Permission to deviate from the criteria contained herein must be obtained in writing. Notes on drawings
in conflict with the design criteria have no validity.

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Last Updated: June 11, 2015
SECTION 1
CONTACT INFORMATION

1.1 CONSTRUCTION SERVICES

The primary function of Construction Services, as the Landlord’s representative, is:

a) To provide guidance and assistance to Tenants during construction phases of their Leasehold
improvements;

b) To protect the integrity of the asset on behalf of the Landlord and the Tenants;

c) To review and comment upon all Tenant submissions before work begins with the Leased
premises;

d) To ensure all construction aspects of the Tenant’s Lease are maintained at all times;

e) To provide liaison between and among the Landlord, Landlord’s Contractor and consultants, the
Tenant’s Contractor and designer;

f) To pursue all environmental considerations.

All questions, comments and submissions relative to a Tenant project should be addressed to:

Construction Services
Tel: [phone]
Tonia Rendell, Tenant Construction Coordinator Fax: [phone]
Email:
[email protected]

All inquiries not related to a Landlord or Tenant Construction project are to be directed to the
Tenant Services at [phone].

24 HOUR SECURITY CENTRE EMERGENCY TELEPHONE NUMBER: [phone]

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Last Updated: June 11, 2015
1.2 PROPERTY MANAGEMENT CONTACTS

GWL Realty Advisors Inc.
Toronto College Park
Property Management Office
444 Yonge Street, Mezzanine Level
Toronto, Ontario,
M5B 2H4

Senior Property Manager: Sandra R. Celli
Tel: [phone]
Fax: [phone]

Tenant Services Coordinator: Anastassia Sidorova
Receives and dispatches all tenant service requests. Sends out Tenant Notices on behalf of Property
Management Team.
Tel: [phone]
Fax: [phone]
Email: [email protected]

Senior Manager, Technical Services: Mike Perri Tel: [phone]
Responsible for the overall Base Building Electrical, Mechanical and HVAC operations. Oversees
Building Operations Team.

24 Hours Security Office, 26 Gerrard Street, Loading Dock – Emergency / After Hours
Tel: [phone]
James North-Lewis Security Director
Contractor sign in and out, access requests, patrol, access cards, CCTV, Life Safety.
All emergencies must be immediately reported to the security office.

1.3 LANDLORD APPROVED CONSULTANTS

ARCHITECTURAL

WZMH Architects
95 St. Clair Avenue West, Suite 1500 Tel: [phone]
Toronto, Ontario / M4V 1N6 Fax: [phone]
Contact: Hadi Khouzam, B. Arch., OAA, MRAIC
NORR Architects
175 Bloor Street E, North Tower 5th floor Tel: [phone]
Toronto, Ontario / M4W 3R8 Fax: [phone]

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Last Updated: June 11, 2015
ENGINEERING

MCW Contact: Stephen Lau
207 Queen’s Quay West Tel: [phone]
Suite 615 Cell: [phone]
Toronto, Ontario M5J 1A7

Smith + Andersen – Electrical Contact: David Loughran
4211 Yonge Street, Suite 500 Tel: [phone]
Toronto, Ontario M2P 2A9

Smith + Andersen – Mechanical Contact: Tony Spina
4211 Yonge Street, Suite 500 Tel: [phone]
Toronto, Ontario M5J 2A9
Contact: Bill Trapper
Hidi Rae Consulting – Electrical Tel: [phone]
1 Yonge Street Fax: [phone]
Suite 2100
Toronto, Ontario M5E 1E5

Hidi Rae Consulting – Mechanical Contact: Mark Camaleri
1 Yonge Street Tel: [phone]
Suite 2100 Fax: [phone]
Toronto, Ontario M5E 1E5

STRUCTURAL

Engineering Link Contact: Matt Schmalz
15 Front Street W. 5th Tel: 416-599-LINK (5465) x113
Toronto, Ontario / M5J 2L6

Halsall Associates Ltd. Contact: Gregory Kelk
2300 Yonge Street, Suite 2300 Tel: [phone]
Box 2385 Fax: [phone]
Toronto, Ontario M4P 1E4

ENVIRONMENTAL CONSULTANTS
Pinchin Environmental Ltd. Contact: Mark Stroombergen
1550 Kingston Road, Suite 308 Tel: [phone]
Pickering, Ontario Fax: [phone]
L1V 1C3
Golder & Associates Contact: Chris Milosh
100 Scotia Court, Tel: [phone]
Whitby, ON L1N 8Y6 Cell: [phone]

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Last Updated: June 11, 2015
1.4 REGULATORY BODIES

The Tenant is required to design and construct its improvements in accordance with all the applicable
codes, by-laws and the directives of all governing authorities. The Tenant is also required to secure its
own Building Permit and all other approvals required by law. Certain areas of Toronto College Park are
designated as Historical and as such the Tenant must ensure all work is completed in line with City of
Toronto Heritage Preservation requirements if/as applicable.

Urban Development Services
City Hall – 1st Floor, West Tower
100 Queen Street West
Toronto, Ontario, M5N 2N2

Heritage Preservation Services
Policy and Research, City Planning
100 Queen Street West, 17th Fl., East Tower
Toronto, Ontario M5B 2N2
Tel: (416 ) 392-1974 Fax: [phone]
E-mail: [email protected]
http://www.toronto.ca/heritage-preservation/index.htm

City of Toronto Permit Office: To book an inspection call 416-338-0700.

1.5 LANDLORD APPROVED CONTRACTORS

MECHANICAL CONTRACTORS Plan Group
27 Vanley Crescent
North York, ON M3J 2B7
Tel: [phone] Fax: [phone]

City Core Mechanical Ltd.
817 Brock Road
Unit #7
Pickering, Ontario L1W 3L9
Tel: [phone] Fax: [phone]

Cofely Adelt Mechanical
2640 Argentia Rd
Miss., Ontario L5N 6C5
Tel: [phone] Fax: [phone]

LPI Mechanical Inc.
3 Brewster Road, Unit 15
Brampton ON L6T 5G9
Tel: [phone] Fax: [phone]
Black & MacDonald
328 Green Road
Stoney Creek, Ontario L8E 2B2
Tel: [phone] Fax: [phone]

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Mechanical Trade Industries (MTI)
860 Denison Street, Unit 5
Markham, ON L3R 4H1
Tel: [phone] Fax: [phone]
BUILDING AUTOMATION SYSTEM CONTOLS Mechanical Trade Industries or
TA Canada (for TA Controls)
TAC: Tel: [phone]
MTI: Tel: [phone]
AIR BALANCING Ace Commercial
4 Charger Lane, Unit 1
Brampton, ON L7A 3B2
Tel: [phone] Fax: [phone]
Design Test and Balance Inc.
70 East Beaver Creek Rd
Richmond Hill, ON L4B 3B2
Tel: [phone] Contact: Surrinder Singh
DUCT & INDUCTION UNIT CLEANING New Air Duct Service
40 Freemont Ave.
Toronto, ON M9P 2W3
Tel: [phone] Fax: [phone]
DOOR REPAIRS, LOCKSMITH, ACCESS Byrne & Wright Door Repairs
SYSTEMS 1245 Maple Hill Court, Unit 1
Newmarket, ON L3Y 9E8
Tel: [phone] Fax: [phone]
ABC Locks
55 Queens Plate Drive, Unit 4
Toronto, ON M9W 6P2
Tel: [phone] Fax: [phone]
DOOR REPAIRS, LOCKSMITH, ACCESS ADT Security Systems
SYSTEMS Tyco Integrated Fire & Security
40 Sheppard Ave West, Suite 400
Toronto, ON M2N 6K9
Tel: [phone] Fax: [phone]
ELECTRICAL CONTRACTORS Lee Mur Electrical Ltd
20 Toronto Street, Suite B19
Toronto, ON M5C 2B8
Tel: [phone] Fax: [phone]
Patriot Electric
2040 Deer Run Avenue
Burlington, ON
L7M 2S2
Tel: [phone]
Plan Group
27 Vanley Cresent
North York, ON M3J 2B7
Tel: [phone] Fax: [phone]
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Last Updated: June 11, 2015