50 o’connor and 99 bank · sun life financial centre 50 o’connor and 99 bank tenant fit up...
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Sun Life Financial Centre 50 O’Connor and 99 Bank Tenant Fit Up Design Requirements Last updated: August 15, 2019 Updated By: Allie Schmidtke
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Table of Contents
Contents 1 Schedules ....................................................................................................................................................... 4
2 Introduction .................................................................................................................................................... 5
3 Sun Life Financial Centre Construction Requirements .............................................................................. 5
4 Definitions ...................................................................................................................................................... 6
5 Tenant Coordination ...................................................................................................................................... 6
6 Tenant Design Consultants .......................................................................................................................... 6
7 During Construction ...................................................................................................................................... 6
8 Base Building Equipment ............................................................................................................................. 7
9 Tenant Green Design Guidelines ................................................................................................................. 7
10 Approval Process for Drawings ................................................................................................................... 7
11 Drawing Requirements .................................................................................................................................. 8
12 Permits.......................................................................................................................................................... 11
13 Insurance ...................................................................................................................................................... 11
14 Contractor Selection ................................................................................................................................... 11
15 Landlord Charges ........................................................................................................................................ 11
16 Cross-Over Floors ....................................................................................................................................... 12
17 Structural Considerations ........................................................................................................................... 12
18 Hardware ...................................................................................................................................................... 13
19 Office Finishes ............................................................................................................................................. 13
19.1 Floors ............................................................................................................................................................. 13
19.2 Interior Walls .................................................................................................................................................. 13
19.3 Doors and Frames ......................................................................................................................................... 14
19.4 Window Coverings ......................................................................................................................................... 14
19.5 Base Building Rooms .................................................................................................................................... 14
20 Signage ......................................................................................................................................................... 14
21 Heating, Ventilation and Air Conditioning Systems ................................................................................. 14
21.1 Ductwork ........................................................................................................................................................ 14
21.2 Variable Volume Terminals ............................................................................................................................ 15
21.3 Insulation ....................................................................................................................................................... 15
21.4 Air Balancing .................................................................................................................................................. 15
21.5 Automatic Controls ........................................................................................................................................ 15
22 Fire Protection Systems .............................................................................................................................. 15
23 Fire Alarm Systems ..................................................................................................................................... 16
24 Electrical Systems ....................................................................................................................................... 16
24.1 Conductors .................................................................................................................................................... 16
24.2 Conduit .......................................................................................................................................................... 16
24.3 Receptacle ..................................................................................................................................................... 17
24.4 Lighting Control .............................................................................................................................................. 17
25 Metering Systems ........................................................................................................................................ 17
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25.1 Tenant Cooling .............................................................................................................................................. 17
25.2 Power – Office ............................................................................................................................................... 17
25.3 Meters – Electrical ......................................................................................................................................... 18
26 Plumbing and Drainage ............................................................................................................................... 18
26.1 Piping ............................................................................................................................................................. 18
26.2 Drainage ........................................................................................................................................................ 19
26.3 Sprinklers and Fire Protection........................................................................................................................ 19
26.4 Hangers ......................................................................................................................................................... 19
26.5 Valves ............................................................................................................................................................ 20
26.6 Insulation ....................................................................................................................................................... 20
26.7 Fixtures .......................................................................................................................................................... 20
27 Seismic Restraints ....................................................................................................................................... 21
28 Communications .......................................................................................................................................... 22
29 Security Systems ......................................................................................................................................... 23
30 Architectural / Coring .................................................................................................................................. 23
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1 Schedules
Version Number Revision Date
A Approved Consultants, Contractors, and Trades List
V 1.2 August 15, 2019
B Insurance Requirements V 1.2 August 15, 2019
C Typical Details V 1.2 October 24, 2017
D Tenant Green Design Guide V 1.2 August 15, 2019
E Landlord Design Review Form V 1 March 24, 2017
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2 Introduction
This Manual contains general information, procedures and requirements which have been established by BentallGreenOak, to direct Tenants and Designers in the design of their premises within the Sun Life Financial Centre, 99 Bank Street and 50 O’Connor Street. While this Manual is intended to reflect the general case, specific written agreements between the Landlord and any Tenant will override the provision contained herein to the extent there is a conflict and in the absence of such documentation, the provisions of the Manual will apply. Designers or space planners should obtain, from the Tenant, a copy of the Schedule or Clause of the lease outlining Landlord's and Tenant's Work prior to proceeding with any Tenant Work. While applicable throughout the complex, ‘Design Requirements’ are focused on work taking place on the Leased Premises. It is recommended that the Tenant and/or designer and/or space planner visit the site to inspect and verify all site conditions prior to the commencement of design work. The Tenant shall impose and enforce all the applicable contents of this Manual on all designers, contractors, and workers engaged by the Tenant.
3 Sun Life Financial Centre Construction Requirements
This document must be reviewed in conjunction with the Sun Life Financial Centre Construction Requirements. The Sun Life Financial Centre Construction Requirements are available at https://www.slfcottawa.com/facilities-managers/tenant-fitups/. The Sun Life Financial Centre Construction Requirements shall be attached to all specifications for work taking place within 99 Bank Street/50 O’Connor Street. It is the Tenant's responsibility to ensure that its contractors and subcontractors observe and comply with all applicable construction safety regulations required by the Occupational Health and Safety Act and the requirements of the by-laws of the Province of Ontario. Any additional safety regulations which may be imposed by an authorized representative of the Landlord must also be complied with immediately and fully. The Tenant’s contractors shall provide and maintain adequate first aid facilities on site during the construction period and follow all other general safety and security precautions. All contractors working within the Sun Life Financial Centre must follow the Sun Life Financial Centre Construction Requirements.
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4 Definitions
Landlord: BentallGreenOak, or their representative Landlord Contact: 613-236-6452 [email protected] Tenant: A lessee of the Landlord Contractor: Person or company doing work on the premises Leased Premises: A space which the tenant has leased, where the work will take place. This is
referred to in the Construction Guidelines as the Work Area.
Alterations: Leasehold Improvements, i.e. the work
5 Tenant Coordination
Following lease execution, The Property Manager’s (or their delegate) primary function is:
to provide guidance and assistance to Tenants throughout the design and construction of their improvements within the Leased Premises.
to review, comment upon and approve all Tenant submissions prior to commencement of work within the Leased Premises.
to be the liaison between the Landlord and Tenant, and its contractor and designer.
6 Tenant Design Consultants
The Tenant, at its own expense, shall retain qualified professional consultants, which shall be subject to approval by the Landlord. (See Schedule A) The Landlord encourages the use of the base building consultants (See Schedule A) due to their familiarity with the base building design. Engineering drawings produced by non-base building consultants will be reviewed by the base building consultants at the Tenant's expense. All changes recommended by the Landlord or its consultants must be included in the final specifications and drawings. When non-base building engineering consultants are used, the Landlord may commission the base building consultants to conduct site inspections of all work, with such inspections to be at the Tenant's expense.
7 During Construction
All architectural, structural, mechanical and electrical changes or any other modifications by the Tenant must be approved in advance by the Landlord and recorded on the building file drawings. Mechanical and electrical information will be maintained on building file drawings by the base building consultants. When Tenant-initiated engineering work is undertaken by consultants, the Tenant shall pay to the Landlord the additional costs in connection with the necessary transfer of information from the Tenant drawings to the building file drawings.
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8 Base Building Equipment
All elements of the base building, such as, but not limited to, light fixtures, doors and frames, hardware, etc., that the Tenant removes must be offered to the Landlord prior to disposal.
9 Tenant Green Design Guidelines
See Schedule D for guidance on designing a space in keeping with Sun Life Financial Centre’s high environmental standards.
10 Approval Process for Drawings
Upon request, the Landlord will provide the Tenant with drawings of the Leased Premises indicating the major elements of the base building structure and systems to assist the Tenant in the production of working drawings (these drawings will indicate the Leased Premises lines). Additional drawings or information which the Tenant may reasonably require for this purpose may be obtained from the Landlord at the Tenant's expense. The Tenant is responsible for the production of accurate and complete working drawings for the proposed construction within the Leased Premises. Although the Landlord will supply the Tenant with certain drawings as described above, neither the Landlord nor the Property Manager shall be responsible for same and the Tenant must verify the as-built condition prior to commencement of the Tenant design. All drawings, including but not limited to space plans, architectural, structural, mechanical and electrical drawings, must be approved, in writing, by the Landlord prior to the commencement of any Tenant Work. At or before 75%, drawings will be reviewed by the Landlord. This drawing package must be provided as:
1) pdf; and 2) one full-sized printed set
The Landlord will provide comments within 5 business days. At 99%, drawings will be submitted to the Landlord for final review. Any major design changes prior to the 99% review shall be listed on a cover page which will accompany the drawings. Schedule E provides the form to be used for comments/responses. All comments will remain open until they are accepted. The design of each Leased Premises will determine the appropriate nature and depth of working drawing detail and the Landlord may find it necessary to request certain additional or expanded information, for the purpose of definition or clarification, before approval is given. The Landlord reserves the right, from time to time, to add or amend the information, procedures and regulations contained herein. Any such additions or amendments will affect any work undertaken after the addition or amendment has been issued.
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11 Drawing Requirements
The following is a general list of items of information to be included in the working drawings;
1. Floor Plans: a. Locations of all major fixed elements within the Leased Premises dimensionally related to
grid lines and demising partitions, including locations of any sound or security baffles above the ceiling.
b. Locations and layouts of rooms and unusual loading concentrations, such as centralized filing areas, vaults, etc. Such loading is subject to review and approval by the Base Building structural engineers, at the Tenant's expense.
c. Location of power, data and telephone outlets. d. Location of plumbing fixtures. e. Furniture plan with room names and/or uses. f. Floor and wall materials and all finishes throughout the Leased Premises. g. Location of any slab penetrations, (subject to prior approval by the Landlord's Structural
Engineer). h. Where the Leased Premises occupy less than a full floor, a drawing of the entire floor
showing the location of the Leased Premises and its relationship to the elevator, lobby, exits and washrooms.
i. Note that a free space not less than 10 inches wide should be maintained between elements and the perimeter convection/induction units for proper air circulation and service/maintenance.
2. Reflected Ceiling/Lighting Plan: a. Lighting layout, ceiling pattern, materials and suspension system definition. b. Types and wattage of any proposed special light fixtures. c. Locations of any sound baffles above the ceiling. d. Location of any access panels required to service building systems. e. Location of sprinkler heads and relocated heads.
3. Construction details, at suitable scales, indicating all methods of construction. 4. Complete electrical, mechanical, sprinkler, building automation and life safety system drawings,
should show and should indicate work which is an alteration to, or addition to, the base building work as well as base building work which remains unchanged. Indicate tie-ins and extensions to the base building security and communications systems, plumbing systems and HVAC systems. Heat generating equipment and their output calculations (including heat gain/loss) will be required on mechanical drawings. Fixtures and equipment (e.g., VAV boxes, reheat coils, thermostats) must be compatible with those of the base building.
5. Architectural, mechanical and electrical specifications.
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Figure 1 – 50 O’Connor Street Code Matrix
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Figure 2 - 99 Bank Street Code Matrix
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12 Permits
The Tenant must obtain all necessary permits and approvals from all the appropriate authorities, prior to the commencement of construction. The Tenant must provide the Landlord with copies of all required permits prior to commencement of construction, including as required:
Building permit
Electrical permit
Mechanical permit
Sprinkler permit
Life Safety devices, Maglock, smoke detection, pull stations horns speakers.
The Tenant must correct immediately any work which does not meet with the approval of the Building Inspector, notwithstanding the fact that the Tenant's drawings have been approved previously by the appropriate authorities and the Landlord. It is important to note that the Landlord’s review of Tenant drawings is not a review of code compliance issues. Any revisions to the Approved Drawings requested by such authorities must be brought to the attention of the Landlord immediately. If the Tenant delays the required correction, the Landlord will make the correction at the Tenant's expense.
13 Insurance
See Schedule B – Insurance Requirements
14 Contractor Selection
See Schedule A – Approved Consultants, Contractors and Trades List Schedule A presents companies that have experience in the building and are in good standing with the Landlord. Tenants may deviate from the Approved Consultants, Contractors and Trades List with written pre-approval from the Landlord. Additional restrictions may apply.
15 Landlord Charges
The Tenant shall retain the Landlord’s base building mechanical, electrical and structural engineering consultants to ensure compatibility of the Building Systems and the Alterations. If the Tenant uses other consultants for the preparation of the Tenant’s working drawings, then the Landlord may elect to retain architects and engineers to review such working drawings for the purpose of approving the proposed Alterations (it being understood that notwithstanding such approval, the Landlord shall have no responsibility with respect to the adequacy of such working drawings). The Tenant shall pay to the Landlord, on demand, the costs of the examination of such drawings by either the Landlord or an outside consultant. If any proposed Alterations could affect the structure, the floors, the ceiling, the roof, the beams or columns, the exterior walls or the Building Systems, the Landlord may in its sole discretion require that any such Alterations be performed by the Landlord or its contractors in which case the Tenant shall pay the Landlord’s cost. If leaks develop in any piping system, being modified or added to as part of the Tenant's work, either during construction or after occupancy, it shall be the responsibility of the Tenant to repair same, and to bear the cost of repairing all resulting damage.
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If the Tenant fails to observe any of the requirements of this Manual, the Landlord may in its sole discretion require that construction stop and, at the Landlord’s option, that the Premises be restored to their prior condition failing which the Landlord may do so and the Tenant shall pay the Landlord’s cost. Charges will be subject to an administrative fee of 15%.
16 Cross-Over Floors
As required by the Ontario Building Code, certain floors have been designated as cross-over floors. Tenant space plan layouts must comply with code requirements for these floors in the building. The cross-over floors are as follows: 50 O’Connor Street 99 Bank Street 3 4 7 7 10 10 13 14 16 The designation of a particular floor as a cross-over floor is subject to change by the Landlord.
17 Structural Considerations
When assessing loads, Tenant must first check with the Landlord as it relates to unusually heavy loading situations, such as central filing areas, storage areas, vaults or safes. These must be specifically indicated and detailed as part of Tenant's working drawing submission to the Landlord and are subject to prior approval by the Landlord. The following table summarizes the floor loading guidelines for each tower
99 Bank
Dead Load Live Load
Partition 1.0 kPa Occupancy 2.4 kPa
Suspended Ceilings 0.5 kPa
50 O’Connor
Dead Load Live Load
Partition 1.2 kPa Occupancy 2.4 kPa
Suspended Ceilings 0.5 kPa
If there is any risk of exceeding the above noted capacity, then the Tenant must engage, at the Tenant’s expense, an approved Structural Engineer (see Schedule A). The structural floor slab is not to be trenched.
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18 Hardware
The primary entrance to the Leased Premises must be keyed. The tenant will be provided with 2 keys for this lock. All door locks installed by the Tenant, on both entrance and interior doors, should be keyed to the building master keying system, using Schlage cylinders, with type "WUSR" or “Primus” keyway. The system allows complete freedom for the Tenant regarding the locking arrangements for its offices, and provides the Landlord access to each office at all times for both normal cleaning and emergency situations. The Landlord maintains the master keying system and records of key coding and distribution. Outside locksmiths or lock manufacturers are not permitted to change the keying of any locks. The Landlord must be notified prior to any installation of a card access system for any suite entrance door. Card access systems cannot be connected or integrated into the building security systems. The following is a list of standard hardware to be specified. Failure to specify the following may result in delays or additional costs for maintenance.
Standard Hardware
Suite Entry Doors Inside Tenant Spaces
LCN Hydraulic Door Closer
4111 left or right mounted – SRT Finish 689 4111
4040 XP RW/PA mounted – TBSRT Finish 689 4040
4011 left or right mounted – TBSRT Finish 689 4011
Hinges
BB1168 4.50 inches X 4 inches – Finish 626 MPB79 4.50 inches X 4 inches – Finish Satin Silver
Schlage Mortise Set
L9080 07B – Finish 626 – Classroom Function L9070 07B – Finish 626 – Classroom Function
ND70PD ATH – Finish 626 – Lever – Classroom Function
ND53PD ATH – Finish 626 – Lever – Push Button
19 Office Finishes
19.1 Floors All floors are trowel-finished concrete floors, ready to receive all Tenant floor coverings, unless the space was previously occupied. Only low VOC "quick-release" type of glue is permitted for carpet laying. Any work which produces fumes outside of the Leased Premises, such as carpet gluing or painting, shall be scheduled outside of normal operational hours.
19.2 Interior Walls Demising walls, core walls, exterior walls, and columns will be taped and sanded drywall and prime painted, unless the space was previously occupied. Clips in lieu of screws must be used to fasten interior walls and partitions to the ceiling grid.
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19.3 Doors and Frames Entrances to electrical rooms, washrooms, janitor rooms, stairways, etc. will be solid core doors in pressed steel frames, pre-finished to building standard. Standard suite entry doors on multi-Tenant floors will be full height solid core stained door and sidelight combination, to match existing; frames stained to match. All base building entrance doors on multi-Tenant floors must meet landlord standard. Entrances designed by the Tenant are subject to the Landlord's approval. Entrances approved by the Landlord will be installed by the Tenant at the Tenant's expense. No credit will be given for base building entrance doors not being utilized as part of the Tenant's new premises. Where the Building Code requires a tenancy to have a second exit, this shall be a building standard door with matching frame, to be installed at the Tenant's expense. See Schedule C.
19.4 Window Coverings All windows are provided with base building blinds. Alternate window coverings of any kind will not be permitted.
19.5 Base Building Rooms Access to base building rooms such as electrical, janitorial, telecom, etc. must be available from a tenant corridor. It is not acceptable to have this access through another room such as an office or storage room.
20 Signage
Tenant identification signs in all locations must be in accordance with the Landlord's design criteria for such items as style, location and size. Signage will be provided by the Landlord, at the Tenant’s expense. Detailed drawings of the design parameters for such signage are available from the Landlord. All requests for signs must be submitted in writing to the Landlord indicating the exact wording and spelling required. Requests, in writing, are to be submitted approximately two months prior to the planned move in order to facilitate the delivery and installation of the signage.
21 Heating, Ventilation and Air Conditioning Systems
21.1 Ductwork If the ductwork distribution system is altered in the ceiling space, any which is not to be used must be fully removed, and all openings capped and sealed. The 99 Bank Street and 50 O’Connor Street buildings have a variable air volume (VAV) box distribution. All ductwork upstream of the VAV boxes shall be medium pressure rated for 4” w.g. (1000 Pa) and all ductwork downstream shall be low pressure rated for 1” w.g. (250 Pa), to be constructed as per SMACNA. In 50 O'Connor Street all ductwork from the fans to the VAV terminals shall be medium pressure ductwork. It shall be spiral, either flat oval or round. Flexible ducts shall be aluminum alloy to NFPA 90A, listed as Class 1 Air Duct or Connector, UL Standard 181. Runs of flexible duct shall not exceed 10 ft. in length. Butterfly dampers shall be 20 gauge galvanized steel, equipped with end bearings and locking devices. They shall be installed in all branch ducts, after the conical branch take-off connection.
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Additional diffusers, registers and grilles may be provided as necessary. They shall have equalizing grids at the diffuser neck, and shall have sponge rubber gaskets where installed in gyproc ceilings or walls. Diffusers supplied through flexible ducts shall be firmly attached to, and supported from, the surrounding ceiling.
21.2 Variable Volume Terminals Variable volume terminals may be added as necessary to suit Tenant's requirements. On floors with existing pneumatic controls, they shall be M&I AIR VALVE (M&I Heat Transfer Products) or VENTURI AIR VALVE (Ductmaster) with pneumatic operators, installed in accordance with the manufacturer's recommendations.
21.3 Insulation All duct insulation materials shall be non-combustible, or shall be treated with a coating of flame retardant adhesive, so that flame spread rating does not exceed 25, and smoke development rating does not exceed 50. Insulation shall be manufactured by Fiberglass Canada Ltd., or Manville Canada Ltd. Adhesives, coatings, and sealants shall be manufactured by Benjamin Foster Co, Ltd., or Flintkote Co. of Canada, or Minnesota Mining & Manufacturing of Canada Ltd. There is no requirement for thermal duct insulation in Tenant spaces of 99 Bank Street. In the 50 O’Connor Street, all supply ductwork, including flexible ductwork, upstream of the VAV terminals shall be thermally insulated. In addition all unlined rectangular ductwork downstream of the VAV terminals shall also be thermally insulated. The insulation shall be 25mm thick flexible glass fiber insulation with a factory applied reinforced, foil faced, flame resistant, kraft paper facing. It shall be secured to the ductwork with flame resistant adhesive applied in 150mm wide strips at 300mm centers.
21.4 Air Balancing The modified systems shall be balanced and adjusted by a recognized Air Balancing Contractor, to attain final results within 5% of design figures. Balancing shall be accomplished by means of velocity traverses in all main and branch ducts using an Anemometer, Velometer or Anemotherm. Each outlet shall be adjusted for proper throw and distribution, and checked against noise level criteria. Take corrective action if necessary to attain acceptable results. Provide an Air Balance report and, if called for, check the system with the design engineer's representative.
21.5 Automatic Controls Automatic control additions or modifications shall be performed by an approved Building Controls contractor (See Schedule A). All controls, new or existing, within the premises, are to be checked for proper operation and calibration. Wherever possible locate thermostats on interior walls. Thermostats on exterior walls must have an insulated backing. Do not install thermostats above, or close to, dimmer switches or fan controls, photocopiers or heat generating equipment. Where partitions are to be carried from slab to slab, specify the installation of return air transfer ducts. For 50 O’Connor Street, revise the perimeter heating and air conditioning zoning if partitions intersecting the curtain wall do not correspond to the existing zoning.
22 Fire Protection Systems
Each area is provided with sprinklers, fire hose cabinets and portable fire extinguishers. The placement of Tenant partitions can affect the sprinkler and fire hose coverage. The cost of any modifications to such systems shall be at the expense of the Tenant. All sprinkler changes/modifications must be completed by the Landlord’s designated sprinkler contractor and must meet all code requirements.
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Any cost associated with the drain down and refilling of the base building sprinkler and fire standpipe system will be at the expense of the Tenant. This work shall be performed only by one of the approved building contractors listed in Schedule A.
23 Fire Alarm Systems
Any new components required to revise or extend these systems must be obtained from the Base Building contractors listed in Schedule A. They shall also be retained to supervise the changes and to verify the operation of the revised system. However, the simple relocation of existing EVAC speakers may be done without retaining the Base Building contractor, except for verification. The EVAC speakers must be wired as per the diagram in Schedule C. The following is a list of standard devices – Notifier by Vipond:
Device Model Number
Wall Mount Speaker/Strobe, Bilingual (15-185cd) SPSWLA Wall Mount Strobe, Bilingual (15-185cd) SWLA
Wall Surface Box SBBSPWL
Smoke Detector FSP-851A
Heat Detector FST-851RA
Manual Pull Station N-MPS-2A
Pull Station Surface box MPS-DBB
Addressable Monitor Module FMM-1A
Addressable Relay Module FRM-1A
24 Electrical Systems
Unless approved in writing by Landlord all tenant use power shall be drawn from receptacle panels, provided by tenant and installed within tenant space. All materials shall be C.S.A. approved where required by any authority having jurisdiction.
24.1 Conductors Conductors, unless noted otherwise, shall be copper with 600 volt class insulation. Branch circuit conductors shall have approved type RW90 insulation, except where wiring through, or in, lighting fixtures, where type GTF fixture wire shall be used. Wiring in high ambient locations, or in ceiling outlet boxes serving light fixtures mounted directly on the box, shall be type R90. Wire shall be minimum 12 AWG, except where used as control wire, in which case 14 AWG will be acceptable. All conductors for feeders and branch circuits shall be installed in EMT, except within the Tenant's space, where flexible conduits will be acceptable. Feeders shall be colour-coded at distribution points. Voltage drop at any device shall not exceed 2% of rated voltage. Home runs to 120/208 volt panels longer than 23M, and to 347/600 volt panels longer than 53M, shall be minimum 10 AWG. Splicing of conductors up to 8 AWG inclusive shall be done with solderless pressure type splicing connectors. Conductors shall be twisted prior to splicing and shall be insulated with vinyl insulating caps having locking rings. Splicing of conductors above 8 AWG shall be done using split bolt type connectors.
24.2 Conduit EMT conduit shall be used for all runs which are outside the Tenant's space, and shall run from the Tenant side of the demising wall to the termination at the tub. Conduits unless specifically noted otherwise shall be
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run concealed in ceiling spaces, walls, or partitions. Conduits in electrical rooms and other unfinished service areas may be run exposed. Exposed conduits shall be run level and parallel to building lines. All branch circuits shall be run entirely within the Tenant's space. Specifically it is not permissible to drop through the slab to the floor below in order to feed up to a receptacle or telephone outlet. The structural floor slab is not to be trenched. Where runs are suspended above ceilings EMT conduits up to 32mm diameter may be suspended with conduit clips fastened to the slab above. Wire or perforated strap will not be permitted. Where exposed on concrete or masonry walls, conduits shall be supported by conduit clamps and lead anchors. Concrete inserts shall be used for fastening supports to concrete. Inserts using a powder activated gun will not be permitted. Pull boxes shall be installed wherever necessary for pulling of conductors. They shall be accessible after completion of the work. Outlet boxes shall be supported independently of the conduits or wiring to which they connect. Boxes shall be of a depth necessary to accommodate the number of wires contained. Bar hangers shall be provided where it is impractical to mount them to the building structure. Boxes shall be installed plumb and square to the building lines.
24.3 Receptacle Receptacle panels shall be mounted 1981mm from floor to top of tub. The receptacle panel mains shall be 120/208 volt, 3-phase, 4-wire, unless noted otherwise. The panelboards shall be constructed of code gauge steel with hinged door, concealed hinges, and combined chrome lock and latch. Bus bars shall be aluminum, and lugs and breaker terminals shall be silver flashed at connection points. Lugs shall be suitable for connection of copper conductors. Panelboards shall have branch sections of the quick-make, quick-break moulded case type with thermal magnetic trip. Breakers shall be clearly marked with their trip ratings. Two and three pole breakers shall operate with a common trip and with a single handle. Tie handles will not be accepted. Circuit breakers shall have a minimum 10,000 symmetrical amperes interrupting capacity and shall be connected to the panel bus by bolted connections. Plug.in type breakers will not be accepted. Each panelboard shall be complete with a clearly typed directory giving number and description of each circuit controlled. The directories shall be of ample size, mounted in a metal frame, with a clear plastic cover.
24.4 Lighting Control To conserve energy, the Landlord has provided a computerized lighting control system. Additions and/or modifications shall be carried out by the system supplier, at the Tenant’s expense. Ceiling mount sensors shall be Acuity Controls, part # nCM PDT 9 or nCM PDT 10. Each will require a nPP16 D power pack.
25 Metering Systems
25.1 Tenant Cooling Please note that single-pass water cooling systems (supplementary A/C) are not permitted in the buildings. Supplementary cooling must discharge heat to the building chilled water loop. A typical detail is found in Schedule C
25.2 Power – Office Tenants must install separate (for their suite) 120/208V-3 phase 4 wire to circuit breaker panel (or panels) of sufficient capacity to allow for normal power loads of up to 3 watts per square foot for the receptacles. Each panel will be submetered (see Section 23.2 below).
Additional power is available from the bus duct if required, subject to Landlord approval. Additional power must be provided by introducing separate transformer and distribution network at the Tenant's expense (within
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their own space) so that it can be submetered. All electrical wiring must be installed in conduit or unless otherwise approved by the Landlord in writing.
25.3 Meters – Electrical Sun Life Financial Centre has both Intellimeter and Carma submetering systems. In-suite electricity costs are submetered and charged back from all tenants based on reports prepared by the Energy Accounting Consultant.
Tenants are responsible for installing, at their own expense, a submeter (or submeters) to measure their in-suite electricity consumption. Meters are provided by the Landlord. As the meter will be integrated into the existing submetering system, the following process must be followed:
1. Tenant Electrical Consultant must provide electrical drawings showing new services and metering panels to
Landlord for approval. A copy is to be sent to the Energy Accounting Consultant (See Schedule A).
2. Landlord approves the drawings and provides a budget cost (not to exceed) to Tenant Consultant who in
turn posts the submeter cost in the project specification.
3. The Tenant electrical contractor(s) MUST hire an approved electrician (See Schedule A) who will provide
timelines for the installation of submetering equipment.
4. The approved electrician confirms to Landlord that the meters are installed and commissioned and provides
all documentation in the close-out documents.
26 Plumbing and Drainage
Provide sleeves for all pipes and ducts passing through walls, partitions, or floors. They shall be made of 3mm galvanized steel, welded. Those through floors shall terminate 25mm above the floor. Those through walls shall terminate flush with wall surfaces. Insulation shall be carried through the sleeves. The space between the sleeves and pipe or duct shall be packed with Fiberglass and finished with 12mm deep sealant at each end, applied flush with the end of the sleeve. Drain piping through a floor shall be sleeved, watertight and packed with approved fire stop material. Where plumbing is to be removed from the premises, all water, drain, and vent piping must be removed, back to the riser, and be properly capped, all to the satisfaction of the Landlord.
26.1 Piping All piping systems shall be suitable in every respect for the gases and fluids handled and the pressure existing. Piping shall be installed in accordance with the best practices of the trade and shall be clear of scale and dirt before installation, and shall be flushed and left clean before service. Piping shall be properly supported, and provision shall be made for expansion and contraction and anchoring. Space pipes to allow for insulation specified and utilize hangers suitable for the type of insulation. Arrange all piping so that the systems can be drained. Provide vents at high points. Exposed piping will only be permitted in unfinished service areas, and must be installed as high as possible in such areas. Install piping so there will be no interference with the installation of equipment, other piping and duct systems, or with future maintenance access. Domestic hot and cold water piping shall be type 'L' hard drawn seamless copper tubing to A.S.T.M. B.88 and C.S.A. HC.66. Fittings shall be forged, cast bronze, or wrought copper solder type to C.S.A. B.158. Solder shall be 95/5. Gate valves shall be Crane #1322, Jenkins #813, or Newman Hattersley #32SE. Globe valves shall be Crane #1310, Jenkins #106BP, or Newman Hattersley #A51SE. Plastic piping is not permitted.
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26.2 Drainage Sanitary drain and vent piping shall be "DWV" hard drawn seamless copper tubing to A.S.T.M. B.306, or Class 4000 cast iron piping with hubless ends to A.S.T.M. 301.69T and C.S.A. B70.1971. Fittings shall be forged or cast bronze or wrought copper solder type drainage fittings to A.S.T.M. B.62 with 50.50 solder joints, or Class 4000 cast iron with hubless ends to A.S.T.M. 301.69T and C.S.A. B70.1971, using mechanical joint couplings of 300 series, stainless steel clamp, neoprene gasket and double type 301 stainless steel band and type 305 stainless steel screws to A.S.T.M. 301.69T and C.S.A. B70.1971. Plastic piping is not permitted on drainage and venting applications.
26.3 Sprinklers and Fire Protection Piping for standpipe (F.H.C.) service shall be Schedule 40 black steel to A.S.T.M. A.120 to A.S.A. standard - latest edition. Fittings shall be mechanical grooved pipe couplings, fittings, and T stub-ins, as manufactured by Victaulic. Gasket shall be suitable for service to manufacturer's recommendation. Piping for sprinkler system shall be Schedule 40 black steel threadable pipe, or grooved ends with Victaulic firelock couplings. Flexible sprinkler piping is not acceptable. Provide new, U.L. approved, fully recessed fire hose cabinets where required by code. They shall be complete with accessories as follows. Accessories by National Fire Equipment or Wilson and Cousins are also acceptable. Each cabinet shall contain a brass, chrome plated V25C.2.1/2" - 65mm angle valve; a brass, chrome plated VM26C - 38mm Hydrovent angle valve; a brass, body chrome plated N207C.1.1/2" - 38mm combination fog nozzle; a type HUB-100 - 22860mm (75 ft.) 38mm unlined linen fire hose with chrome plated rockerlug couplings; a PRD35B pressure restricting brass disc; and a R441.20P . 20 pin swing type hose rack with individual rack pins to swivel 180 degrees complete with water stop. The metal cabinet shall have semi-concealed butt hinges to provide 180 degree swing, a standard Corbin latch, and 6mm clear glass glazing. The flow restrictor shall be sized to restrict the maximum pressure on the stream to 413kPa.
26.4 Hangers Pipe hangers shall be adjustable wrought ring for steel pipe up to 100mm in size, and adjustable wrought clevis for steel pipe over 100mm in size. Plastic coated adjustable wrought ring hangers shall be used for copper piping. All piping shall be properly supported, guided and anchored to prevent excessive stresses, deflection, or vibration, and to relieve equipment of stresses due to the weight or expansion of piping. Each hanger shall be adjusted to take its full share of the weight. Hangers on insulated pipes shall be placed on the outside of the insulation, around shields or saddles. Horizontal cast iron soil pipe shall be supported at each joint. Where groups of fittings occur, not more than three joints shall be between hangers. Pipe hanger rods shall be steel threaded rods to A.S.T.M. A.36. They shall be installed straight without bends or offsets, and shall be anchored directly to the structure using cinch anchors in drilled holes. Powder actuated tools may not be used. The spacing and sizes of hanger rods shall be as follows:
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Nominal Maximum Minimum Pipe size Hanger spacing Rod size 12mm (1/2") 1800mm (6'.0") 10mm (3/8") 18mm (3/4") 1800mm (6'.0") 10mm (3/8") 25mm (1") 2400mm (8'.0") 10mm (3/8") 30mm (1 1/4") 3000mm (10'.0") 10mm (3/8") 38mm (1 1/2") 3000mm (10'.0") 10mm (3/8") 50mm (2") 3000mm (10'.0") 10mm (3/8") 62mm (2 1/2") 3000mm (10'.0") 12mm (1/2") 75mm (3") 3650mm (12'.0") 12mm (1/2") 100mm (4") 4250mm (14'.0") 16mm (5/8")
26.5 Valves Provide fabricated pipe air chambers at dishwashers, flush valve fixtures, and any other rapidly closing valves. They shall be the same size as the branch and 20 pipe diameters long. Noise due to water hammer is absolutely not acceptable. Provide Watts 223S pressure reducing valves on domestic cold water branches from building risers. They shall be of bronze body, complete with renewable stainless steel seat, high temperature diaphragm, removable disc holder, screw operated adjustable spring, and strainer with large perforated stainless steel screen, and screwed connections. Adjust them to provide a downstream pressure range of 310kPa to 380kPa. Provide isolation valve and strainer upstream of pressure reducing valve, and pressure gauge downstream.
26.6 Insulation All pipe insulation shall be non-combustible, or shall be treated with a coating of flame retardant adhesive, so that flame spread rating does not exceed 25, and smoke development rating does not exceed 50. Insulation shall be manufactured by Fiberglass Canada Ltd, or Manville Canada Ltd. Adhesives, coatings, and sealants shall be manufactured by Benjamin Foster Co, Ltd., or Flintkote Co. of Canada, or Minnesota Mining & Manufacturing of Canada Ltd. Domestic hot water piping shall be covered with 25mm glass fiber unjacketed insulation held firmly at 450mm centers with wire bands. Insulation shall be 40 mm thick for 40 mm diameter pipes or larger. Domestic cold water and chilled water piping shall be covered with 12 mm glass fiber unjacketed insulation held firmly at 450 mm centers with wire bands with an added factory applied vapor barrier. It shall be three ply of flame retardant black kraft bonded to aluminum foil, reinforced with fiberglass yarn. Butt joints shall be covered with a 100mm strip of the vapor barrier, cemented with adhesive. Fittings and valves shall be wrapped with 25mm of .340kg density glass fiber blanket, plus vapor barrier tape, an asphaltic sealing compound, and a smooth coating of insulating cement. All insulated piping exposed in service areas shall be recovered with 200g canvas, pasted on with an approved flame retardant adhesive.
26.7 Fixtures Provide Watts SI-742 Sediment Interceptor when installing sinks. Hot water tanks serving the Tenant space must be provided by the Tenant. Connecting into the base building domestic hot water infrastructure is not permitted. Hot water tanks shall be installed within the tenant space. Installation within the ceiling space is permitted. All tenant hot water tanks shall be installed within a pan to capture leakage, piped to a floor drain. The tank pressure relief valve shall be piped to a floor drain, not to the pan or to floor level. A leak detection system shall be provided within the pan to automatically shut-off the water supply to the tank in the event of a water leak detection.
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Gravity drainage from plumbing fixtures shall be provided wherever possible. Should pumping of plumbing fixture sanitary drainage be necessary, the pumping system shall be installed with a high water level detection system within the tank to automatically shut-off the water supply to the plumbing fixture. Backflow preventers shall be provided to tenant coffee machines or other similar appliances requiring a direct plumbing connection to protect the water supply as per CSA B64. The following is a list of approved fixtures:
Fixture Type Make Name Model Number
Urinal American Standard Washbrook FloWise 0.5 High Efficiency Urinal
6515.005
Flush Valve Sloan Royal Optima 195 WB ES-S
Water Closet American Standard Afwall Millenium FloWise Elongated Flushometer Toilet
3351.101
Flushvalve Delta Teck Commercial 81T201HWA
Backrest Franke Back Rest CM-16104
Lavatory American Standard Studio Undercounter Sink 0614.000
Faucet Delta Lavatory Electronic Faucet HDF
590-HGMHDF
Drinking Fountain Haws Barrier Free Chilled Wall Mount Fountain
H1001.8
27 Seismic Restraints
Earthquake restraints are to be provided for all mechanical systems in accordance with the Ontario Building Code, NFPA 13, SMACNA, HVAC duct construction standards and good engineering practice. All equipment shall be suitably anchored, whether rigidly connected to the structure, or on vibration isolators, and designed for earthquake loading for the Ottawa area. Drilled or power driven anchors and fasteners are not permitted. No equipment, equipment supports or mounts to fail before failure of the structure. The Contractor shall utilize a supplier familiar with the design of earthquake restraints to provide a comprehensive package of earthquake restraints for the project. Provide detailed shop drawings showing the proposed restraint system for all equipment, piping and ductwork on the project. The shop drawings shall include calculations for the supports certified by an engineer registered in the province of Ontario and recognized for their expertise in this area. Seismic control measures not to interfere with integrity of firestopping. At the completion of the project, the supplier shall review the installations on site, and shall prepare a written report certifying that the installations have been completed in accordance with their recommendations and the applicable building codes. Anchor equipment to equipment supports. Anchor equipment supports to structure. Suspended equipment shall be restrained using sway bracing and hanger rods. Equipment supported by vibration-isolation hangers should be detailed and installed with isolation hangers close to the structure and upward limit stops located directly below the hangers. Avoid bracing equipment to separate portions of the structure that may act differently in response to an earthquake. For example, do not connect a transverse brace to a wall and a longitudinal brace to a floor or roof at the same brace location. Seismic control measures not to jeopardize noise and vibration isolation systems. Provide 6 to 9 mm clearance during normal operation of equipment and systems between seismic restraint and equipment. Incorporate seismic restraints into vibration isolation system to resist complete isolator unloading.
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Fire protection systems: to NFPA 13 All other piping systems: to Ontario Building Code To be compatible with requirements for anchoring and guiding of piping systems.
28 Communications
The Tenant is required to make direct arrangements with a communications system provider, for the installation of telephone service to the Leased Premises. Telephone riser rooms are located on each floor. Telephone riser rooms are not available for installation of Tenant equipment. All wiring in the ceiling space (e.g. telephone and data communication) must be either plenum rated cable, or enclosed in conduit. Space is available in the communications rooms and in the ceiling space for Tenant’s fibre optics cable systems for data transmissions. Certain telecommunication installations may be subject to a regular Landlord charge due to space, power and HVAC requirements. Tenant must verify with Landlord prior to installation. Communications and data equipment shall be housed within the tenant suite. EMT or existing cast-in-slab conduit shall be used for all runs which are outside the riser space, and shall run from the Tenant side of the demising wall to termination at the hub. Conduits unless specifically noted otherwise shall be run concealed in ceiling spaces, walls, or partitions. Conduits in communication rooms and other unfinished service areas may be run exposed. Exposed conduits shall be run level and parallel to building lines. All conduits shall be clearly identified as to both tenant and service provider. Patch panels for the connection of tenant services shall be within the tenant space. All branch services shall be run entirely within the Tenant's space. Specifically it is not permissible to drop through the slab to the floor below in order to feed up to a connection or telephone outlet. The structural floor slab is not to be trenched. Where runs are suspended above ceilings EMT conduits up to 32mm diameter may be suspended with conduit clips fastened to the slab above. Wire or perforated strap will not be permitted. Where exposed on concrete or masonry walls, conduits shall be supported by conduit clamps and lead anchors. Concrete inserts shall be used for fastening supports to concrete. Inserts using a powder activated gun will not be permitted. Cables will not be supported from exiting cable bundles, conduit straps, plumbing, sprinkler pipes, suspended ceiling structures and supports, other inappropriate hardware, or base building equipment. Conduits and cable will be installed neatly and securely so as not to interfere or make inaccessible for servicing any existing installations or base building equipment. Pull boxes shall be installed wherever necessary for pulling of cables/wire. They shall be accessible after completion of the work. Outlet boxes shall be supported independently of the conduits or wiring to which they connect. Boxes shall be of a depth necessary to accommodate the number of conductors contained. Bar hangers shall be provided where it is impractical to mount them to the building structure. Boxes shall be installed plumb and square to the building lines. All pull strings will be replaced when adding new cables in conduit with test rating of 90 kilograms (200 lbs) minimum. A maximum of five meters of coils is permitted in the telecommunication rooms to be placed above the backboard. No coiling of cables is permitted in cable trays. Riser rooms shall be used for connection points only. No powered or heat producing equipment is permitted to be installed. No pull boxes/junction boxes or the like, which extend out from the wall for a distance greater than twelve inches will be permitted without prior written approval by the Landlord.
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CSA/ULC approved firestop assemblies must be used or replaced during the installation or removal of telecommunications cables. This may include fire rated walls, or vertically between floors. When entering through an existing firestop system, the integrity of the firestop system must be re-established upon completion of the installation. Note: The Tenant's contractor(s) will be allowed to work within the base building telephone rooms or
electrical rooms subject to the approval of the Landlord, for the express purpose of providing and connecting feeder cables to the Tenant's premises.
29 Security Systems
Landlord’s approval is required for all CCTV systems with equipment to be installed in common areas.
30 Architectural / Coring
Base Building Standard Demising Partition are with two layers of 5/8" (63 mm) fire drywall with staggered joints, 3.5/8” 25 gauge steel studs, sound attenuation bat insulation, 2 layers of 5/8” fire drywall with staggered joints, taped, 3 coats of plaster, sanded ready for finishes, fire caulking at top & bottom tracks and ALL penetrations. Provide access panels of sufficient size in wall or ceiling construction, as required by the Landlord or its Base Building engineering consultants, to permit necessary and/or code mandated access to equipment, services, electrical junction boxes, etc. Any fire walls that are breached must be restored to the original level of protection. Any fire proofing material that is removed must be replaced with approved material to maintain the original level of protection. The Landlord reserves the right to request, from the Tenant, an independent inspection of the fireproofing by a qualified consultant at the Tenant's expense. Interior partitions and demising walls shall intersect the curtain wall only at a column or window mullion. See Schedule C for mandatory details, applicable to 50 O’Connor only, to be used at these locations. Before the premises are occupied ensure that the following areas and/or items are cleaned: light fixtures and lenses; ceilings and ceiling tiles; floor tiles and carpets; public corridor walls and doors immediately adjacent to the premises; the inside and outside of the perimeter heaters; inside faces of windows; all service rooms. Suite entry doors and hardware shall be provided by the Landlord. Tenants may select any of the configurations in Schedule C. Coring of the slab is subject to Landlord approval and certain restrictions. Tenants should ensure that any coring requirements are brought to the Landlord’s attention for review and approval.
Schedule A
Approved Trades
Page 1 of 2 Revision V.1.2 Last updated: August 15, 2019
Life Safety System Vipond Inc. 613-225-7390
Building Controls System Johnson Controls Limited 613-831-7671
Demolition AJ Construction 613-837-5550
Curb Appeal Plus 613-978-7587
Latcon 613-738-9061
Arecon Construction 613-203-0666
Drywall/Ceilings* Donovan Lebeau 613-592-4185
Ottawa Acoustic RL 613-664-3299
RGZ Development 613-435-3064
Flooring* Accu-Lift Flooring 613-225-5288
Jacques Lamont Ltée 819-777-1657
National Décor Flooring 613-224-3536
Young Carpets 613-744-2744
Painting* Commercial Coatings 613-324-2130
Solutions M.M. 819-208-6369
Zenon Painting 613-769-2847
Sprinklers Gates Fire Protection 613-834-0357
Viking Fire 613-225-9540
Vipond Fire 613-225-0538
HVAC* C&S Heating 613-224-5355
Clément Marchand 613-745-0808
Climate Works 613-838-9989
Dilfo Mechanical 613-741-7731
McNolty Mechanical 613-673-1551
Modern Niagara 613-591-7505
Seabrook Bros. Mechanical 613-228-3236
Testing & Balancing HVAC Inspecting Services Ltd. 613-230-3333
Plumbing* Climate Works 613-838-9989
JJ Plumbing 613-821-9172
Modern Niagara 613-591-7505
S&R Mechanical 613-830-0165
Schedule A
Approved Trades
Page 2 of 2 Revision V.1.2 Last updated: August 15, 2019
Electrical All Pro Electric 613-695-1770
Anew Electrical 613-722-5558
Betron Electric 613-831-4033
Day-view Electric 613-737-9608
GP Garrick Electric 613-229-2241
Floor Grinding Van’s Pressure Cleaning 613-225-9533
Commercial Coatings 613-821-3869
Housekeeping Bee-Clean Building Maintenance 613-860-1860
* Contractors may propose additional trades (in categories marked with an *) provided that at least two references
are included with the bid.
Schedule B Insurance Requirement
Page 1 of 2 Revision V.1.2 Last updated: August 15, 2019
1 Tenant Insurance
The Tenant must provide, to the Landlord, evidence of their insurance coverage for Tenant's Insurance as required in the Lease The Tenant shall protect the Landlord against the placing of liens under the Construction Lien Act by Tenant's contractors, subcontractors or suppliers, in accordance with Tenant's obligations set out in the Lease.
2 Contractor Insurance
The Contractor hereby indemnifies and saves harmless the Owner from any and all claims, losses, costs, damages and expenses which the Owner may suffer arising out of any sickness, personal injury or death, damage to or loss of property, infringement of any right or privilege or encroachment on any easement, whether due to negligence or not, arising out of or in any way connected with this Agreement or the services or additional services to be provided or materials to be supplied in connection therewith. Commercial General Liability Insurance Shall be in the joint names of the Contractor and Sun Life Assurance Company of Canada, and BK Prime Ontario 1 LP, and BentallGreenOak (Canada) Limited Partnership as an Additional Named Insured providing coverage in respect of bodily injury (including death) and/or property damage arising out of the existence and construction operations at the demised premises with limits of liability of not less than $5,000,000.00 per occurrence with Property Damage Deductible not exceeding $2,500.00 per occurrence. Policy coverage shall not be less than provided by IBC Form 2100 or its equivalent including coverage for hostile fire pollution damage, not less than two years completed operations coverage, and Non Owned Automobile coverage. Coverage is to include not only premises, but the roof and the equipment room. Automobile Liability Insurance Automobile Liability Insurance in respect of licensed vehicles shall have limits of not less than $2,000,000 inclusive per occurrence for bodily injury, death, and damage to property, in the following forms, endorsed to provide the Owner with not less than thirty (30) days written notice in advance of any cancellation, change or amendment restricting coverage: (1) Standard Non Owned Automobile Liability coverage; (2) Standard Owners form automobile policy providing third party liability and accident benefits insurance
and covering licensed vehicles owned or operated by or on behalf of the Contractor. The policy must provide for a thirty (30) day notice to the Owner prior to any cancellation or change.
Schedule B Insurance Requirement
Page 2 of 2 Revision V.1.2 Last updated: August 15, 2019
Contractor’s Equipment Insurance All Risks Contractor’s equipment insurance covering machinery and equipment used by the Contractor for
the performance of the Work, in a form acceptable to the Owner. This insurance shall not allow subrogation
claims by the insurer against the Owner. The policies shall be endorsed to provide the Owner with not less
than thirty (30) days written notice in advance of cancellation change or amendment restricting coverage.
The Contractor shall provide the Owner with proof of insurance prior to commencement of the Work and at each renewal shall provide the Owner with a certified copy of each insurance policy exclusive of information. The Contractor shall maintain such insurance or pay such assessments as will protect the Contractor and the Owner from claims under the Workplace Safety & Insurance Board. The Contractor shall provide verification of good standing with WSIB, prior to the undertaking of any construction in the Leased Premises and/or any other areas requiring access within the building. Insurance coverage shall be at least the minimum stated in the Lease and in the attached addendum.
FOREVERGREEN
TENANT GREEN DESIGN GUIDE
Tenant Green Design Guide
FOREVERGREEN
TENANT GREEN DESIGN GUIDE
Table of Contents
Introduction
Our Commitment
Why a Green Design
Getting Started
Energy Efficiency o Water o Lighting o Heating Ventilation and Air Conditioning o Equipment and Appliances o Energy Measurement o Construction and Commissioning
Environmentally Friendly Interiors o Floor Materials o Walls, Wall covering and Paint o Furniture o Millwork
During Construction or Renovations o Waste Management o Indoor Environment
Information and Resources
Taking it to the Next Level Schedule 1 – LEED CI Summary
FOREVERGREEN
TENANT GREEN DESIGN GUIDE
Introduction This Tenant Green Design Guide is supplemental to and is intended to be read and used in conjunction with the buildings’ Tenant Design Criteria Manual. This guide contains general information, procedures and recommendations designed to assist tenants in the design and construction of their improvements within their premises with the ultimate goal of being environmentally responsible and economically profitable and creating a healthy workplace for all employees. The Lease and any other agreement(s) between the tenant and landlord of the building shall govern and take precedence over any information included in the Tenant Design Criteria Manual and this Tenant Green Design Guide.
Our Commitment We are committed to strategically develop and continually improve environmental best practice with regard to our managed properties and the impact they have on the communities in which we do business. ForeverGreen is the foundation of our Responsible Property Management principles. These principles embody the elements of sound property management practices with social and environmental principles of sustainability. We seek the involvement of stakeholders, including our clients, employees, tenants and suppliers, in our efforts to reduce green house gas emissions, increase waste diversion and assist us in reducing the environmental footprint of the properties that BentallGreenOak manages. This commitment takes many forms, including the development of a culture of conservation and sustainability through appropriate and effective communication. We offer education programs to staff and we engage tenants in conservation practices and stewardship as well as inform all parties on the use of effective waste, energy and utilities management principles, all of which are incorporated in this Green Design Guide. You play an important role in our building and we want you to know about our commitment to Responsible Property Management. Please visit our website for more information about our ForeverGreen promise and for a listing of all of our buildings that have been certified “Green” or have received industry related awards and recognition.
FOREVERGREEN
TENANT GREEN DESIGN GUIDE Why a Green Design? It is well documented that more than 30% of the total energy produced and 60% of the electricity generated is consumed by buildings annually. Additionally, a typical North American commercial construction project generates up to 1.13 kilograms or 2.5 pounds of solid waste per square foot of occupied floor space. A Green Design not only has a positive impact on public health and the environment, it reduces operating costs, enhances employer organizational marketability, has the potential to increase occupant productivity and demonstrates a commitment to a sustainable community. Beyond that, it contributes to a sustainable environment by reducing our energy and natural resource consumption and cutting down on the waste and pollution we create. Many leading organizations consider the impact their workplaces have on a range of financial drivers and a Green Design can assist in securing a competitive advantage. This can provide the following benefits: Enhance company reputation Attract and retain talented employees Enhance employee wellbeing and
productivity
Enhance and protect organizational knowledge
Reduce Liability
Some of the economic benefits of a green building are: Lower utility bills and operating costs because of energy and water efficiency systems Lower waste and dumping costs because of landfill diversion measures (recycling/reuse
programs) used during construction and occupancy Lower energy bills from efficiencies in HVAC systems Fewer employee sick days taken and heightened worker productivity because of improved indoor
air quality
Getting Started
Whether you have an in-house team that serves your facility design needs or you rely on outside firms to assist you, it is paramount that you select design consultants that are wholly committed to a Green Design. Once your design team is established choose other advisors (including engineers, suppliers, commissioning services and contractors) that are equally engaged in environmental best practices. Key considerations in a Green Design include: Energy efficiency in mechanical and electrical installations that addresses thermal considerations,
noise and indoor air quality and meets flexibility and privacy needs Environmentally friendly interiors that support healthy work environments and avoid / minimize
harmful emissions Effective Waste Management practices and indoor environmental controls during renovation work This document includes a number of initiatives and strategies that should be considered when arranging service agreements and construction documents and will assist you in developing and refining plans and specifications that achieve your Green Design goals. Often the first question asked is “What does a Green Design cost?” Many measures can be done with no additional cost while others may involve minimal upfront costs but will save money over the long haul. Some green measures may cost considerably more, but yield benefits that are more difficult to quantify, such as improved productivity. In all cases, the key to eliminating or minimizing additional costs is to establish your design team and set your goals very early in the process.
FOREVERGREEN
TENANT GREEN DESIGN GUIDE Energy Efficiency Water: It is important to consider reducing our consumption of this resource in order to ease the burden on water and sewer infrastructure systems in our cities. Through Green Design you can maximize water efficiency within your space to reduce the burden on water supply and waste water systems. These strategies, in aggregate, will help you to reduce potable water consumption up to 20% over a typical installation. Use the following as a guide to achieving this goal:
Fixture Maximum Flow Requirement Index: (LPF) liters per flush (LPM) liters per minute (L/CY) liters per cycle (GPF) gallons per flush (GPM) gallons per minute (G/CY) gallons per cycle
Water Closets 6.0 (LPF) 1.6 (GPF)
Urinals 3.8 (LPF) 1.0 (GPF)
Shower Heads 9.5 (LPM) 2.5 (GPM)
Faucets 8.3 (LPM) 2.2 (GPM)
Replacement Aerators 8.3 (LPM) 2.2 (GPM)
Metering Faucets 0.95 (L/CY) 0.25 (G/CY)
Choose the most efficient water consuming fixtures available when installing new fixtures, whether these are for a kitchen, private bathroom, employee gym, etc. Technologies are changing at a rapid pace so ensure your consultants incorporate the best available in your Green Design.
Lighting: Understandably, a lot of emphasis goes into designing premises lighting in a Green Design. After all, it accounts for more than 60% of total premises energy costs and represents the largest single opportunity for savings. The building standard lighting system already achieves a high level of energy performance through the use of T8 lighting and proper spacing of fixtures. Taking advantage of as much natural light as possible should be the initial focus. Next is an efficient lighting design. Energy efficient solutions are flooding the marketplace at an increasing rate and your design team is crucial to ensuring latest technologies are used. A Green Design for lighting incorporates many elements, the highlights of which are detailed below: Use energy efficient fluorescent lights with electronic ballast (less than 10W/m2) for general office
lighting Design for light levels to 35-40 foot candles or 1 watt per square foot and incorporate task lighting
where higher lighting levels are needed. For special purpose lighting, use compact fluorescents or LEDs. Install comprehensive occupancy based lighting control systems with appropriate zoning and
incorporate daylight harvesting (use of natural light within 4.5 meters (15 feet) of windows and under skylights). Simple solutions include occupancy sensors in private offices or meeting rooms and/or electronic dimmer switches.
Use LED in exit signs which only consume 1.6W of power versus 30W in conventional signs. Where the base building system does not meet your needs you may wish to consider installing
upward facing or indirect lighting using parabolic lenses to reflect off the ceiling as a replacement to standard overhead fluorescent fixtures. Not only does this system produce a softer and shadow free light, computer screen glare is also reduced.
An added benefit to lowering the energy use in lighting systems is the reduction in the heat loads created which has a positive effect in the cooling system/s of the building.
FOREVERGREEN
TENANT GREEN DESIGN GUIDE
Heating Ventilation and Air Conditioning: Improved and enhanced indoor air quality is fundamental in achieving overall employee satisfaction. Thus your goal is to establish and design to quantifiable standards for indoor air quality (IAQ) performance. A successful Green Design for HVAC is often conditional on the base building capacities and systems. Where feasible: Provide for separate control zones in every room or area with a solar exposure Zone interior spaces separately Install controls and systems capable of sensing space use and modulating HVAC systems in
response to space demand. This includes private offices and specialty occupancies (conference rooms, kitchens, etc.)
Equipment and Appliances: Install only Energy Star rated equipment and appliances, including kitchen and laundry appliances, office equipment, electronics and commercial food service equipment and, more importantly, ensure equipment and computers are turned off when not in use. Energy Measurement: The ability to track energy consumption within the premises is a key step in energy conservation and awareness. It allows ongoing accountability and optimization in energy performance over time. By installing metering equipment that measures and records consumption within your space on all electrical, gas and water services you are able to monitor energy usage, which in turn allows you to identify, influence and see the results of any energy programs and initiatives you undertake. For larger projects, continuous metering equipment should also be installed for the following end uses: Lighting systems and controls High consumption areas such as computer / server rooms “plug load” measuring consumption of office equipment, photocopiers, computers, etc. which are
plugged into electrical outlets throughout your space
Construction and Commissioning: The construction phase begins once you have a contract with the contractor you have selected. It ends when the project is complete and ready for occupancy. The last step prior to occupancy should be a commissioning period. A project cannot be deemed a success until proven with written verification that confirms the project’s mechanical, HVAC and electrical systems are installed and calibrated and performance is validated to the intended design. This verification process is completed by a commissioning team and should be included as part of your project work. Further Reductions in Footprint: In order to further reduce your energy footprint once you have designed and constructed efficient space, you may want to give consideration to purchase Green Power for your premises.
FOREVERGREEN
TENANT GREEN DESIGN GUIDE Environmentally Friendly Interiors
Floor Materials: Floor finishes have the greatest single environmental impact of any fixed item over the life of a typical tenant’s occupancy timeframe. This is due to a tendency to replace floor materials at the end of every lease cycle. If reusing existing floor finishes is not possible or practical, many environmentally friendly options are available at similar and often lower cost than typical selections. For example:
Use modular carpets, reconditioned options or those with high recycled content Choose low emissions products Use linoleum instead of vinyl Select carpets from vendors who will take back the product for recycling at the end of its
useful life.
Walls, Wallcovering & Paint: Research indicates a link between open plan work environments and improved organizational learning. By reducing the amount of walls or offices and moving towards an “open work” plan, you are not only reducing upfront costs, but increasing employee moral and wellbeing. This has the potential to generate further proven organizational productivity through inherent increases in natural light and better ventilation associated with this design approach. Minimize the amount of volatile organic compounds ‘VOC” in paints, adhesives and sealants that are specified. This contributes to a healthier and more pleasant work environment for staff, especially at the beginning of your occupancy. Natural paints cost only a little more than standard paints and are completely VOC free. These provide a tangible demonstration of your company’s commitment to maintaining a healthy environment for employees. Avoid the use of vinyl wall coverings as much as possible as most tend to have a high VOC content.
Furniture: Workstations can also have a significant environmental impact, particularly if they are not designed for easy assembly and reassembly, and capable for reuse or recycling. Improvements to indoor environment quality can be attained through the use of products that contain no or low “VOC”. General office furniture contributes to a significant percentage of waste going to landfills. Consider reusing as much office furniture as possible which saves money and the environment. Cost effective, environmentally and healthy (no or low VOC) products are readily available and some manufactures agree to take back products for reuse or recycling at the end of your use.
Millwork: A Green Design incorporates built in waste receptacle millwork to ensure that all recyclable materials generated within your space is diverted from landfill. The following waste streams should be taken into consideration when working with your property management team: Kitchens/Kitchenettes/Serveries Photocopy Areas Meeting/ Boardrooms - Organic Waste - Paper - Paper - Cans and Bottles - Toner Cartridges - Cans and Bottles - Paper - Battery Recycling - Waste - Plastics and Styrofoam - Organic waste Each receptacle should be properly labeled according to the building's identified waste streams.
FOREVERGREEN
TENANT GREEN DESIGN GUIDE
During Construction or Renovations Waste Management: An effective waste management program is based on the 3Rs, Reduce, Recycle and Reuse. The element that needs to be considered right from the start is REUSE! If your Green Design requirements are due to a relocation, be sure to walk through your new premises and give careful consideration to any existing fixtures and furniture that can be reused. Also look to reuse whatever materials, equipment and resources you can from your existing premises. If demolition of some or all of the premises is to be undertaken ensure suppliers, contractors and/or subcontractors retrieve / retain packaging (e.g. skids, plastic wrap etc.) for reuse. This leads us to the next step in waste management, RECYCLE! Your contractor should be advised to contact local salvaging/recycling companies and arrange for recycling services. At a minimum, you should ensure your contractor recycles the following waste materials that could not be reused and may be generated throughout demolition or construction:
Concrete / masonry / stone Plastic Steel and other metals Blue Box waste Wood Glass Gypsum Ceiling tiles Cardboard Carpet
The final step in your waste management efforts is to REDUCE! Prevent damage of materials due to mishandling, improper storage and contamination so they do not end up as waste. Where possible, use prefabricated components built at a central facility to avoid waste generation at the site. An important element of the commitment to waste management is ensuring effective documentation is kept during the construction process. This is done through a Waste Diversion Report. The report is comprised of a compilation of waybills, invoices, letters and other documentation from your suppliers/contractors that is appropriately indexed and shows product types, quantities and details of waste diverted and waste sent to landfill. A copy of your Waste Diversion Report should be provided to us when completed. It is therefore essential that you inform your contractor early in the renovation process about the following processes and procedures that form part of a Green Design.
FOREVERGREEN
TENANT GREEN DESIGN GUIDE Designate a central Waste Collection Area onsite that is dedicated to the separation and storage of all waste generated during demolition and construction.
Provide separate containers in the Waste Collection Area that are sized to accommodate the estimate amount of each waste type and quantity.
Clearly indicate the material type being stored in each container using appropriate signage and labels.
If space is insufficient to provide proper sorting, ship all materials to a sorting station. Co-ordinate daily inspections of containers to check for and remedy cross contaminations. Ensure the material type is clearly labeled on each container. Arrange for and/or promptly transport containers to receiving facilities when containers are full.
Provide “blue box” recycling bins on site for recycling waste generated by site workers and visitors. Waste deposited in the bins should include aluminum, food or beverage cans, glass and plastic bottles and jars for food or beverage, cardboard and paper products. Within 14 days… Have suppliers and contractors provide a letter listing the item(s) to be reused and the item(s) and
quantity being removed from the site. Those items being removed from the site should show a list of proposed salvaging / recycling
facilities to be used and further specify the material(s) that will be accepted by each facility and whether the material(s) will be reused, recycled or sent to landfill.
Follow any salvaging / recycling facilities’ material acceptance requirements to ensure materials are properly sorted, grouped and packaged for collection.
Indoor Environment: Prevent indoor air quality problems arising from the construction / renovation process. Protect all materials from moisture damage whether stored on-site or installed with the use of absorptive materials. Provide filtration media with a Minimum Efficiency Reporting Value (MERV) of 8 at each return air grill when air handlers are used during construction. Air handling systems serving the premises will only be turned on in the construction area when filters have been installed. Additionally, reduce the quantity of indoor air contaminants that are odorous, potentially irritating and/or harmful to the comfort and well being of installers and occupants. This would include adhesives, sealants and sealant primers. Specify low volatile organic compound “VOC” materials in all products being used. This is often accomplished with no additional cost. Special consideration should be given to the selection of furniture and fixtures to ensure VOC levels are minimized and sufficient time for “off gassing” of new furniture is allowed to occur in a warehouse designed for this purpose rather than on the construction site. Be sure to order these products early in your process so it does not delay your overall construction schedule.
FOREVERGREEN
TENANT GREEN DESIGN GUIDE
Information and Resources To assist you in identifying environmentally friendly and sustainable (“green”) goods and services; sourcing, using and disposing office products in an environmentally preferable manner; and recognizing the vast array of products and services available, we have identified a few of the thousands of web sites available in your pursuit of Green Design. EcoLogoM Program – Launched by the Canadian Federal government in 1988, EcoLogoM has grown to service thousands of buyers and sellers of green products throughout the United States and Canada. EcoLogo TM is North America’s oldest environmental standard and certifications organization. At this site, you will be able to make important, green conscious decisions while you browse through a list of over 7,000 product and service offerings. http://www.ecologo.org/en/ Bullfrog Power – Bullfrog sources power exclusively from generators who meet or exceed the federal governments Environmental Choice Program EcoLogoM standard for renewable electricity. http://bullfrogpower.com Public Works Canada - offers a number of reference guides and publications including Environmentally Responsible Green Office and an Environmentally Responsible Construction and Renovation handbook. http://www.pwgsc.gc.ca/realproperty/text/publications-e.html BUILDSMART
® - a program of Metro Vancouver, is a sustainable building information source for the
design and construction industry, helping make smart, sustainable choices when crafting the future of our constructed environment. The site features a sustainable products directory, technical resources, and information covering the life cycle of a building including; Design, Construction, Operations, Retrofit/Renovation and finally Deconstruction. http://www.gvrd.bc.ca/BuildSmart/
Taking it to the Next Level If you wish to take your commitment to designing and constructing sustainable office interiors to an elevated level we highly recommend you consider certification of your interior renovations to the LEED
® - CI rating system offered by the Canadian and United States Green Building Councils. A two
page summary is attached to this guide as Schedule 1 with detailed information available at the following websites: http://www.cagbc.org/
http://www.usgbc.org/ Of paramount importance is to ensure your consultants are LEED Accredited Professionals with experience in LEED accreditation programs to alleviate costs that can be associated with their learning curve.
FOREVERGREEN
TENANT GREEN DESIGN GUIDE
Schedule 1 LEED
® - CI Summary
What is LEED? The Leadership in Energy and Environmental Design (LEED) Green Building Rating System™ is a voluntary, consensus-based national rating system that encourages and accelerates global adoption of sustainable green building and development practices through the creation and implementation of universally understood and accepted tools and performance criteria.
LEED Basic Facts LEED is implemented by the Canadian Green Building Council for the Canadian market and
by the U.S. Green Building Council for the United States market which are not for profit and non profit organizations respectively
LEED is a point-based system for rating the environmental performance of buildings
Ratings of CERTIFIED, SILVER, GOLD or PLATINUM are awarded based on the number of points a project achieves
LEED includes a third-party review and certification process
There are several versions of LEED, each addressing different building types and construction scopes
LEED –CI LEED for Commercial Interiors is the green benchmark appropriate for the tenant improvement market. It is the recognized system for certifying high-performance green interiors that: are healthy, productive places to work; are less costly to operate and maintain; and have a reduced environmental footprint. LEED–CI provides a framework to make sustainable choices to tenants and designers who do not occupy whole buildings. LEED–CI addresses the following categories of environmental performance, which are explained in more detail in the sections that follow:
Sustainable Sites
Water Efficiency
Energy & Atmosphere
Materials & Resources
Indoor Environmental Quality
Innovation in Design Sustainable Sites This section looks at the environmental choices in terms of the site, its surroundings and certain aspects of the base building in which the LEED–CI project is taking place. A number of the issues addressed in this section may be outside of the scope of influence of the tenant. Within Sustainable Sites, LEED–CI addresses environmental performance in areas such as the reuse of brownfield sites, stormwater management, heat island effect, on-site renewable energy and transportation management. Water Efficiency Points for water efficiency are awarded to project teams for their reduction in potable water use relative to standard practice. Low flow fixtures such as toilets, showers and faucets all contribute towards these points.
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TENANT GREEN DESIGN GUIDE Energy & Atmosphere Energy conservation may be the most important way to reduce the negative environmental impact of buildings, since energy use is implicated in resource depletion, global warming and air pollution to name but a few impacts. To reflect the importance of this section, it contains three prerequisites – mandatory measures that must be completed in order to obtain any level of LEED certification. These are:
Fundamental Commissioning – to ensure that testing procedures are conducted before tenant occupancy
Minimum Energy Performance – to ensure compliance with energy code standards
CFC Reduction – to ensure the avoidance of ozone depleting CFCs in mechanical equipment
LEED rewards projects with points for meeting or exceeding energy efficiency standards for lighting, HVAC and appliances. Points are also available for electricity from green sources, energy metering and enhanced commissioning. Materials and Resources The energy and resources required to extract, manufacture and transport building materials have significant environmental impacts. To reduce these impacts, the design team should emphasize the use of materials that have a minimal environmental impact and low embodied energy. This section has one prerequisite – the provision of space for storing recyclables in the finished project – and also assesses the recycled content, reused content and locality of the materials used. Points are also available for diverting construction waste from landfill and selecting sustainable materials such as FSC certified wood or rapidly renewable materials such as bamboo. Indoor Environmental Quality Earth-conscious building design doesn’t stop at the building entrance, but includes issues related to the indoor environment: air quality, natural lighting and outdoor views. Healthy workspaces mean healthy, happy and productive staff with reduced absenteeism; many measures in this section make commercial sense too. All projects must comply with two prerequisites in this section – tobacco smoke control and ventilation rates in accordance with or better than minimum standards. Beyond that, LEED encourages a healthy working environment in two ways. First, LEED awards project points for minimizing harmful substances such as pollutants from construction process and harmful substances (particularly VOCs) in materials, paints, sealants and furniture. Second, LEED recognizes design features that actively contribute toward health and well being, namely natural day lighting, views out and comfortable and controllable heating, ventilation and lighting systems. Innovation in Design The final section allows projects to be rewarded for innovation measures not covered elsewhere in LEED or to achieve points by demonstrating “exceptional performance” in one of the areas covered by LEED.
Schedule E Design Review Form
Page 1 of 1 Revision V.1 Last updated: March 24, 2017
Drawing Package Information
Project title:
Package information:
Designer:
M/E:
Original review date:
Latest update date:
Category / drawing #
Comment Comment By Response Response By Accepted Date
General
Architectural
M/E
*Document is considered FINAL once put into PDF format by the Landlord, with accepted dates showing for each comment