REQUEST FOR PROPOSALS
TO LEASE, DEVELOP AND OPERATE
CONCESSIONS AT
IQALUIT INTERNATIONAL AIRPORT
DECEMBER 18 2014
Nunavut Airport Services Ltd.
Request for Proposals
Nunavut Airport Services Ltd. (“NASL”) invites the submission
of proposals to lease, develop, and operate Food and Beverage
and Retail Concessions at Iqaluit International Airport (the
“Airport”). NASL is the authorized agent of the Government of
Nunavut (“the GN”) for purposes of selecting and administering
concession lease agreements for the Iqaluit International
Airport. Proposals prepared in accordance with the instructions
stated in this Request for Proposals (“RFP”) will be received by
NASL until:
3:00 p.m. CST on March 20, 2015
Sealed proposals shall be delivered to:
Nunavut Airport Services Ltd.
Room 201
2000 Wellington Ave.
Winnipeg, MB R3H 1C2
Attention: Ms Mary Ellen McDonald
Late proposals will not be considered for selection and will be
returned to the proponent unopened. NASL is not responsible for
late or misdirected delivery of proposals. Please keep in mind
that proposals sent from outside of Canada will be processed
through customs, which may delay transmission.
One signed original and one copy of the proposal shall be submitted
in a sealed envelope or container. Please also include one copy
of the proposal on either a flash drive or DVD. Each envelope or
container must be clearly marked on the outside with the notation
“Request for Proposals - Concessions.”
Proponent’s name and
address must be on the outside of the envelope or container. No
responses will be accepted after the stated deadline. The Request
for Proposals packet may be downloaded from NASL’S website at
www.wasco.ca
NASL is offering two distinct opportunities to develop, operate
and manage concessions at the Airport.
Proponents may submit
proposals for one or both of the concessions. NASL will award the
offered concession options to the qualified and responsible
proponent who offers the best overall proposal for each package in
consideration of the Selection Criteria. However NASL retains the
discretion to award both packages to any one proponent.
NASL’s primary objectives for the concessions program are as
follows:
o
o
o
o
o
Provide quality customer service
Provide quality, variety and unique products suited to the
market
Introduce and maintain value for money and competitive value
pricing
Provide well known international and local brands
Maximize sales and optimize revenues
NASL has specific goals which it expects the successful proponent
to achieve, as follows:
o
o
Develop attractive, well-appointed, interior and exterior
displays that are striking, stimulate optimum sales and meet
the requirements of the Tenant Design and Construction
Guideline.
Develop a merchandise mix that appeals to and satisfies the
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Nunavut Airport Services Ltd.
o
Request for Proposals
changing wants, needs, and desires of the full spectrum of
the market with distinct Iqaluit/Nunavut offerings.
Create an ongoing market research/customer satisfaction
program that will keep the concessionaire and NASL informed
about current market trends and customer preferences.
NASL is not precluded from negotiating with the selected
proponent(s) to modify proposals to best suit the needs of NASL
and the GN. NASL also reserves the right to reject proposals from
proponents that have pending litigation or claims with NASL or the
GN, or if such proposal includes a proposed subcontractor,
subtenant or supplier that has pending litigation or claims with
NASL or the GN, if NASL determines, in its sole discretion, such
litigation or claims may adversely affect the ability of the
parties to work efficiently and effectively under any of the
contracts contemplated by this RFP, or for any other reason as
determined by NASL.
As it is the purpose of NASL to obtain a
proposal most suitable to the interests of NASL and the GN, NASL
reserves the right to waive any irregularity or insufficiency in
any proposal submitted, to waive any informalities, technicalities
or omissions, and to accept the proposal(s) deemed most favourable
to the interest of NASL. NASL has the right not to accept any
proposal.
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1.0 Project Background and Concessions Program ........................................ 6
1.1 Historical Concession Activity............................................................... 10
1.2 Iqaluit International Airport Redevelopment Project ............ 10
2.0 Submission, Selection and Contracting Procedures ....................... 11
2.1 Schedule ................................................................................................................... 11
2.2 Proposal Due Date and Time ........................................................................ 11
2.3 Minimum Qualifications .................................................................................. 11
2.4 Pre-Proposal Conference ............................................................................... 12
2.5 Questions ................................................................................................................. 13
2.6 Submission of Multiple Proposals .......................................................... 13
2.7 Proposal Withdrawal ......................................................................................... 14
2.8 NASL’s Right to Cancel, Reject or Reissue RFP........................... 14
2.9 Award and Rejection ......................................................................................... 14
2.10
Evaluation Procedure................................................................................... 15
2.11
Consent to Investigation ......................................................................... 15
2.12
Proponent Interview ..................................................................................... 15
2.13
Execution of Concession Agreement ................................................... 15
2.14
Selection Criteria ....................................................................................... 16
2.15
Proponent’s Cost of Proposal Preparation................................... 18
2.16
Ownership ............................................................................................................. 18
2.17
Representation by Brokers....................................................................... 18
2.18
Confidentiality............................................................................................... 18
2.19
Interpretation of RFP ................................................................................ 18
2.20
Disclaimer........................................................................................................... 18
2.21
Use of Request for Proposal .................................................................. 19
3.0 Scope and Conditions of the Offered Concessions .......................... 20
3.1 Overview ................................................................................................................... 20
3.2 Premises ................................................................................................................... 20
3.3 Description of Packages ............................................................................... 20
3.4 Capital Investment and Improvements................................................... 21
3.5 Condition of Premises .................................................................................... 22
3.6 Term of Concession Agreement ................................................................... 22
3.7 Late Opening Fees .............................................................................................. 22
3.8 Compensation to NASL....................................................................................... 22
3.9 Required Compliance ......................................................................................... 23
3.10
Personnel Background Checks .................................................................. 23
3.11
Exclusivity ........................................................................................................ 24
3.12
Value Pricing ................................................................................................... 24
3.13
Hours of Operation ....................................................................................... 24
3.14
Official Languages ....................................................................................... 24
3.15
Insurance Coverage, Release and Indemnification .................. 25
3.16
Performance Bond ............................................................................................ 25
3.17
Performance Standards ................................................................................ 25
4.0 Merchandising Plan and Concepts ................................................................ 26
4.1 Recommended Merchandising Plan............................................................... 26
5.0
Proposal Format and Instructions .............................................................. 28
Exhibit A Passenger Profile ...................................................................................... 34
APPENDIX 1 ............................................................................................................................... 48
AIR TERMINAL BUILDING PROFORMA DRAWING ...................................................... 48
APPENDIX 2 ............................................................................................................................... 49
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FORM OF CONCESSION AGREEMENT ............................................................................. 49
APPENDIX 3............................................................................................................................... 78
TENANT DESIGN & CONSTRUCTION GUIDELINE ....................................................... 78
APPENDIX 4............................................................................................................................... 79
REQUIRED PROPOSAL FORMS ........................................................................................... 79
Form 1 ....................................................................................................................................... 79
Business Information Statement ............................................................................................... 79
Form 2 Proposal Affidavit ........................................................................................................ 88
Form 3 Form of References ...................................................................................................... 92
Form 4 Experience Statement ................................................................................................... 93
Form 5 Financial Information Statement .................................................................................. 96
Form 6 Compensation to NASL ............................................................................................... 99
Form 7 Projected Sales, Rent, Net Income, and Cash Flow ................................................... 100
Form 8 Capital Investment and Financing Plan...................................................................... 101
APPENDIX 5............................................................................................................................. 102
SUPPLY CHAIN SECURITY PROGRAM ........................................................................... 102
APPENDIX 6 – Proposal Evaluation ........................................................................ 107
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Nunavut Airport Services Ltd.
1.0 PROJECT BACKGROUND
AND
Request for Proposals
CONCESSIONS PROGRAM
In 2011 the GN commissioned a functional space program for a
proposed new Airport Terminal Building (ATB) at Iqaluit
International Airport.
The current terminal facilities at the
Airport face significant space deficiencies which result in
unacceptable levels of service, severe congestion during peak
periods, and delays.
This facility has exceeded its design
capacity and must be replaced with an expanded modern facility.
Under the terms of a Project Agreement with Arctic Infrastructure
Partners, NASL is to operate the existing ATB until mid-2017 when
NASL will take over operations of a newly constructed ATB based on
the functional program as outlined below.
In addressing the existing and future needs of air travelers, an
ATB is required which meets the functional and regulatory
requirements of its stakeholders, including the air transportation
industry, the Canadian Air Transport Security Authority (CATSA)
and the Canada Border Services Agency (CBSA).
As well, an ATB
must provide a level of service and amenity to the traveling public
as would be expected for the capital of Nunavut.
The ATB is the primary interface between the aircraft and the
ground-based passenger processing functions.
The ATB includes
facilities for the processing of passengers and their baggage, as
well as providing passenger amenities, air carrier/airport
administration functions and support facilities.
The terminal building will serve primarily those passengers whose
trips begin or end in Iqaluit.
These are described as
‘origin/destination’ passengers. However, approximately 15% of the
current passengers use Iqaluit as a point at which to transfer to
flights for onward destinations.
These are described as
‘connecting’ passengers.
The ATB will meet the functional
requirements for both origin/destination passengers as well as
connecting passengers.
Air service from Iqaluit to remote Nunavut communities does not
require CATSA pre-board security screening. Flights to southern
destinations, such as Ottawa or Montreal, do require pre-board
security screening. The ATB will accommodate the functionality to
support both screened and non-screened air service and will provide
appropriate security measures as required by Transport Canada to
separate these two streams of passengers.
Iqaluit Airport as of June 2014 includes limited seasonal
international service with flights to Nuuk, Greenland utilizing
Bombardier Dash 8-200 aircraft. The Airport Master Plan prepared
for Iqaluit Airport suggests that international tourism in the
future may also generate flights from Europe operating Boeing 767300 aircraft with seating for 250 passengers. Although this may
occur on an ad-hoc basis, unless this size of flight operates
regularly, it is unlikely that the CBSA will provide the local
staff or resources to fully accommodate such operations. A more
likely future scenario is that sustained international air service
will be established between Iqaluit and Greenland, operating
regional aircraft of 75 seats or less. Therefore, assuming a
typical peak period load factor of 80%, the ATB shall be designed
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Nunavut Airport Services Ltd.
Request for Proposals
to accommodate a peak hour international arrival of approximately
60 passengers.
The Airport is deemed as an alternate airport on Polar routes, and
on occasion aircraft divert to the airport because of mechanical
or medical emergency reasons. Occurrences where passengers must
deplane the aircraft are rare and for that reason the ATB,
including CBSA facilities, will not be specifically designed to
accommodate these types of demands.
At present the Airport is served primarily by two air carriers
(Canadian North and First Air) which provide daily non-stop jet
service to southern Canada as well as turboprop service to remote
communities within Nunavut. In addition, the air carriers also
provide jet service three times a week to Yellowknife via Rankin
Inlet.
In the recent past, Iqaluit has also been served on a
seasonal basis by Air Canada.
A number of the jet operations and most of the turboprop operations
to/from
Iqaluit
utilize
aircraft
which
are
capable
of
simultaneously accommodating both cargo and passengers.
These
‘combi’ type aircraft are typical of northern air operations. The
Boeing 737-200 aircraft which are currently used by Canadian North
and First Air are approaching 40 years of age and are currently
being replaced by newer 737 models in both configurations, full
passenger and combi. Many of the air carriers operating into
northern Canada are beginning to utilize ‘passenger only’ aircraft
into the larger northern communities.
These aircraft have
passenger capacities which range from approximately 100 to 150
seats.
Similarly, in the future it is likely that air carriers will
upgrade their current turboprop fleet of aircraft.
Current
regional aircraft types include the Bombardier Dash 8-100, ATR 42
and ATR 72-100. In the future it is likely these aircraft will
continue to operate and will be supplemented with newer, larger
models such as the Dash 8-300, Dash 8-Q400 and ATR 72-200.
Passenger activity forecasts were prepared in 2006 as part of the
Iqaluit International Airport Master Plan and have not been
updated. Table 1-1 describes the low, medium and high passenger
activity forecasts as well as provides historical passenger
activity.
It should be noted that the historical passenger
activity for the years 2008 and 2010 exceeds the low/medium/high
forecasts provided in the Airport Master Plan for the same time
period. Given that the Iqaluit projects an annual growth rate of
2.87% to the year 2030 and that the growth of passenger activity
generally reflects the growth in the population of the community,
it is anticipated that future growth in passenger activity will
likely be reflected by the ‘medium to high’ forecast scenarios
presented in Table 1-1.
Table 1-1
Historical Enplanement Activity
(calendar years)
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Request for Proposals
Table 0-1 Passenger Activity Forecast (Annual Passengers)
Year
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031**
2032**
Historical
64,018
70,669
70,157
59,000
64,000
63,000
66,509
70,017
72,362
68,193
78,574
83,355
87,861
97,436
100,038
107,240
102,388
109,317
110,512
113,130
116,184
Not Recorded
128,645
Low
Medium
High
114,226
115,486
116,814
118,157
119,516
120,891
122,281
123,687
125,110
127,337
129,603
131,910
134,258
136,648
139,517
142,447
145,439
148,493
151,611
154,795
158,046
161,365
164,753
168,213
171,578
175,010
114,226
115,486
117,819
120,199
122,627
125,104
127,631
130,209
132,839
136,014
139,265
142,593
146,001
150,192
154,502
158,936
163,498
168,190
173,017
177,983
183,091
188,346
193,751
199,312
205,032
210,917
114,226
115,486
118,639
121,878
125,205
128,623
132,134
135,742
139,447
144,314
149,351
154,563
159,957
165,540
171,185
177,022
183,059
189,301
195,756
202,431
209,334
216,472
223,854
231,488
239,359
247,497
Source: Master Plan, Iqaluit International Airport, LPS AVIA, January 2011, and Stats
Canada
**Extrapolated data
Note that no assurance can be given as to the levels of aviation
activity that will be achieved at the Airport in the future.
Future traffic at the Airport is sensitive to a variety of factors
including, but not limited to: 1) growth in population and economy
of the area served by the Airport, 2) national and international
economic conditions, 3) air carrier economics and air fares, 4)
the availability and price of aviation fuel, 5) air carrier service
and route networks, 6) the capacity of the air traffic control
system, and 7) the capacity of the airport/airways system.
At present, passenger activity is characterized by a single peak
period which occurs at mid-day. This is illustrated in Figure 11.
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Request for Proposals
Existing Peak Demand
300
250
Seats
200
150
Peak Hour Arrivals
Seats
100
Peak Hour Departure
Seats
50
5:00
6:30
8:00
9:30
11:00
12:30
14:00
15:30
17:00
18:30
20:00
21:30
23:00
0:30
0
Time
Figure 1 - 1
Flight arrivals from the south coincide with arrivals from the
remote communities. This schedule allows passengers the ability
to travel from the south to the northern remote communities in one
day, and conversely allows passengers to travel from the remote
communities to the south in a single day. In discussions with the
air carriers they stated that it is unlikely that they will deviate
significantly from this schedule in the future. Air carriers also
indicated that to accommodate future increases in passenger
activity it is likely that they would increase the seating capacity
during the peak period as well as add frequency.
Given the
importance of the current flight schedule in accommodating same
day travel, in the future it is likely that demand during the peak
hour will likely increase.
The two major air carriers currently serving Iqaluit are slowly
converting their older 737-200 aircraft to newer generation Boeing
737 models such as the 300, 400, and 500 series. Newer generation
aircraft continue to be configured in both fill passenger and combi
format.
Similarly, turboprop aircraft currently serving remote
communities will likely be configured to accommodate additional
passengers and less cargo as passenger demand grows. Given these
assumptions and a 20 year planning horizon, the future peak hour
passenger activity could resemble Figure 1-2.
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Nunavut Airport Services Ltd.
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450
400
350
300
250
200
150
100
50
0
Peak Hour Arrival
Seats
Peak Departure Hour
Seats
5:00
6:30
8:00
9:30
11:00
12:30
14:00
15:30
17:00
18:30
20:00
21:30
23:00
0:30
Seats
Potential Peak Demand
Time
Figure 1 – 2
Assuming a planning day load factor of 80%, the planning peak hour
arrivals demand could be approximately 326 passengers. Of this,
approximately 260 passengers would be from screened flights and 66
passengers from non-screened flights.
Similarly, the planning
peak hour departures demand could be approximately 328 passengers.
Of this, approximately 260 passengers would be for screened flights
and 68 passengers for non-screened flights.
The ATB design
accommodates these peak hour demand assumptions.
1.1
Historical Concession Activity
The existing concessions program at the Airport is located presecurity and is comprised of a combined snack bar and gift shop.
1.2
Iqaluit International Airport Redevelopment Project
Airport Redevelopment Program at a glance:
Specifications
 Airport Terminal Building size: Approximately 9,935 m²
 Surface parking lot, approximately100 stalls
 Airside construction: resurfaced runway, apron and
repositioned taxiways: Approximately 400,000m2
 Combined Services Building (CSB) Approximately 5,274m2
Highlights of Project schedule:
 May, 2014 – construction work on new air terminal building
begins
 July 21, 2014 – NASL assumes operations at Iqaluit
 September, 2016 – power on in the new air terminal building
 August 9, 2017 – new air terminal building open to the
public
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Nunavut Airport Services Ltd.
Request for Proposals
2.0 SUBMISSION, SELECTION
2.1
AND
CONTRACTING PROCEDURES
Schedule
NASL has adopted the following tentative schedule for the
submission of proposals; the selection, award and contracting of
concessions; and the commencement of concession operations under
this RFP:
December 18, 2014
Release of RFP
Janaury 15, 2015
Pre-proposal conference
February 4,2015
Deadline for written questions
March 20,2015
Proposal Due Date
April 13-17,2015
Anticipated interviews with shortlisted proponents
April 25-30,2015
Submission to GN for approval
May 1-15,2015
Contracting
October 15-31,2015
Tenant Design, Review, and Approval
by GN
February 28, 2017
Turnover of New Terminal concession
spaces
To Proponent for Fit-up
August 9, 2017
Opening of New Terminal
The schedule is subject to change without liability to NASL.
Changes will be communicated to proponents.
2.2
Proposal Due Date and Time
One signed original, one copy of submitted proposal and one copy
of the proposal on flash drive or DVD must be received by NASL at
the address specified herein no later than 3:00 p.m. CST on March
20 ,2015 (the “Proposal Due Date”). Late proposals will not be
considered and will be returned to the proponent unopened. NASL
is not responsible for late or misdirected delivery of proposals.
No oral, facsimile, telephone or email proposals will be accepted.
2.3
Minimum Qualifications
NASL has established the following minimum qualifications that a
proponent must meet in order to be considered a qualified
proponent:
Financial Capability
The proponent, including joint venture partners as appropriate
and proposed subtenants, if any, must provide evidence of its
ability to finance and undertake the monetary commitments
required to successfully develop, construct, and operate the
proposed concessions.
Generally, this means that the
proponent, including proposed subtenants separately, must have
a) total capitalization greater than the sum of proposed
investment and a working capital allowance equal to three
months of projected sales, and b) a capital structure for the
proposed concession generally comparable to the proponent’s
overall capital structure.
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Nunavut Airport Services Ltd.
Request for Proposals
Experience – Proponents
The
proponent,
including
joint
venture
partners
as
appropriate, must provide evidence that it has the necessary
experience and capacity to fulfill the scope and conditions of
the offered concessions (“Scope and Conditions of the Offered
Concession”). At a minimum, the proponent must have at least
three years of continuous experience, within the last five
years, in the ownership, development, management, and/or
operation of a concession that is acceptable to NASL and
similar to that which is contemplated under this RFP.
Generally, this means that the business by which experience is
claimed must be similar food service or retailing concept(s)
to the proposed concept(s).
Experience – On-Site Management
Proponent must provide evidence that its on-site management
has the necessary experience to operate the proposed
concessions.
At a minimum, proposed on-site management
personnel must have at least three years of continuous
experience within the last five years, in the management and
operation of a concession business that is acceptable to NASL
and similar to that which is contemplated under this RFP.
Generally, this means that the businesses by which experience
is claimed must be (1) in the case of food & beverage concepts,
a similar foodservice business; (2) in the case of retail
concepts, a retail business; and (3) in all cases, proposed
on-site management personnel should have at least three years’
experience in the management of similar operations. Proponent
should demonstrate ongoing capability to manage turnover in
personnel typical of a remote location so that experienced
staff can be maintained beyond the initial opening date.
Outstanding Claims
The proponent must not be in default or arrearage under any
previous or existing contract(s) with NASL or any political
subdivision of the GN.
Conflict of Interest
No employee or official of NASL or any political subdivision
of the GN may have any direct or indirect interest in the
proponent, including, but not limited to, any joint venture
partners or subtenants of the proponent.
Inuit Beneficiaries
Preference will be given to Inuit beneficiaries. Please see
Appendix 6 for additional details on proposal evaluation.
2.4
Pre-Proposal Conference
A pre-proposal conference will be held at 10:00 a.m. CST on January
15 2015 at the following location:
The Frobisher Inn
505 Astro Hill
(867) 979-2222
Iqaluit NU
The purpose of this conference will be to discuss the requirements
and objectives of the RFP and to clarify contractual issues and
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Nunavut Airport Services Ltd.
Request for Proposals
questions. Representatives of NASL and the GN will be available
to answer questions.
NASL encourages potential proponents to
submit questions in writing (in accordance with the instructions
in “Questions”) prior to the Pre-Proposal Conference. NASL reminds
prospective proponents and others that presentations, discussions,
announcements, and verbal answers to questions offered at the PreProposal Conference are not considered authoritative and,
therefore, should not be relied upon in the preparation of
responses to this RFP. All questions asked at the conference, as
well as those submitted prior to the conference, and the answers
thereto, will be reduced to writing and distributed to all known
RFP recipients and posted on the NASL’s website in the form of an
addendum.
Please RSVP to Mary Ellen McDonald by email at [email protected]
no later than January 7, 2015 and indicate the number of people in
your firm that will be attending the Pre-Proposal Conference.
All interested parties are strongly encouraged to attend.
2.5
Questions
Proponents having questions about this RFP must submit them in
writing to the address below:
Mary Ellen McDonald
Director Corporate Development
Nunavut Airport Services Ltd.
201 Administration Building
2000 Wellington Avenue
Winnipeg, MB R3H 1C2
Facsimile 204-813-6041
Email: [email protected]
All questions regarding the RFP must be submitted by February 4
2015. Please note NASL will not answer any questions verbally,
except at the Pre-Proposal Conference.
2.6
Submission of Multiple Proposals
The concession opportunity offered by this RFP has been divided
into two packages, which are described in further detail on Table
3 (“Scope and Conditions of the Offered Concessions”):
Table 3
Concession Packages
Package Description
Food & Beverage:
Package A – Café, including kitchen,
seating and storage
Retail Concessions:
Package B – Gift Shop, including shop
and storage
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Sq. Metres
165m2
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Nunavut Airport Services Ltd.
Request for Proposals
Proponents may submit proposals for any one or more of the offered
packages in any combination.
However, NASL will have the
discretion to award packages to one or more proponents as it deems,
in its sole discretion, to be in the best interest of NASL and the
Airport.
No proponent shall submit more than one proposal for any of the
offered packages. Collusion among proponents or the submission of
more than one proposal under different names by any firm or
individual shall be cause for rejection of all such proposals
without consideration.
2.7
Proposal Withdrawal
A proponent may withdraw proposals by written request prior to the
Proposal Due Date and time stated.
Such withdrawal does not
preclude the submission of another timely proposal.
After the
Proposal Due Date and time, no proponent will be permitted to
withdraw its proposal.
The submission of a proposal will
constitute a valid offer subject to acceptance by NASL for a period
of 120 calendar days following the Proposal Due Date.
2.8
NASL’s Right to Cancel, Reject or Reissue RFP
NASL reserves the right to reject any or all proposals and to
invite new proposals, or take such other course of action as NASL
deems appropriate at NASL’s sole and absolute discretion. NASL
reserves the right to:
•
Waive any informality, technicality,
proposal or proposing procedure.
•
Reject any or all proposals.
•
Reject any portion or portions of a proposal.
•
Reject
proposals
on
the
basis
of
proponent’s
past
performance, financial capabilities, completed schedule, and
compliance
with
Federal,
Territorial,
and
Municipal
legislation.
•
Reissue the RFP with or without modification.
•
Specify approximate quantities in the RFP.
•
Modify the locations and sizes of the offered space.
•
Negotiate all proposal elements with any proponent.
2.9
or
omission
in
any
Award and Rejection
It is NASL’s intent to award the concessions offered by this RFP
to the qualified and responsible proponent who offers the best
overall proposal for each package in consideration of the Selection
Criteria (“Selection Criteria”), consistent with the Terms and
Conditions of this RFP. It is the sole discretion of NASL to decide
which proposal is the most suitable.
NASL is not required to
select the proposal with the highest proposed Percentage Fee
Rate(s) or the highest projected compensation to NASL (as described
“Compensation to NASL”).
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Request for Proposals
Any one or more of the following, among others, may be considered
sufficient for the rejection of any proponent’s proposal,
regardless of such proponent’s qualifications in respect to the
Selection Criteria:
•
Evidence of collusion among proponents.
•
Non-responsibility, as determined by NASL in its sole
judgment, as shown by past work, references or other relevant
factors.
•
Default on any existing obligation to NASL or
including debt contract, as surety or otherwise.
•
Submission of a proposal that is incomplete, conditional,
ambiguous,
obscure
or
that
contains
alterations
or
irregularities of any kind.
•
Submission of a concession concept deemed by NASL, in its
sole judgment, to be inconsistent with the goals and
objectives of the concessions program, including its
merchandising plan.
the
GN,
2.10 Evaluation Procedure
All proposals submitted in a timely manner will be reviewed by an
evaluation committee which will review proposals for completeness
and conformance with the minimum qualifications, and award
selection criteria points to each proposal based on Selection
Criteria stated herein. Further guidance is provided in Appendix
6.
2.11 Consent to Investigation
NASL’s determination as to whether a proponent is qualified and
responsible will be based on information provided by the proponent
in its proposal, interviews (if applicable) and other sources
deemed to be valid and reliable by NASL. A concession will not be
awarded until all investigations of the proponent’s business
experience, financial responsibility, and character are completed
to NASL’s and the GN’s satisfaction. By submitting a proposal,
the proponent consents to any such investigations and agrees to
cooperate therewith.
2.12 Proponent Interview
Proponents may be invited to one or more interviews with NASL to
discuss specific issues related to their proposals.
Invited
proponents will be given notice of the time and date of their
interviews at the appropriate time.
2.13 Execution of Concession Agreement
Upon notification of intent to award by NASL and prior to submittal
to the GN, a selected proponent must execute and deliver to NASL
a Concession Agreement (“Concession Agreement”). The Concession
Agreement will be substantially similar to the Form of Concession
Agreement
attached
hereto
(Appendix
2),
will
incorporate
provisions of this RFP and the selected proponent’s proposal, but
may include amended or other terms and conditions as negotiated by
NASL and the selected proponent.
In addition to the partially
15
Nunavut Airport Services Ltd.
Request for Proposals
executed Concession Agreement, the selected proponent must deliver
evidence of insurance, as described in the Concession Agreement.
NASL’s Managing Director will act as agent for the GN, with the GN
being the signatory to the Concession Agreement.
If a selected proponent fails to execute a Concession Agreement
within 30 calendar days after notification of intent to award,
NASL reserves the right to withdraw the selection and reject the
proposal, on written notification to the selected proponent. No
rights, claims, interests, or liability shall arise from any
failure to successfully negotiate or fully execute a Concession
Agreement with any proponent, including a selected proponent.
2.14 Selection Criteria
The criteria listed below (Table 4) will be considered in the
evaluation of proposals together with any other criteria that the
Committee deems appropriate. No one criteria or combination of
criteria will be used to control the selection of the best overall
proposal.
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Nunavut Airport Services Ltd.
Request for Proposals
Table 4
Selection Criteria
Weighting
Experience and Qualifications – Individual Proponent
The purpose of this criterion is to determine the
ability of an individual proponent to deliver and
operate the proposed concessions based on an assessment
of their prior experience in Iqaluit and Nunavut and
other airports or similar venues.
This criterion
includes an evaluation of the proponent’s experience
with the proposed concepts, identified management team,
and professional references. The evaluation under this
criterion will apply to the proponent/subtenant and all
constituent entities of the proponent/subtenant.
Concept and Theme Development
This criterion considers the nature and variety of
proposed facilities including merchandising, inclusion
of Nunavut concepts, themes and products, innovation
and visual presentation.
This criterion includes an
evaluation of the breadth and depth of product offerings
and fit with the merchandising plan.
Design and Quality of Improvements
This criterion considers the physical design and
construction of the proposed gift shop and cafe
including innovation and creativity of concepts,
quality of materials, floor plans, circulation and
queuing, quality of graphics and signage, use of the
design control zone and the inclusion of Nunavut themes.
Management and Operations Plan
This criterion considers assessment of customer service
including staffing levels in the gift shop and cafe,
management support, logistics, training and customer
service programs.
This criterion also evaluates
facility
maintenance
schedules,
staff
uniforms,
inventory and cash controls, and security policies.
Compensation to NASL
This criterion considers the overall return to NASL.
Inuit Content
10
This criterion considers the ownership of the proponent,
the level of engagement of local resources as suppliers
to the operation and Inuit beneficiaries as employees
Inuit Labour
Inuit Firms
20
10
25
20
10%
5%
The Committee will also consider the past performance of the
proponent, and their constituent individuals or entities as
applicable, on other contracts with NASL or other related entities
in terms of quality of work and compliance with the terms and
conditions of those agreements. The Committee may solicit from
government agencies or any other available sources, relevant
information concerning the proponent’s record of past performance.
17
Nunavut Airport Services Ltd.
Request for Proposals
2.15 Proponent’s Cost of Proposal Preparation
All costs directly or indirectly related to preparation of a
response to this RFP, or any interview required to supplement
and/or clarify a proposal that may be required by NASL, shall be
the sole responsibility, and shall be borne by the proponent.
2.16 Ownership
All proposals and supplementary material will become the property
of NASL.
2.17 Representation by Brokers
NASL will not be responsible for any fees, expenses, or commissions
for brokers or their agents. Communications by or between officers
and employees of NASL and any potential or actual proponent broker
or agent are not to be construed as an agreement to pay, nor will
NASL pay any such fees, expenses or commissions. Proponent must
hold NASL harmless from any claims, demands, actions, or judgments
in connection with any such broker fees, expenses, or commissions.
2.18 Confidentiality
All proposals submitted in response to this RFP will remain
confidential until award of the Concession Agreements. NASL shall
use its best efforts to keep confidential all proposals received
from proponents.
The material contained in the successful
proposal(s) may be incorporated into the contract. Technical or
commercial material included in the proposal may be disclosed,
either in accordance with law or as required under NASL’s Contract
with the GN. Information pertaining to NASL obtained by the
proponent as a result of participation in this project is
confidential and must not be disclosed without written
authorization from NASL. In addition, proponents agree to keep
any disclosed information regarding airport operations, security,
property matters and financial affairs confidential.
Proponents
may, at NASL’s discretion, be required to enter into a
confidentiality and non-disclosure agreement.
2.19 Interpretation of RFP
Any clarification or interpretation or change to this RFP by NASL
will be made in a written addendum distributed by email to all
known recipients of the RFP and posted on NASL’s web site.
Further, NASL advises prospective proponents to not rely on any
explanation, clarification, interpretation, or approval made or
given in any manner except by written addendum.
Any such
statements made by representatives of NASL at the Pre-Proposal
Conference will be reduced to writing and included in an addendum.
2.20 Disclaimer
The information contained in this RFP, attachments, exhibits, and
appendices hereto, and any addendum that may be issued, is provided
to assist prospective proponents in the preparation of proposals.
Proponents should satisfy themselves by personal investigation or
such other means as they may think necessary as to the conditions
affecting the offered concessions. The information shown herein
has been obtained from sources thought to be reliable, but NASL
and its officers, employees, agents and contractors, are not liable
18
Nunavut Airport Services Ltd.
Request for Proposals
for the accuracy of the information or its use by prospective
proponents.
2.21 Use of Request for Proposal
This document, or any portion thereof, may not be used for any
purpose other than the submission of proposals.
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Nunavut Airport Services Ltd.
3.0 SCOPE
3.1
AND
CONDITIONS
Request for Proposals
OF THE
OFFERED CONCESSIONS
Overview
The following summarizes some of the key terms and conditions of
the offered concessions that are to be incorporated in the
Concession Agreement.
This summary is not intended to be a
complete description of the Concession Agreement.
Prospective
proponents are advised to thoroughly review the Form of Concession
Agreement attached hereto (Appendix 2) to gain an understanding of
NASL’s expectations regarding the development and operations of
the offered concessions. In the event of a conflict between the
Concession Agreement and this RFP, the terms of the Concession
Agreement prevail.
3.2
Premises
The concession locations to be leased to the selected proponents
comprise approximately 238 square meters of space in 2 locations
(“Premises”) in the non-secure or “ground side” area of the
Airport.
A merchandise plan showing the planned concession
facilities is attached as Exhibit B.
Proponents may submit proposals for one or both of the offered
packages. However, NASL will have the discretion to award packages
to one or more proponents as it deems, in its sole discretion, to
be in the best interest of NASL and the Airport. The locations
and areas are based on current construction plans and are subject
to change without liability to NASL.
3.3
Description of Packages
Through the use of architectural design features, high interior
volume, lighting and other elements, the public concourse is
designed to have a spatial feeling of prominence and grandness
appropriate for the scale of building and its significance within
Iqaluit and Nunavut.
The public concourse includes space and feature walls which allow
for the display of major artworks and/or tourism displays. The
design of the space and feature walls includes provision for power
data to support dynamic media displays.
Ten percent (10%) of
interior public space walls are considered feature walls for this
purpose.
Separate landside entrance vestibules to the public concourse are
provided for both passenger departure and arrival functions. The
‘departures’ entry vestibule is located in close proximity to the
passenger check-in function.
The ‘arrivals’ entry vestibule is
located in close proximity to the baggage claim function. Adjacent
to the entry vestibules the appropriate use of glazing provides
views from the public concourse to the curb.
Public seating areas is located near baggage claim for
meters/greeters awaiting the arrival of passengers and near the
access point to pre-board security screening for those departing
passengers wishing to remain in the non-sterile area of the
terminal building.
The ATB also is an informal place of
congregation for the local community and provisions are being made
to accommodate space for small groups of people gathered together.
Seating for approximately 15% of the planning peak hour passenger
20
Nunavut Airport Services Ltd.
Request for Proposals
demand (both arrivals and departures) is accommodated in the public
concourse. Some of this seating requirement is provided through
seating associated with food and beverage concessions.
Retail concessions include revenue generating functions that serve
the traveling public, well-wishers and airport employees.
Concessions in the public areas include a sit-down food and
beverage concession and news/gift shop.
The food and beverage
concession area is designed to support a full service kitchen
including appliances for food frying.
The ATB design has the flexibility to accommodate the future
expansion of retail concession space as warranted by increases in
passenger activity and consumer demand.
Retail concessions are located adjacent to major pedestrian flows
and have good exposure to the public but should not impede the
functionality or operation of the ATB.
Food and beverage concessions are located where they can be
accessed by the general public and have direct views of arriving
passengers.
Food and beverage, sit down concession (package A) is estimated to
be 165 m2 while the new/gift shop (package B) is estimated to be
73 m2.
See Appendix 1 for drawing of air terminal
indicating the location of the two packages.
3.4
building
space
Capital Investment and Improvements
The Concession Agreement will include a provision that the minimum
total capital investment in facilities (to include leasehold
improvements; fixtures, furnishings and equipment; and design and
engineering costs, not to exceed 15% of construction costs) will
be at least 90% of the amount specified in the concessionaire’s
proposal. The concessionaire shall pay to NASL as additional rent
the amount of any shortfall.
NASL requires a minimum average
capital investment as follows:
Food & Beverage: $3,065 CAD per square meter
Retail Concession: $2,745 CAD per square meter
In addition to the minimum initial capital investment, NASL
requires concessionaires to refurbish and/or re-concept each
location at the midpoint of the Term.
NASL has established a
minimum average refurbishment/re-concepting expenditure of $1,500
CAD per square meter.
The scope and extent of necessary
renovation, remodeling, upgrade, redecorating and/or re-concepting
for each Facility shall be jointly determined by NASL and
Concessionaire.
Concessionaires will be required to engage and compensate Stantec
(1088C Noble House, Iqaluit, Nunavut X0A 0H0) to provide design
and project management services, including coordination with the
base building contractor, in order to meet opening date
deadlines.
NASL
will
not
provide
reimbursement
to
the
21
Nunavut Airport Services Ltd.
concessionaire for these
coordination services.
3.5
Request for Proposals
design
and
project
management
and
Condition of Premises
Concessionaires will receive Premises in a condition consistent
with the terms of the Tenant Design and Construction Guidelines
(Appendix 3). All improvements will be the responsibility of the
concessionaire and will be subject to the Tenant Design Criteria.
NASL reserves the right to review and approve all improvements and
subsequent changes to the Premises including, but not limited to,
the initial design and construction of leasehold improvements and
furnishings, fixtures and equipment as well as later changes
related to refurbishment and/or remerchandising of the Premises.
All improvements must conform to the requirements of the Concession
Agreement and Tenant Design and Construction Guidelines and also
comply with all Territorial, Municipal and Federal laws and
regulations and industry standards in all respects.
3.6
Term of Concession Agreement
Each of the Concession Agreements will become effective and binding
on the date of its signature by the NASL (the “Effective Date”).
The Term for all concessionaires will be for ten (10) years and
will begin on the day the Terminal opens to passengers for airline
activity (but not less than 180 days following delivery of the
Premises to a concessionaire).
NASL will reserve the right to
conform lease terms, in its sole discretion, in order to achieve
coterminous expiration dates with the concessions agreement.
However, the Term of the Agreement will not be less than the terms
stated in this subsection, except as will be provided in the
cancellation and termination provisions of the Concession
Agreement.
3.7
Late Opening Fees
NASL will require each concession location included in the Premises
to be substantially improved and open for business as of the
opening of the Terminal. If a particular location is not open for
business when required, then NASL may assess Late Opening Fees at
the rate of $1,000 per day per location until the location is open
to the public for business, as a genuine pre-estimate of damages.
3.8
Compensation to NASL
Concession Fee
In consideration of the rights and privileges to be granted to the
concessionaires by NASL, the concessionaires will pay to NASL on
an annual basis, a concession fee equal to: 1)
the Percentage
Fee; or 2) Minimum Annual Guaranteed Fee, whichever is greater:
Minimum Annual Guaranteed Fee
NASL has established a Minimum Annual Guaranteed Fee (“MAG”)
for the first year of the Term for each concession package as
follows:
22
Nunavut Airport Services Ltd.
Request for Proposals
Package
Food & Beverage
MAG per square
meter
$540/ m2
Retail
$410/ m2
The MAG will commence on the first day of the Term and be
payable in equal monthly installments throughout the Term of
the Concession Agreement. Beginning on the first day of the
second year of the Term, MAG will be set at 85% of the prior
year gross rent paid to NASL, but never less than the first
year MAG.
Percentage Fee
Calculation and payment of the Percentage Fee will commence on
the date the concessionaire begins retail or food service
operations in any portion of the Premises. The proponent must
propose a Percentage Fee Rate(s) for the Term by location,
product category and/or revenue levels, as desired.
Payment and Reconciliation of MAG and Percentage Fee
The Concession Fee is earned by NASL on an annual basis. The
concessionaire pays the MAG in equal monthly installments
throughout the Term of the Concession Agreement. Beginning on
the fifteenth day of the second month of the Term, and
continuing through the end of the Term, the concessionaire must
report sales and calculated Percentage Fee for the prior month;
the concessionaire must also pay to NASL the amount, if any,
by which Percentage Fee for the prior month exceeds the MAG
previously paid for that month. Within 75 days after the end
of the lease year, the MAG and Percentage Fee paid will be
reconciled as described in the Form of Concession Agreement.
3.9
Required Compliance
Concessionaire must comply with the applicable provisions of any
Federal, Municipal, and/or Territorial occupational safety and
health codes, electrical and building codes, food service codes,
and all other applicable laws, regulations, ordinances, codes, and
rules of any governmental entities that have jurisdiction. All
licenses and permits required to operate the concession shall be
obtained by the concessionaire at its own expense, and shall be
maintained in full force and effect throughout the Term of the
Concession Agreement. The concessionaire agrees to defend and
indemnify NASL against all losses, expenses, and damages arising
from violation of any of the above laws, regulations, ordinances,
codes, and rules.
The concessionaire must comply with the Supply Chain Security
Program in place at the airport at all times. (See Appendix 5)
3.10 Personnel Background Checks
Concessionaires shall be responsible for conducting background
checks for each employee working or requiring access that is beyond
the security checkpoint or as may be required by the Canadian Air
Transport Security Authority (“CATSA”) or NASL. It is understood
that the requirements of CATSA or NASL regarding security matters
may change from time to time and concessionaires shall comply with
23
Nunavut Airport Services Ltd.
Request for Proposals
all such requirements. Any fines paid by NASL for security
violation by a concessionaire shall be reimbursed to NASL by the
concessionaire.
3.11 Exclusivity
NASL will not enter into an exclusive Concession Agreement with
any concessionaire. At any time during the Term of the Concession
Agreement, NASL, at its own discretion, may enter into other
agreements with other entities or individuals for food or retail
concepts similar to those of the concessionaire. It is understood
and agreed that nothing herein is to be construed to grant or
authorize the granting of an exclusive right to an individual
concessionaire.
3.12 Value Pricing
NASL desires value pricing by concessionaires at the Airport.
Accordingly, NASL has established a pricing policy generally as
follows:
•
Products sold by the concessionaire shall not exceed the
prices charged for equivalent or similar items in comparable
off-Airport locations (excluding special promotional items)
within the Iqaluit area. Comparable off-Airport locations
will be determined by NASL, in consultation with the
concessionaire, and may change throughout the Term as
determined necessary by NASL. The following venues are
excluded as comparable locations: concessions located in
civic sporting facilities, amusement and entertainment venues
and hotels.
•
Prior to the opening of each facility, and semi-annually
thereafter throughout the Term of the Concession Agreement,
the concessionaire shall submit to NASL a market basket survey
of prices at the agreed comparable off-Airport locations.
Failure to comply with the value pricing policy may result in
fines, as described in “Performance Standards.”
3.13 Hours of Operation
Concessionaire will open each concession location every day during
such hours as stated in its Concession Agreement.
Generally,
stores are to be open to serve the first through the last scheduled
departing flight, but NASL may require other hours.
At the
discretion of NASL, concessionaires may be required to extend their
hours from time to time to accommodate passengers from flights
that are delayed. Failure to open a location during agreed hours
shall be cause for assessment of fees, as described in “Performance
Standards.”
3.14 Official Languages
The concessionaire shall display or make available to the public
in all four official languages – Inuktitut, Inuinnaqtun, French
and English – all printed material including signs, notices,
menus, and other information in connection with the concession
operation, as set forth in the Concession Agreement.
24
Nunavut Airport Services Ltd.
Request for Proposals
3.15 Insurance Coverage, Release and Indemnification
The concessionaire shall provide and maintain certain insurance in
full force and effect at all times during the Term of the
Concession Agreement and shall release and indemnify NASL, all as
described in the Concession Agreement.
3.16 Performance Bond
The concessionaire, without expense to NASL, shall provide to NASL
from the Effective Date through the expiration of the Term, a
performance bond in an amount equal to 50% of the MAG as described
in the attached Form of Concession Agreement (Appendix 2).
3.17 Performance Standards
NASL desires to provide the traveling public, employees and other
airport users the highest level of customer service and product
quality.
Accordingly, NASL has established various performance
standards as will be specified in the Concession Agreement. NASL
reasonably believes that failure by a concessionaire to adhere to
the performance standards will result in significant inconvenience
to the traveling public, employees and other airport users,
adversely affect the overall concessions business at the Airport
and reduce the amount of revenue to be paid to NASL. Consequently,
NASL may assess fees in the following amounts for various failures
to comply (Table 6).
Table 6
Performance Standard Fees
Failure to Comply
Fee
Required merchandise not available
$500 per day
Premises unclean, garbage not
picked up
$500 per day
Signage policy infraction
$50 per incident
Pricing policy infraction
(following two notices)
$100 per occurrence
Market Basket Survey is reported
after the required deadline
$100 per day
Delivery and vendor access
infractions
$100 per occurrence
Operating Hours infraction
$100 first occurrence;
$250 second occurrence;
$500 third occurrence;
$1,000 per occurrence
thereafter
Inadequate Staffing
$100 first occurrence;
$250 second occurrence;
$500 third occurrence;
$1,000 per occurrence
thereafter
25
Nunavut Airport Services Ltd.
4.0 MERCHANDISING PLAN
4.1
AND
Request for Proposals
CONCEPTS
Recommended Merchandising Plan
NASL has adopted a recommended merchandising plan for the
concessions program at the Airport (Table 7).
Proponents are
encouraged to propose a merchandising plan that is generally
consistent with the recommended merchandising plan. However, NASL
encourages creativity by proponents and will consider variations
to the recommended merchandising plan. NASL reserves the right to
reject concepts which it deems, in its sole judgment, to vary
significantly from the recommended merchandising plan or to be
inappropriate for the Airport.
Table 7
Recommended Merchandise Concepts
m2
Merchandise Concept
165
Landmark Café/Snack
The menu should include a variety of freshly prepared
light entrees such as sandwiches, salads, soups, wraps,
and similar items.
Fresh baked items could also be
offered including a variety of cookies, pastries,
bagels, muffins, brownies, and similar items. Beverages
should include a variety of non-alcoholic beverages such
as juices, water, soft drinks, and made to order coffee
drinks. A take-out window should also be available so
that passengers are able to purchase freshly prepared
foods to go. These products should be of the highest
quality and packaged for convenience.
ID/Location
Food & Beverage
Groundside
26
Nunavut Airport Services Ltd.
ID/Location
Request for Proposals
m2
Merchandise Concept
73
News/Convenience/Specialty
Provide travelers with an extensive mix of reading
materials, sundries, travel accessories, and souvenirs.
Only convenience prepackaged food items and beverages
(candy, snacks, canned/bottled beverages, etc.) may be
offered at this location.
Retail Package
Groundside
This location should offer specialty merchandise in a
separate and distinct merchandise zone within the
facility, occupying no less than [*] square meters.
Specialty merchandise should focus on one or more
distinct concepts, as shown in the suggested concept
list below.
These concepts are intended to provide
examples of the type of merchandise that may be offered,
but are guidelines only. NASL encourages creativity by
proponent in terms of concept(s) and layout of the
space.
However, NASL reserves the right to reject
proposed concepts which it deems, in its sole judgment,
to be inconsistent with the overall merchandising plan
for the Airport or inappropriate for the Airport.
Suggested Specialty Concepts:
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
Art/Museum Merchandise
Accessories
Body Care/Cosmetics
Business/Computer Accessories
Candy/Chocolate/Nuts – sold by bulk
Casual Apparel
Children’s Apparel/Toys
Electronics/Gadgets
Entertainment Theme
Jewelry/Watches
Leather Goods
Packaged Foods
Spa Retail
Sports Theme
Stationery/Office Supplies
Sunglasses
Travel Accessories
Iqaluit/Nunavut Themed
Because of the unique culture of the Iqaluit area, NASL
will consider regional gifts and souvenir concepts that
focus on the unique aspects of Iqaluit and/or the
Nunavut area.
27
Nunavut Airport Services Ltd.
5.0 PROPOSAL FORMAT
AND
Request for Proposals
INSTRUCTIONS
The proposal must include all of the following items and documents
organized and tabulated in the requested order. A proponent may
submit proposals for one or more of the offered packages in any
combination under a single cover. Proponent must include all of
the tabs in its proposal and indicate “NO PROPOSAL” in the
corresponding sections for any package for which the proponent is
not proposing.
Proposals are to be prepared in such a way as to provide a straight
forward, concise delineation of capabilities to satisfy the
requirements of this RFP. Expensive bindings, coloured displays,
and promotional materials are not necessary or encouraged (except
as requested in the proposal instructions). Emphasis should be
concentrated
on
conformance
to
the
RFP
instructions,
responsiveness to the RFP requirements and on completeness and
clarity of content.
One signed original and one copy and one electronic copy of the
proposal on flash drive or DVD shall be submitted on or before the
Proposal Due Date and time.
Proposals shall be organized and
tabulated in the following order. Required proposal forms, where
necessary, are attached to this RFP in Appendix 4 One signed
original and one copy of the proposal shall be submitted in a
sealed envelope or container. Please also include one copy of the
proposal on either a flash drive or DVD.
1)
Transmittal Letter
2)
Executive Summary
3)
Business Information Form
4)
Executed Proposal Affidavit
5)
Opinion of Legal Counsel
6)
Business and Financial References
7)
Experience and Qualifications Statement
8)
Financial Statements
9)
Methods of Management and Operation
10) Food & Beverage
Store Concept and Design
Compensation to NASL
Projected Sales/Net Income and Cash Flow
Capital Investment and Financing Plan
11) Retail
Store Concept and Design
Compensation to NASL
Projected Sales/Net Income and Cash Flow
Capital Investment and Financing Plan
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Nunavut Airport Services Ltd.
Request for Proposals
12) Other Information
13) Exceptions
Tab 1)
Transmittal Letter
Each proponent must indicate the package(s) being proposed on and
a return mailing address, contact person, telephone/fax numbers
and email address as well as any pertinent facts or details of the
proposal that the proponent desires to emphasize. The transmittal
letter must be signed by an officer or other individual who has
authority to bind the proponent.
Tab 2)
Executive Summary
Each proponent must include an executive summary of no more than
five pages that briefly summarizes the qualifications, experience,
proposed packages, capital investment plan, and financial
projections.
Tab 3)
Business Information Form
Each proponent must furnish all information required in form of
Form 1 (Appendix 4), and must be submitted with the proposal in
the format requested. Statements must be complete and accurate.
Information which is incomplete, conditional, ambiguous, obscure,
or which contains alterations not called for, or irregularities of
any kind, may be cause for the rejection of a proposal.
By
submission of a proposal, the proponent acknowledges and agrees
that NASL has the right to make any inquiry or investigation that
NASL deems appropriate to substantiate or supplement information
contained in this business form and authorizes the release of any
and all information sought in such inquiry or investigation to
NASL. The proponent agrees to promptly execute any consents or
authorizations required by NASL to enable NASL to conduct its
inquiry or investigation.
Tab 4)
Executed Proposal Affidavit
Proponent must include an executed Proposal Affidavit in Form 2 of
(Appendix 4) to acknowledge that a) the proponent has received all
sections and material comprising this RFP; b) the proposal is based
upon all of the terms and conditions set forth in this RFP; and
c) the proponent specifically agrees to provide concession
services in the manner set forth in the proposal. Alterations,
additions, and/or modifications to the form of affidavit will not
be accepted and will be cause for rejection of the proposal.
Tab 5)
Opinion of Legal Counsel
The proponent should provide an opinion from legal counsel stating,
after due inquiry, whether or not litigation is pending or
contemplated that could affect the proponent’s ability to
undertake its proposal.
Tab 6)
References
The proponent must list three current relevant contacts. These
references must be the proponent’s primary contacts for day-today issues at the Airport, shopping center, etc. The concessions
29
Nunavut Airport Services Ltd.
Request for Proposals
operated by the proponent at these locations must be similar to
those being proposed by the proponent. The proponent should use
the format shown in Form 3 (Appendix 4) for each reference. If
the proponent does not have three current airport/landlord
contacts, then financial and/or related business references should
be provided.
Tab 7)
Experience and Qualifications Statement
The proponent should explain in detail the number of years and
extent of the proponent’s experience, with special emphasis upon
prior experience with the operation and management of concession
facilities at airports, major transportation centers, shopping
centers, or other relevant environments.
The proponent should
identify and provide resumes and details on the relevant experience
of persons who will be directly involved in the management of this
concession including, specifically, the on-site general manager.
This section of the proposal should include, but is not limited to
the following and be presented on Form 4 (Appendix 4):
•
Names of stores operated by the proponent in the prior five
years and pictures of facilities
•
Description of concession concept(s)
•
History of the proponent’s concession experience
•
Three years sales history
•
Other information that supports the proponent’s
experience as it pertains to the Proposal
Tab 8)
retail
Financial Statements
The proponent must submit to NASL the financial statements,
prepared in accordance with International Financial Reporting
Standards or Generally Accepted Accounting Principles, for NASL to
determine, in its sole discretion, the proponent’s financial
capability to undertake the concession(s) contemplated by this RFP
as proposed by the proponent. Generally, this means the proponent
must submit for itself, any significant constituent entity and
parent entity (if any), a Balance Sheet, Income Statement, and
Statement of Cash Flows (including footnote disclosures, if
appropriate) for the current fiscal year-to-date, and the most
recent three complete fiscal years.
If available, financial
statements audited or certified by Licensed Public Accountant
should be submitted; otherwise, a notarized statement certifying
the accuracy of the financial information and signed by an officer
of the proposing entity must accompany the financial information.
NASL reserves the right to obtain, at no cost to the proponent,
financial and credit reports on the proponent and its partners,
affiliates and subtenants, if any, to facilitate its financial
evaluation of the proposal.
Tab 9)
Methods of Management and Operation
Describe the specific plan for operation and the services that
will be provided. Include the following:
30
Nunavut Airport Services Ltd.
1)
Request for Proposals
Staffing Plan
Staffing plan is to include the number of management
and non-management employees and the shifts to cover
the operating hours for each location.
2)
Customer Service Philosophy and Programs
A description of the proponent’s goals with regard to
customer service including examples of customer service
surveys and the proposed customer service survey
program’s frequency of use, data analysis methodology,
and sample summary reports.
Marketing programs
Employee training programs
Employee Policy Manual
3)
Merchandise Logistics
Delivery schedule of new goods
Replenishment of on-site stock
4)
Facility Maintenance Plan
Policy for maintenance and repairs
Frequency of cleaning and garbage disposal
Replacement
carpeting
5)
of
equipment,
displays,
fixtures,
and
Other Policies and Practices
Inventory and cash controls including a description of
proposed cash control system and make and model of cash
register or point of sale equipment
Security programs
Tabs 10 – 11)
Concessions Development Proposals
For each of the offered concessions packages for which the
proponent wishes to submit a proposal, please include the following
information. This information should be provided for each package.
If the proponent is choosing to not submit a proposal for any one
of the offered packages, please include a page marked “No Proposal”
under the appropriate tab.
a)
Store Concept and Design
The proponent should submit the following information for each
permanent location in sufficient detail to clearly define the
proposed store.
This information should include the following
detailed descriptions:
1)
Concession concept and theme including, as appropriate,
a discussion of its relation to the Iqaluit area.
2)
Proposed concession categories
price range for each category.
3)
Sources
of
merchandise,
products,
and
supplies
identifying in particular those items generally
identified with Iqaluit.
31
and
the
approximate
Nunavut Airport Services Ltd.
Request for Proposals
4)
Narrative
description
of
the
proposed
capital
improvements to be made to the space including seating
areas (as appropriate), the dominant design theme and
a discussion of its relation to the Iqaluit area.
5)
Preliminary plans in sufficient detail to allow
evaluation of the quality and design of the proposed
tenant improvements including:
•
Layout and space plans of the facility showing
points of sales, fixture layout, expected
queuing and other pertinent features.
•
Renderings of the store that include the interior
and exterior views of the facility and show the
overall design of the space, general colour
scheme, and fixtures.
•
Descriptions and photographs that demonstrate
the quality of the various materials to be used
within the store. (Proponents are not required
to submit materials boards, but may submit ONE
set of the material boards at their discretion.)
•
Renderings of proposed
signage and graphics.
interior
and
exterior
All designs must conform to the Airport’s design standards as set
forth in the Tenant Design and Construction Guideline.
The proponent should identify its architectural team, specifying
prior experience in the design of retail facilities (including
resumes and project experience) with photographs of sample
projects attached.
b)
Compensation to NASL
State the Percentage Fee Rate(s) that the proponent proposes to
pay for each year of the Concession Agreement, or portion thereof,
to be applied to gross revenues.
If the proponent wishes to
propose multiple Percentage Fee Rates for either multiple
concession categories or multiple revenue tiers, then the
definition of the various categories or tiers, as applicable, must
be clearly stated. Use the format provided on Form 6 (Appendix
4).
c)
Projected Sales / Net Income and Cash Flow
Provide a good faith estimate of the expected annual gross revenue,
cost of goods sold, other direct expenses, general and
administrative expenses, net income, and cash flow to be derived
from the proposed operations over the Term for each location. If
the proponent proposes multiple merchandise categories, then the
projection of gross revenue must include a projection for each
merchandise category. Use the format provided on Form 7 (Appendix
4).
d)
Capital Investment and Financing Plan
Provide a detailed cost estimate for the proposed improvements and
other start-up costs. The proponent should specify the source of
funds (cash, bank loan, etc.) for the capital improvements and
32
Nunavut Airport Services Ltd.
Request for Proposals
start-up costs for each location.
8 (Appendix 4).
Use the format provided on Form
Tab 12) Other Information
The proponent should provide any other information that it believes
would be helpful in evaluating the proponent’s ability to
successfully develop and operate the concession.
Tab 13) Exceptions
Proponent should note any exceptions to the Draft Form of
Concession Agreement and include proposed wording for each
exception.
NASL will consider any such exceptions in its
evaluation of the proponent’s proposal, but is not obligated to
accept any such exceptions or proposed modifications.
If the
selected proponent and NASL are unable to resolve any exceptions
to the mutual satisfaction of both parties, NASL reserves the right
to reject the selected proponent’s proposal and award the
concession to another proponent.
33
Nunavut Airport Services Ltd.
Request for Proposals
EXHIBIT A
PASSENGER PROFILE
In 2011, Iqaluit (City) had a population of 6,699, representing
a percentage change of 8.3% from 2006. This compares to the
national average growth of 5.9%.
Land area is 52.50 square kilometres with a population density
of 127.6 persons per square kilometre. This compares to the
territorial land area of 1,877,787.62 square kilometres with a
population density of 0.0 persons per square kilometre.
In 2011, Iqaluit (City) had 2,367 private dwellings occupied by
usual residents. The change in private dwellings occupied by
usual residents from 2006 was 14.1%. For Canada as a whole, the
number of private dwellings occupied by usual residents
increased 7.1%.
Population and dwelling counts
Iqaluit (City) – Neighbouring census subdivisions
Census subdivision (CSD) name
CSD type
Baffin, Unorganized, Nvt.
Population
2011
2006
% change
5
5
0.0
NO
Table 1 Iqaluit (City) – Neighbouring census subdivisions,
population change, 2006 to 2011
Nunavut – Census subdivisions with 5,000-plus population with
the highest population growth
Census subdivision (CSD)
name
Iqaluit
CSD type
CY
Population
2011
2006
% change
6,699
6,184
8.3
Table 2 Nunavut – Census subdivisions with 5,000-plus population
with the highest population growth, population change, 2006 to
2011
Age and sex
Iqaluit – Age distribution
34
Nunavut Airport Services Ltd.
Request for Proposals
Chart C description: Iqaluit – Population by broad age groups
Age groups
0 to 14
Both sexes
Males
Females
23.9%
23.8%
24.1%
15 to 64
73.7%
73.4%
73.9%
65 and over
2.5%
2.9%
2.0%
Table 3 Iqaluit – Age distributions by broad age groups and sex,
2011 Census
In 2011, the percentage of the population aged 65 and over in
Iqaluit was 2.5%, compared with a national percentage of 14.8%.
The percentage of the working age population (15 to 64) was
73.7% and the percentage of children aged 0 to 14 was 23.9%. In
comparison, the national percentages were 68.5% for the
population aged 15 to 64 and 16.7% for the population aged 0 to
14.
Iqaluit – Population by broad age groups and sex
Broad age groups by sex
Population
2011
2006
change
% change
Both sexes
Total
0 to 14
6,700
6,180
520
8.4
1,600
1,560
40
2.6
15 to 64
4,935
4,500
435
9.7
130
35
26.9
65 and over
165
Males
Total
0 to 14
3,400
810
3,175
780
225
30
7.1
3.8
15 to 64
2,495
2,335
160
6.9
40
66.7
65 and over
100
60
Females
35
Nunavut Airport Services Ltd.
Request for Proposals
Total
3,300
3,005
295
9.8
0 to 14
795
780
15
1.9
15 to 64
2,440
2,160
280
13.0
65 and over
65
65
0
0.0
Table 5 Iqaluit – Population by broad age groups, sex and
population change between 2006 and 2011, 2006 to 2011 censuses
36
Nunavut Airport Services Ltd.
Request for Proposals
Iqaluit – Population by five-year age groups and sex
Chart D description: Iqaluit – Population by five-year age
groups and sex
Age groups
Total - Age groups
Both sexes
Males
Females
6,700
3,400
3,300
0 to 4 years
615
315
295
5 to 9 years
535
265
270
10 to 14 years
455
230
225
15 to 19 years
20 to 24 years
515
560
280
280
240
275
25 to 29 years
660
325
340
30 to 34 years
670
315
355
35 to 39 years
40 to 44 years
495
500
260
240
235
255
45 to 49 years
475
230
245
50 to 54 years
475
265
210
55 to 59 years
355
170
180
60 to 64 years
65 to 69 years
235
80
130
55
105
25
70 to 74 years
40
25
15
75 to 79 years
20
15
15
80 to 84 years
85 years and over
15
5
0
5
10
0
Median age
30.1
30.2
30.0
Table 6 Iqaluit – Population by five-year age groups and sex,
2011 Census
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Iqaluit – Median age2 of the population
Chart E description: Canada, Nunavut and Iqaluit – Median age,
2006 and 2011 censuses
In 2011, the median age in Iqaluit was 30.1 years. In
comparison, the median age of Nunavut was 24.1 years.
Median age
2006
2011
Canada
39.5
40.6
Nunavut
23.1
24.1
Iqaluit, CY
28.8
30.1
Table 7 Canada, Nunavut and
Iqaluit – Median age, 2006 and
2011 censuses
Families and households
In 2011, the number of census families3 in Iqaluit was 1,720,
which represents a change of 12.1% from 2006. This compares to a
growth rate for Canada of 5.5% over the same period.
In Iqaluit, 40.1% of census families were married couples in
2011, while 36.0% were common-law-couples and 23.3% were loneparent families.
38
Nunavut Airport Services Ltd.
Request for Proposals
Chart F description: Iqaluit – Census families by family
structure
Iqaluit – Family structure
Total
Geograph
familie
ic name
s
Canada
Marriedcouple
families
number
%
Common-lawcouple
families
number
%
%
Lone-parent
change,
families
census
familie
number
% s, 2006
to 2011
9,389,6 6,293,9 67. 1,567,9 16. 1,527,8 16.
95
50
0
05
7
40
3
5.5
Nunavut
7,780
3,035
39.
0
2,545
32.
7
2,195
28.
2
10.5
Iqaluit
1,720
690
40.
1
620
36.
0
400
23.
3
12.1
Table 8 Canada, Nunavut, CSD of Iqaluit, and neighbouring census
subdivisions – Distribution of census families by family
structure, 2011 Census
Iqaluit – Presence of children within couple families
Among couples (married and common-law) in the census subdivision
of Iqaluit, 61.6% were couples with children aged 24 and under
at home. In comparison, as a whole, 46.9% of couples in Canada
had children aged 24 and under at home.
Presence of children within couple families
* Children aged 24 and under at home
Married couples with children *
405
Married couples without children *
290
Common-law-couples with children *
410
Common-law-couples without children *
215
39
Nunavut Airport Services Ltd.
Request for Proposals
Iqaluit – Marital status
Chart H description: Iqaluit – Marital status
In Iqaluit, 53.3% of the total population aged 15 and over were
either married (28.8%) or living with a commonlaw partner (24.4%).
The remaining 46.7% were not married and not living with a
common-law partner, including those who were single (nevermarried), separated, divorced or widowed.
Note: Percentages may not total 100 percent due to random
rounding.
Marital status
Total - Population 15
years and over
Married or living
with a common-law
partner
Married (and not
separated)
Living common-law
Iqaluit, CY
number
5,100
%
Nunavut
number
%
Canada
number
%
100.0 21,480 100.0 27,869,345 100.0
2,720
53.3
11,480 53.4 16,084,490 57.7
1,470
28.8
6,385 29.7 12,941,965 46.4
1,245
24.4
5,095 23.7 3,142,525
2,380
46.7
1,995
39.1
Separated
Divorced
100
205
2.0
4.0
350
405
1.6
1.9
698,245
1,686,035
2.5
6.0
Widowed
85
1.7
600
2.8
1,584,525
5.7
Not married and not
living with a commonlaw partner
Single (never legally
married)
10,000 46.6 11,784,855 42.3
8,645 40.2 7,816,045
Table 9 Canada, Nunavut, Iqaluit – Population 15 years and
older by marital status, 2011 Census
40
11.3
28.0
Nunavut Airport Services Ltd.
Request for Proposals
41
Nunavut Airport Services Ltd.
Request for Proposals
Iqaluit – Types of private households
There were 2,370 private households4 in Iqaluit in 2011, a change
of 14.5% from 2006. Of these, 31.6% of households were comprised
of couples with children aged 24 and under at home, a change of
6.4% compared with five years earlier.
Household type
Total private
households
Iqaluit, CY
number
%
Nunavut
number
%
Canada
number
%
2,370 100.0 8,660 100.0 13,320,615 100.0
Couple-family
households with
children
aged 24 and under at
home
750
31.6
3,470
40.1
3,524,915
26.5
Couple-family
households without
children
aged 24 and under at
home
450
19.0
1,040
12.0
3,935,540
29.5
Lone-parent family
households
305
12.9
1,325
15.3
1,375,450
10.3
One-person households
620
26.2
1,575
18.2
3,673,310
27.6
Multiple family
households
105
4.4
920
10.6
268,060
2.0
Other households
140
5.9
330
3.8
543,340
4.1
Table 10 Canada, Nunavut, Iqaluit – Distribution of households
by household type, 2011 Census
Iqaluit – Structural type of dwelling
In Iqaluit, 28.5% of private households lived in single-detached
houses and 6.3% lived in apartments in buildings that have five
or more storeys. The rest lived in other types of dwelling
structures.
Structural type of
dwelling
Total - Structural
type of dwelling
Iqaluit, CY
number
%
Nunavut
number
%
Canada
number
%
2,365 100.0 8,660 100.0 13,320,615 100.0
Single-detached house
Semi-detached house
675
195
28.5
8.2
4,440
845
51.3
9.8
7,329,150
646,240
55.0
4.9
Row house
585
24.7
2,235
25.8
791,600
5.9
Apartment, building
that has five or more
storeys
150
6.3
155
1.8
1,234,770
9.3
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Nunavut Airport Services Ltd.
Request for Proposals
Apartment, building
that has fewer than
five storeys
740
31.3
845
9.8
2,397,555
18.0
Apartment, duplex
15
0.6
130
1.5
704,485
5.3
Other single-attached
house
5
0.2
10
0.1
33,310
0.3
Movable dwelling
0
0.0
10
0.1
183,510
1.4
Table 11 Canada, Nunavut, Iqaluit – Distribution of private
households by structural type of dwelling, 2011 Census
Language
Iqaluit – Mother tongue
Chart J description: Iqaluit – Mother tongue and language spoken
most often at home
Note: Counts for mother tongue as well as those for language
spoken most often at home include single responses only.
In Iqaluit, 44.0% of the population reported English only as
mother tongue, 4.8% reported French only, and 49.8% reported a
non-official language only, in 2011. In comparison, the
provincial / territorial percentages were 28.1% for English
only, 1.4% for French only and 69.5% for only non-official
languages.
In 2011, 67.0% of the population spoke only English most often
at home, 2.9% spoke only French and 29.3% spoke only a nonofficial language. In comparison, the provincial / territorial
percentages were 45.5% for only English, 0.8% for only French
and 53.0% for only a non-official language.
Selected languages
Mother tongue
number
%
43
Language spoken most often at
home
number
%
Nunavut Airport Services Ltd.
Request for Proposals
Total
6,620
100.0
6,620
100.0
English
2,915
44.0
4,435
67.0
French
315
4.8
195
2.9
Non-official
language
3,300
49.8
1,940
29.3
Multiple responses
90
1.4
50
0.8
Table 12 Iqaluit – Mother tongue and language spoken most often
at home, 2011 Census
Mother-tongue retention
(in percentage)
Mother
tongue
Complete
Total retention;
retention;
language spoken at
language spoken
home at least on a
most often at
regular basis
home
Partial
retention;
language spoken
at home on a
regular basis
Note: Counts for mother tongue and home language include single
response of a language as well as multiple responses of a
language with English and/or French.
English
99.0
96.2
2.8
French
75.4
53.8
21.5
Nonofficial
language
89.8
55.2
34.6
Table 13 Iqaluit – Mother-tongue retention, 2011 Census
Iqaluit, CY – Non-official languages
In Iqaluit, the three most common mother tongues were Inuktitut
(46.6%), Tagalog (Pilipino, Filipino) (0.8%) and German (0.3%),
in 2011. In comparison, the most common mother tongues at the
provincial / territorial level were Inuktitut (67.8%),
Inuinnaqtun (0.9%) and Tagalog (Pilipino, Filipino) (0.3%).
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Percentage of nonPercentage of
official language
total population
mother-tongue population
Note: Counts for mother tongue and home language include single
response of a language as well as multiple responses of a
language with English and/or French.
Inuktitut
3,085
91.1
46.6
Tagalog
(Pilipino,
50
1.5
0.8
Filipino)
German
20
0.6
0.3
Mother tongue
Number
Spanish
15
0.4
0.2
Arabic
15
0.4
0.2
Hindi
15
0.4
0.2
Table 14 Iqaluit – The most common non-official-language mother
tongues, 2011 Census
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Iqaluit – Bilingualism
Age groups
Total
English
Mother tongue
French
Non-official language
Note: Counts for mother tongue include single responses only.
Consequently, the total excludes multiple responses.
Total
12.8
15.1
92.1
3.2
0 to 19
7.8
11.0
77.8
1.8
20 to 44
13.9
17.3
93.1
3.2
45 to 64
17.6
65 and over 9.7
16.9
11.1
95.8
100.0
4.4
5.0
Table 15 Iqaluit – Rate of English-French bilingualism by mother
tongue and age groups, 2011 Census
Knowledge of official languages
Number
Percentage
Total
6,615
100.0
English only
5,625
85.0
French only
English and French
20
840
0.3
12.7
Neither English nor French
130
2.0
Table 16 Iqaluit – Knowledge of official languages, 2011 Census
Note(s):
1. Iqaluit (Nunavut) – This census subdivision has the
following data quality indicators (commonly referred to as
data quality flags):
Data quality index showing a global non response rate
higher than or equal to 5% but lower than 10%.
2. Median age: Age 'x' that divides a population in two groups
of the same population size, one group being older than age
'x' and the other group being younger than age 'x'.
3. Census family: Refers to a married couple (with or without
children), a common-law couple (with or without children)
or a lone parent family.
4. Household, private: Refers to a person or a group of
persons (other than foreign residents) who occupy a private
dwelling and do not have a usual place of residence
elsewhere in Canada.
5. Household type: Refers to the basic division of private
households into family and non-family households. Family
household refers to a household that contains at least one
census family, that is, a married couple with or without
children, or a couple living in common-law with or without
children or a lone parent living with one or more children.
6. Couple-family households with children: Refers to couple
households with at least one child aged 24 and under.
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Nunavut Airport Services Ltd.
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7. Couple-family households without children: Refers to couple
households without children aged 24 and under. Includes
couple households with all children aged 25 and over.
8. Lone-parent-family households: Refers to all lone-parent
family households regardless of age of children.
9. Multiple-family households: Refers to a household in which
two or more census families (with or without additional
persons) occupy the same private dwelling.
10.
Other households: Refers to two or more people who
share a private dwelling, but who do not constitute a
census family.
11.
Other single-attached house: A single dwelling that is
attached to another building and that does not fall into
any of the other categories, such as a single dwelling
attached to a non-residential structure (e.g., a store or a
church) or occasionally to another residential structure
(e.g., an apartment building).
12.
Movable dwelling includes mobile homes and other
movable dwellings such as houseboats and railroad cars.
13.
Mother-tongue retention: Retention refers to the
situation where people speak their mother tongue at home.
Retention is defined as 'complete' when the mother tongue
is the language spoken most often and 'partial' when it is
spoken on a regular basis but not most often. The (complete
or partial) retention rate refers to the proportion of the
population with a given mother tongue that speaks that
language at home most often or on a regular basis. The
retention rate provides an indication of a group's
linguistic vitality, particularly the importance of
transmitting languages between generations.
Source:
Statistics Canada. 2012. Focus on Geography Series, 2011 Census.
Statistics Canada Catalogue no. 98-310-XWE2011004. Ottawa,
Ontario. Analytical products, 2011 Census. Last updated October
24, 2012.
47
Nunavut Airport Services Ltd.
Request for Proposals
APPENDIX 1
AIR TERMINAL BUILDING PROFORMA DRAWING
A separate PDF file is available for full scale viewing.
48
1 Drawing requirements for Concession RFP
South East Side-Protected Zone:
North East Side-Public Zone:
North West Side-Public Zone:
Submittal of ACAD drawing files shall be in AutoCAD Release 2007 or higher.
Drawings to be standard size A1 format to scale with dimensions. Drawing submittals shall
conform to the following metric measurements:
a)
b)
c)
d)
e)
Key plans: 1:500.
Floor plans, reflected ceiling plans, interior elevations, sections and details: 1:50.
Electrical and mechanical drawings: 1:50.
Flow diagrams: 1:100.
Storefronts, signage, logos and lettering in elevation, section or detail: 1:25.
Nunavut Airport Services Ltd.
Request for Proposals
APPENDIX 2
FORM OF CONCESSION AGREEMENT
NO.:
LONG TERMLEASE
RESTAURANT
/ CONCESSION /
GIFT-SHOP LEASE
CUSTOMER NO.:
FILE NO.:
LEASE BETWEEN:
GOVERNMENT OF NUNAVUT
AND
NAME OF LESSEE
DATE OF LEASE (YY-MM-DD): Date
SPACE AND RIGHTS DEMISED:
_______square metres of space (the “Premises”), located in the Air Terminal Building
(the “ATB”) at the Iqaluit International Airport Airport, at Iqaluit in Nunavut, exclusive
space as shown outlined in red and non-exclusive space as shown outlined in green on
the drawing attached hereto as Schedule “A”.
BEGINNING OF TERM (YY-MM-DD):
LENGTH OF TERM:
Date
_________ years
RENTAL:
See Payment Clause
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NOTES:
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CONTENTS
ARTICLE 1 - DEFINITIONS .......................................................................................... 53
ARTICLE 2 - PURPOSE ............................................................................................... 54
ARTICLE 3 – TERM ...................................................................................................... 54
3.01 LENGTH OF TERM ..................................................................................... 54
3.02 OVERHOLDING TENANCY ........................................................................ 54
3.03 CANCELLATION ......................................................................................... 54
3.04 SURRENDER OF PREMISES .................................................................... 54
3.05 RENEWAL................................................................................................... 55
ARTICLE 4 - RENT ....................................................................................................... 55
4.01 RENT........................................................................................................... 55
4.02 PAYMENT OF RENT .................................................................................. 57
4.03 INTEREST ON RENT IN DEFAULT ............................................................ 57
4.04 RENT REVIEW ........................................................................................... 57
ARTICLE 5 – LEASED PREMISES, SERVICES, IMPROVEMENTS & CONDUCT OF
BUSINESS .................................................................................................................... 57
5.01 “AS IS” CONDITION .................................................................................... 57
5.02 ACCESS...................................................................................................... 58
5.03 SERVICES TO THE PREMISES................................................................. 59
5.04 SUSPENTION OF SERVICES .................................................................... 59
5.05 REASONABLE USE .................................................................................... 60
5.06 NUISANCE .................................................................................................. 60
5.07 ENVIRONMENTAL PROTECTION ............................................................. 60
5.08 FIRE PREVENTION .................................................................................... 61
5.09 POLICING AND SECURITY........................................................................ 62
5.10 SIGNAGE AND DISPLAYS ......................................................................... 62
5.11 DRAINAGE AND DISCHARGE OF MATERIAL .......................................... 62
5.12 REPAIR OF DAMAGE................................................................................. 63
5.13 ALTERATIONS AND UTILITY SERVICES.................................................. 63
5.14 PAYMENT OF TAXES ................................................................................ 64
5.15 COMPLIANCE............................................................................................. 64
5.16 SMOKE FREE WORKPLACE ..................................................................... 64
5.17 PRODUCTS OFFERED FOR SALE BY THE LESSEE ............................... 64
5.18 PRICING ..................................................................................................... 65
5.19 OBJECTIONABLE GOODS ........................................................................ 65
5.20 CREDIT CARDS ......................................................................................... 65
5.21 AMERICAN CURRENCY ............................................................................ 65
5.22 HOURS OF OPERATION ........................................................................... 66
5.23 PERSONNEL .............................................................................................. 66
5.24 OPERATION OF VENDING MACHINE(S) .................................................. 66
5.25 PARKING ........................................................................................................
ARTICLE 6 - ASSIGNMENT ......................................................................................... 66
6.01 PRIOR CONSENT REQUIRED................................................................... 66
6.02 LESSOR’S ASSIGNMENT .......................................................................... 67
6.03 LESSEE’S CONSENT ................................................................................. 67
6.04 TRANSFER OF PREMISES........................................................................ 67
ARTICLE 7 - LIABILITY AND INDEMNITY ................................................................... 67
7.01 CLAIM OR DEMAND .................................................................................. 67
7.02 INDEMNITY................................................................................................. 68
ARTICLE 8 - INSURANCE ............................................................................................ 68
8.01 COMMERCIAL GENERAL LIABILITY INSURANCE ................................... 68
8.02 PROPERTY INSURANCE........................................................................... 68
8.03 EVIDENCE OF INSURANCE ...................................................................... 68
8.04 POLICIES .................................................................................................... 69
ARTICLE 9 - DEFAULT AND RE-ENTRY ..................................................................... 70
9.01 DEFAULT AND RE-ENTRY ........................................................................ 70
9.02 DISTRESS .................................................................................................. 71
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ARTICLE 10 - GENERAL .............................................................................................. 71
10.01 HEADINGS ................................................................................................ 71
10.02 DIFFERENCES ......................................................................................... 71
10.03 EFFECT OF THE LEASE .......................................................................... 71
10.04 GENDER NEUTRAL.................................................................................. 71
10.05 PROVISIONS SEPARATELY VALID .......... Error! Bookmark not defined.
10.06 WAIVER NEGATED .................................... Error! Bookmark not defined.
10.07 NO IMPLIED OBLIGATIONS....................... Error! Bookmark not defined.
10.08 ENTIRE AGREEMENT ................................ Error! Bookmark not defined.
10.09 COSTS ..........................................................................................................
10.10 REGISTRATIONS .........................................................................................
ARTICLE 11 - NOTICES ................................................. Error! Bookmark not defined.
EXECUTION OF LEASE ................................................. Error! Bookmark not defined.
SCHEDULE “A” ............................................................... Error! Bookmark not defined.
SCHEDULE “B” ............................................................... Error! Bookmark not defined.
APPENDIX “A” ................................................................ Error! Bookmark not defined.
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THIS LEASE made this_______ day of _________________, 20__.
BETWEEN:
GOVERNMENT OF NUNAVUT,
as represented by the Minister of Economic Development and Transportation
through its authorized agent, Nunavut Airport Services Ltd., (NASL) agent only for the
purposes of administering the lease and for no other purpose whatsoever
(hereinafter called the “Lessor”),
OF THE FIRST PART;
AND
Name of Lessee
(hereinafter called the “Lessee”),
OF THE SECOND PART.
The Lessor, in consideration of the rents, covenants, provisos and conditions hereinafter
reserved and contained, has demised and leased, and, by this Lease, leases to the
Lessee:
CERTAIN SPACE (the “Premises”) in the Lessor’s Air Terminal Building (the “Building”)
erected at the Iqaluit International Airport (the “Airport”), in Nunavut; and located as shown
outlined in red on drawing number ______ dated _______, and attached hereto as
Schedule “A”.
TOGETHER WITH the right and privilege to operate and maintain a [food and beverage
facility and/or gift shop] on the Premises and offer for sale those items or products
normally offered for sale by a food and beverage facility and gift shop as further detailed
in clause 5.17 hereof.
[AND TOGETHER WITH the first right of refusal to provide, install, operate and maintain
vending machines in the Building accordance with Clause 5.24 hereof. ]
AND the Parties agree as follows:
ARTICLE 1 - DEFINITIONS
1.01
“Airport Manager” means NASL who is holding the position or acting in the
capacity of the manager of the Airport, during the currency of the Lease;
1.02
“Director” means that person holding the position of Director, Iqaluit International
Airport of the Department of Economic Development and Transportation of the
Government of Nunavut or any successor or authorized representative thereof, or
such person duly appointed to act in that behalf.
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1.03 “Environmental Protection Statutes” means all applicable laws, by-laws,
regulations, standards or orders from time to time in force relating to environmental
matters, the generation, use, handling, storage, disposal and transportation of any
substance and the protection of the environment generally.
ARTICLE 2 - PURPOSE
The Premises shall be used for the operation of the Lessee’s [food and beverage
facility and gift shop], and for no other purpose or purposes whatsoever. The
operation of the concession will be in accordance with the Lessee’s submission to
NASL’s Request for Proposals to Lease, Develop and Operate Concessions at
Iqaluit International Airport (the RFP), known as the Operational Proposal. The
Operational Proposal is attached to this Lease as Appendix A.
ARTICLE 3 – TERM
3.01
LENGTH OF TERM
The Lessee shall have and hold the Premises as of, from and after the ___ day of
_________ (the “Commencement Date”) for a term or period of _________ (__)
years (the “Term”) and then to be fully complete and ended, renewable as
hereinafter provided.
3.02
OVERHOLDING TENANCY
If the Lessee shall hold over after the expiration of the Term hereby granted and if
the Lessor shall accept rent, the new tenancy thereby created shall be a tenancy
at will and not a tenancy from year to year, and the Lessee shall pay as rent during
the time of such occupancy a rent to be determined at the discretion of the Lessor,
and shall be subject to the covenants and conditions herein contained so far as
the same are applicable to a tenancy at will.
3.03
CANCELLATION
If by reason of fire, flood, lightning, earthquake, impact of aircraft, explosion, or
acts of god, the airport, the Building or the Premises shall, at any time during the
Term hereby granted, be destroyed or so damaged as to render any of them unfit
for use or occupancy, this Lease may thereupon, by notice in writing from either
party given to the other party within thirty (30) days from the date the Airport, the
Building or the Premises so become unfit for occupancy, be declared terminated
from the happening of any such event.
3.04
SURRENDER OF PREMISES
(1)
At the expiration or sooner determination of this Lease, subject to the
provisions of Article 9.01 hereof, the Lessee shall peaceably surrender and
yield the Premises to the Lessor, in a condition reasonably satisfactory to
the Lessor.
(2)
If directed by the Lessor, the Lessee shall remove all fixtures from the
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Premises and shall also, to the satisfaction of the Lessor, repair all damage
and injury occasioned to the Premises, the Building or the Airport by reason
of such removal or in the performance thereof, but the Lessee shall not, by
reason of any action taken or things performed or required under this Article,
be entitled to any compensation whatsoever.
3.05
(3)
Unless agreed to by both parties, the Lessee shall remove from the
Premises all chattels, goods, supplies, articles, equipment, materials,
effects or things brought or placed by the Lessee on the Premises, and shall
also, to the satisfaction of the Lessor, repair all and every damage and injury
occasioned to the Premises, the Building, or the Airport by reason of such
removal or in the performance thereof, but the Lessee shall not, by reason
of any action taken or things performed or required under this Article, be
entitled to any compensation whatsoever. Unless required by the Lessor,
no chattels, goods, supplies, articles, equipment, materials, effects or things
belonging to the Lessee shall be removed from the Premises until all monies
due or about to become due under this Lease are fully paid.
(4)
If the Lessee does not comply with the requirements of paragraphs 3.04 (1),
(2) and (3) hereof, the Lessor may, at its option, remove at the risk of and
at the cost and expense of the Lessee, the fixtures, or the chattels, goods,
supplies, articles, equipment, materials, effects or things from the Premises
and the Lessee shall reimburse the Lessor forthwith upon receipt of
appropriate accounts therefor and for any storage charges which may have
been or will be incurred by the Lessor as a result of such removal. Where
not removed by the Lessee, the Lessor may consider the fixtures, chattels,
goods, supplies, articles, equipment, materials, effects or things brought or
placed by the Lessee on the Premises to be abandoned, and take title
thereto in the name of the Lessor.
RENEWAL
If, at the expiration of the Term, the Lessee shall desire a renewal of the Lease for
a further term up to but not exceeding a period of five (5) years, then the Lessee
shall, at least six (6) months prior to the expiration of the Term of the Lease, provide
the Lessor with written notice indicating the duration of the renewal term or period
requested. The Lessor may grant such renewal, upon the terms and conditions of
this Lease and for a rent determined in accordance with Article 4, provided that the
Lessee has, during the Term hereof, complied with the terms and conditions of this
Lease.
ARTICLE 4 - RENT
4.01
RENT
The Lessee shall pay during the currency of the Lease to the Lessor for the time
being, in lawful money of Canada the following rent (the “Rent”):
[Select one of the two following options – 1) being fixed annual rent and 2) being
% rent with a minimum annual guarantee:
1) For the period commencing on the ___day of ______, 20___, and ending on the
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____ day of _____, 20____, the sum of DOLLAR AND CENTS AMOUNT IN CAPS
($XXXX.XX), plus GST, payable in advance in equal monthly installments of
DOLLAR AND CENTS AMOUNT IN CAPS ($XXXX.XX) each, plus GST,
commencing on the ___ day of ____, 20__, and continuing on the first day of each
and every month thereafter.
2)
a) the percentage of annual Gross Revenue for each location comprising the
Leased Premises as outlined below (the “Percentage Rent”) OR
Room Number
xxx
Concession
Name
xxx
Percentage Rent
(expressed as a
percentage of gross
revenue)
xxx
b) the Minimum Annual Guaranteed (“MAG”) rent, whichever is greater for all of
the locations comprising the Leased Premises on an aggregate basis:
The Minimum Annual Guaranteed Rent (“MAG”) during the first Lease Year of the
Term is xxx Dollars ($XXX.XX).
Commencing on the Commencement Date and thereafter during the Term,
payment of the MAG shall be made in twelve (12) monthly installments, with the
first installment payable by the Lessee to the Lessor on or before the
Commencement Date and on or before the first day of each month thereafter
during the Term. If the Commencement Date is not the first day of a calendar
month then the Lessee shall, on the Commencement Date, pay rent for the partial
period of the month in which the Commencement Date occurs at a per diem rate
which shall be one three hundred and sixty-fifth (1/325) of the MAG rent.
Beginning on the first day of the second Lease Year of the Term, the MAG will be
set at eighty-five percent (85%) of the previous Lease Year’s gross rent paid to
Landlord, but never less than the MAG for the first Lease Year. This procedure for
setting the MAG rent will continue for each subsequent Lease Year.
Payment of the Percentage Rent by the Lessee shall be in monthly installments,
due and payable within fifteen (15) days after the last day of each month during
the Term, in amounts, if any, by which the percentage of the Lessee’s Gross
Revenue for the prior month exceeds the amount of MAG rent paid on the 1ST day
of such prior month.]
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AND payment of the Rent shall be made by the Lessee without prior demand by
the Lessor, to the Government of Nunavut, payable to its representative, Nunavut
Airport Services Ltd., and delivered to:
Services Director
Nunavut Airport Services Ltd.
Iqaluit International Airport
P.O. Box 1859
Iqaluit, NU X0A 0H0
4.02
PAYMENT OF RENT
The Lessee shall pay the Rent herein reserved at the time and in the manner in
the Lease set forth, without notice or any abatement or deduction whatsoever.
4.03
INTEREST ON RENT IN DEFAULT
Without waiving any other right of action of the Lessor in the event of default of
payment of the Rent hereunder, if the Lessee is delinquent in making the payments
required hereunder, the Lessee shall pay interest thereon, retroactive from the
date any such amount is due and payable until paid. In order to reflect prevailing
interest rates, the Lessor may review and adjust the interest rate from time to time.
4.04
RENT REVIEW
(1)
The Lessor shall review and revise the Rent annually in accordance with
the Lessor’s policy for the determination of air terminal building space rental
rates, as amended from time to time, and such revised Rent (hereinafter
referred to as “Revised Annual Rent”) shall become effective as of, from
and after the next ensuing anniversary of the commencement date of the
Lease (hereinafter referred to as the “Rent Review Date”).
(2)
The Lessor shall, at least ninety (90) days prior to the Rent Review Date,
provide the Lessee with written notice of the Revised Annual Rent payable
as of, from and after the Rent Review Date next ensuing.
(3)
Any failure of the Lessor to give written notice of the Revised Annual Rent
in accordance with the time frame set out in paragraph 4.04 (2) hereof shall
not render void the right of the Lessor to review and revise the Rent in
accordance with paragraph 4.04 (1) hereof, provided that the Lessee is
given the proper notice as set out in paragraph 4.04 (2) hereof, prior to the
effective date of such Revised Annual Rent.
ARTICLE 5 – LEASED PREMISES, SERVICES, IMPROVEMENTS & CONDUCT OF
BUSINESS
5.01 FIXTURING PERIOD
The Lessee shall take possession of each portion of the Leased Premises on the
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Delivery Date. The Lessor, in co-operation with the base building general
contractor, shall use its best efforts to establish a Delivery Date not less than
ninety (90) days prior to Commencement Date. From and after the Deliver Date,
the Lessee shall prepare the Leased Premises for its intended use, in
accordance with this Lease and the Operational Proposal. No rent shall be
payable from the Delivery Date to the Commencement Date. The Lessee agrees
to enter into a contract with Stantec for the provision of design, engineering,
project management and site coordination at its cost.
5.02 “AS IS” CONDITION
(1)
The Lessee accepts the Premises in an “as is” condition, and any
improvements made to the Premises by the Lessee at any time during the
currency of this Lease, to make the Premises suitable for the operations of
the Lessee hereunder, shall be at the risk, cost and expense of the Lessee,
except and subject as in this Lease otherwise provided for, and to the
satisfaction of the Lessor.
(2)
The Lessee acknowledges and agrees that:
(a)
the Lessee has fully inspected and is familiar with the physical
attributes and condition of the Premises; and
(b)
the Lessor and any person for whom the Lessor might be responsible
in law have not made any representation or given any warranty of
any kind respecting the Premises or the services or utilities serving
the Premises; and
(c)
the taking of possession of all or any part of the Premises by the
Lessee shall be prima facie evidence against the Lessee that all
undertakings, if any, of the Lessor with respect to the Premises or
the services and utilities serving the Premises have been fully
satisfied and performed by the Lessor.
5.03 IMPROVEMENTS
(1)
All improvements shall comply with the Tenant Design and Construction
Guideline. The Lessee agrees to comply with and to cause its contractors
and sub-contractors to comply with the Tenant Design and Construction
Guideline in addition to the other requirements of this Lease.
(2)
The minimum total initial capital investment to be made by the Lessee in
the Premises from the Delivery Date to the Commencement Date shall be
no less than the minimum average capital investment required to
construct, furnish, and equip, at its sole cost, pursuant to NASL’s Request
for Proposal (RFP) and the Lessee’s submission in response to the RFP.
(3)
The minimum total initial capital investment in the Premises including
leasehold improvement, fixtures, furnishing, equipment, and design and
engineering costs, will be at least 90% of the amount specified in the
Operational Proposal. Design and engineering costs are not to exceed
fifteen percent (15%) of construction costs. If the capital investment is less
than ninety percent (90%) of the amount specified in the Operational
Proposal, the Lessee shall pay the amount of the shortfall to NASL as
additional rent.
(4)
In addition to the foregoing, the Lessor requires the Lessee to refurbish
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and/or reconcept each portion of the Leased Premises at the midpoint of
the Term. A minimum average refurbishment/reconcepting expenditure of
Six Hundred Fifty ($650.00) Dollars CDN per square metre has been
established. The scope and extent of necessary renovation, remodeling,
upgrade, redecorating and/or reconcepting for the Leased Premises shall
be jointly determined by the Lessor and the Lessee. The mid-Term
refurbishment costs shall not include financing costs, interest, inventory, or
intra-company charges related to construction and shall be spent without
additional consideration or privileges and without extension of the Term.
(5)
The Lessee shall not undertake any decoration to the Leased Premises
until plans for decoration have been approved by the Lessor.
(6)
The Lessor shall not be required to provide any materials or to do any
work to or in respect of the Premises.
(7)
The Lessee shall provide and carry out, in accordance with the Tenant
Design and Construction Guideline, at its expense, all equipment and
work required to be provided or performed in order to render the Premises
complete and suitable to open for business.
5.04 ACCESS
5.05
5.06
(1)
The Lessor, its officers, servants or agents, shall upon reasonable
written notice to the Lessee, have full and free access for inspection
purposes during normal business hours and in the presence of the
Lessee or a representative of the Lessee to any and every part of the
Premises; it being expressly understood and agreed, however, that
in cases of emergency, as determined by the Airport Manager, the
Lessor, its officers, servants, or agents shall at all times and for all
purposes have full and free access to the Premises.
(2)
Subject to the provisions of this Lease, the Lessee shall have the
right of ingress and egress through the Building and over the Airport
roadways subject to rules and regulations as may be given by the
Airport Manager from time to time.
SERVICES TO THE PREMISES
(1)
The services and utilities to be provided by the Lessor in respect of
the Premises will be in accordance with Schedule “B” hereof. The
cost and expenses for such services and utilities shall be assumed
by the parties as set out therein.
(2)
The Lessee shall be responsible, at the cost and expense of the
Lessee, for making arrangements for all utilities and services not
supplied by the Lessor, provided, however, that the plans and
specifications for installation or provision thereof must be approved
by the Lessor.
SUSPENSION OF SERVICES
Without limiting or restricting the generality of the provisions of Article 7.01 hereof,
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the Lessee shall have no claim of any kind, nor bring any action or suit or petition
against the Lessor or any of its officers, servants or agents for any damage which
the Lessee may sustain by reason of any suspension, interruption or
discontinuance, in whole or part from whatever cause arising in services supplied
by or on behalf of the Lessor, unless shown to be caused by the negligence of the
Lessor or its officers, servants or agents while acting within the scope of their duties
or employment.
5.07
REASONABLE USE
The Lessee shall not, during the currency of the Lease, do, suffer nor permit to be
done any act or thing which may impair, damage or injure the Premises or the
Building or any part thereof, beyond the damage occasioned by reasonable use,
and shall, at the cost and expense of the Lessee, repair and renew in a good,
sufficient and workmanlike manner all portions of the Premises and the Building
which my at any time by the Lessee be damaged (ordinary wear and tear only
excepted) and in the event of the failure on the part of the Lessee to so repair and
renew, the Lessee shall indemnify and save harmless the Lessor from all
damages, costs and expenses suffered or incurred by the Lessor by reason of
such impairment, damage or injury to the extent the Lessee is liable for the same
in law, such payment to be made forthwith upon receipt of appropriate accounts
therefore.
5.08
NUISANCE
The Lessee shall not do, suffer or permit to be done any act or thing upon or above
the Premises which is or would constitute a nuisance to the occupiers of any space
adjoining or in the vicinity of the Premises or to the public generally, or which
causes or may cause interference with the navigation of aircraft.
5.09
ENVIRONMENTAL PROTECTION
The Lessee shall abide by all Environmental Protection Statutes and guidelines. The
Lessee shall at its own cost and expense:
(a)
immediately give written notice to the Lessor of the occurrence of any event in
or on the Premises, the Building or the Airport of which it becomes aware
respecting any failure of the Lessee or any person for whom the Lessee is
responsible in law to comply with any Environmental Protection Statutes;
(b)
immediately notify the Lessor if any government authority issues a notice,
directive or order (collectively referred to as "Order") to the Lessee for any
activity which the government authority constitutes as a breach of any
Environmental Protection Statutes;
(c)
if requested by the Lessor, give the Lessor from time to time written notice of
the extent and nature of the Lessee’s compliance with an Order, any
Environmental Protection Statutes and this Article;
(d)
promptly perform any work which will result in conformity and compliance with
an Order, any Environmental Protection Statutes and this Article;
(e)
promptly cease any activity which fails to comply with any Order, Environmental
Protection Statutes, or this Article; and
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Request for Proposals
if requested by the Lessor, obtain a written document in a form satisfactory to
the Lessor, acting reasonably, from an independent consultant approved by the
Lessor verifying that any activity required by subsection (d) above has been
performed, or that any activity contemplated by subsection (e) above has
ceased.
(g)
If any governmental authority having jurisdiction requires the clean-up of any
substance held, released, spilled, leaked, abandoned, flowing onto or into or placed upon
the Premises, adjacent premises, or any adjacent land, air or water or released into the
Premises, the Building, the Airport or the environment as a result of any use or occupancy
by the Lessee or those for whom the Lessee is responsible in law, then the Lessee shall,
at its own expense, prepare all necessary studies, plans and proposals and submit the
same to the Lessor for approval, which shall not be unreasonably withheld, provide all
bonds and other security required by governmental authorities having jurisdiction, carry
out the work required, and shall keep the Lessor fully informed and provide to the Lessor
full information with respect to proposed plans and comply with the Lessor’s reasonable
requirements with respect to such plans.
The Lessee shall abide by all Environmental Protection Statutes and guidelines. The
Lessee shall at its own cost and expense:
(h)immediately give written notice to the Lessor of the occurrence of any event in or
on the Premises, the Building or the Airport of which it becomes aware respecting
any failure of the Lessee or any person for whom the Lessee is responsible in law to
comply with any Environmental Protection Statutes;
(i)immediately notify the Lessor if any government authority issues a notice, directive
or order (collectively referred to as "Order") to the Lessee for any activity which the
government authority constitutes as a breach of any Environmental Protection
Statutes;
(j)if requested by the Lessor, give the Lessor from time to time written notice of the
extent and nature of the Lessee’s compliance with an Order, any Environmental
Protection Statutes and this Article;
(k)promptly perform any work which will result in conformity and compliance with an
Order, any Environmental Protection Statutes and this Article;
(l)promptly cease any activity which fails to comply with any Order, Environmental
Protection Statutes, or this Article; and
(m)if requested by the Lessor, obtain a written document in a form satisfactory to the
Lessor, acting reasonably, from an independent consultant approved by the Lessor
verifying that any activity required by subsection (d) above has been performed, or
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that any activity contemplated by subsection (e) above has ceased.
(n)
If any governmental authority having jurisdiction requires the clean-up of any
substance held, released, spilled, leaked, abandoned, flowing onto or into or placed
upon the Premises, adjacent premises, or any adjacent land, air or water or released
into the Premises, the Building, the Airport or the environment as a result of any use or
occupancy by the Lessee or those for whom the Lessee is responsible in law, then the
Lessee shall, at its own expense, prepare all necessary studies, plans and proposals
and submit the same to the Lessor for approval, which shall not be unreasonably
withheld, provide all bonds and other security required by governmental authorities
having jurisdiction, carry out the work required, and shall keep the Lessor fully informed
and provide to the Lessor full information with respect to proposed plans and comply
with the Lessor’s reasonable requirements with respect to such plans.
5.10 FIRE PREVENTION
The Lessee shall, at its sole cost, take all precautions to prevent fire from occurring
on or about the Premises and shall observe and comply with all laws, regulations,
directives in force at the Airport, and with all instructions given from time to time by
the Airport Manager respecting fires, extinguishing of fires and fire prevention.
5.11
POLICING AND SECURITY
The Lessor shall not be responsible for providing policing to nor security of the
Premises.
5.12
5.13
SIGNAGE AND DISPLAYS
(1)
The Airport Manager reserves the right to rule upon displays and advertising
signs within the Premises, and the Lessee shall conform to the aesthetic
standards of the Building and any direction which may be given to the
Lessee by the Airport Manager from time to time.
(2)
The Lessee shall not construct, erect, place or install, within the Building, or
in any portion of the Premises which is open or accessible to the public, any
advertising, directional or informational sign, poster or display, electrical or
otherwise, without first obtaining the consent, in writing, of the Airport
Manager, such consent not to be unreasonably withheld.
DRAINAGE AND DISCHARGE OF MATERIAL
The Lessee shall not discharge, cause or permit to be discharged or howsoever to
pass into the waste water and sewage facilities in the Building, or onto the
Airport or elsewhere any deleterious material or noxious, contaminated or
poisonous substances, it being expressly understood and agreed that in the
event of discharge or escape of such substances or materials, all costs and
expenses incurred in the prompt clean-up of the same shall be the sole
responsibility of the Lessee, and such clean-up shall be to the satisfaction
of the Airport Manager.
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5.14
Request for Proposals
REPAIR OF DAMAGE
If, at any time or times hereafter, any damage or injury (ordinary wear and tear
only excepted) should be occasioned to the Premises, or any part thereof, or to
the Building or any other works of the Lessor on the Airport by reason of or on
account of the operations of the Lessee hereunder or any action taken or things
done or maintained by virtue thereof, then, and in every such case, the Lessee
shall, within a reasonable time upon notice thereof from the Lessor given in writing,
repair, rebuild and restore the same in good, sufficient and workmanlike manner.
In the event of failure on the part of the Lessee to so repair the Lessor may, at its
option, repair such damage or injury in which case the Lessee shall repay and
reimburse the Lessor for all costs and expenses connected therewith or incidental
thereto to the extent the Lessee is liable for the same in law plus such additional
charge as may be applicable in accordance with the practices of the Lessor for
administration and overhead and such payment or reimbursement shall be made
forthwith upon receipt by the Lessee of appropriate accounts therefore from the
Lessor. In the event of failure on the part of the Lessee to repair such damage or
injury and in the event of non-repair by the Lessor, the Lessee shall remain liable
to the Lessor for the amount of such damage or injury to the extent the Lessee is
liable therefor in law and payment of such amount shall be made by the Lessee to
the Lessor forthwith, upon receipt by the Lessee of appropriate accounts therefore
from the Lessor.
5.15
ALTERATIONS AND UTILITY SERVICES
(1)
The Lessee shall not make any alterations to the Premises, nor construct,
erect or install any improvements or fixtures on or about the Premises
without first obtaining the written approval of the Lessor or its designated
representative, such approval not to be unreasonably withheld, of plans
showing the design and nature of such alteration, construction, erection or
installation and their proposed location, and all such alterations,
improvements or fixtures shall be constructed, erected or installed and
thereafter maintained by and at the sole cost and expense of the Lessee.
(2)
The Lessee shall not make any alterations or improvements to nor install
any fixtures in the Premises, prior to making application for and receiving
an approved Facility Alteration Permit, duly executed by or on behalf of the
Lessor, such consent and approval not to be unreasonably withheld. Upon
receipt of the approved Facility Alteration Permit, the Lessee agrees to
construct the improvements at the Lessee’s cost, in accordance with the
requirements, terms and conditions specified in the Facility Alteration
Permit, and thereafter maintain the improvements to the reasonable
satisfaction of the Lessor.
(3)
If, at any time during the Term of the Lease, the Lessee defaults in its
obligation of maintaining the Premises and any alterations, improvements
or fixtures in accordance with the provisions of the Lease, the Lessor may
give written notice to the Lessee specifying the respect in which such
maintenance is deficient. If, within thirty (30) days from the giving of such
notice, the default specified has not been remedied or if the nature of such
default reasonably required more than thirty (30) days to remedy and make
right, and the Lessee has not commenced, or, having commenced, is not
diligently completing the remedying of such default, or if such maintenance
or remedy work is not of a type satisfactory to the Lessor, then the Lessor
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may enter into the Premises and perform such maintenance, at the sole
cost and expense of the Lessee, plus such maintenance during the Term of
Lease.
5.16
5.17
5.18
PAYMENT OF TAXES
(1)
The Lessee shall pay or cause to be paid all rates, taxes and assessments,
of whatsoever description, that may at any time during the currency of the
Lease be lawfully imposed and become due and payable upon or in respect
of the Premises or any part thereof.
(2)
The Lessee shall pay any business tax, value added tax, multi-stage sales
tax, sales tax, goods and services tax or any other tax lawfully imposed on
any rent receivable by the Lessor hereunder, by any governmental or other
taxing authority having jurisdiction, whether known as business transfer tax,
value added tax, goods and services tax, or by any other name.
COMPLIANCE
(1)
The Lessee shall in all respects abide by and comply with all laws, rules,
regulations, guidelines and by-laws of the Federal Government, Territorial
Government, or any other governing body whatsoever having jurisdiction.
(2)
The Lessee shall abide by and comply with all regulations and directives
relative to the efficient management and operation of the Airport, including
but not limited to regulations and directives regarding sanitation, smoking
and security, and to all directions given by the Airport Manager from time to
time.
SMOKE FREE WORKPLACE
The Lessee shall maintain the Premises as a smoke free workplace, and shall not,
at any time, permit smoking of tobacco or any other substances whatsoever on the
Premises.
5.19
PRODUCTS OFFERED FOR SALE BY THE LESSEE
(1)
The exclusive right to operate a food and beverage facility and gift shop as
granted to the Lessee hereunder shall include the exclusive right and
privilege to offer for sale in the Building those items or products which would
normally be associated with a food and beverage facility and gift shop
operation, including but not limited to northern arts and crafts and souvenirs,
including carving, prints, paintings, wall hanging, dolls, clothing and
footwear; food and beverage items including coffee, pop, juice, sandwiches,
hamburgers and related fast food products, chips, chocolate bars and
related snack food items; magazines and newspapers, tobacco products
and sundry items.
(2)
The rights and privileges hereby granted do not include the right to offer for
sale any alcoholic beverages, flight meals or snacks, or catering services
whatsoever.
(3)
The Lessee shall ensure that its stock and supply of items or products
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offered for sale in accordance with the rights and privileges hereby granted
is ample to meet the needs of the traveling public and is of sufficient quantity
to fully stock the Premises at all times. Should the Lessee fail to provide an
item or product which it has the exclusive right to offer for sale in the
Building, after notice provided in accordance with Article 11 hereof, then the
Lessor may grant such right and privilege to another party in order to ensure
that the needs of the traveling public are, in the opinion of the Airport
Manager, being met.
(4)
5.20
5.21
The Lessee shall operate and maintain the concession and related services
in a first class manner, and shall offer for sale merchandise of high quality
and furnish and maintain a standard of service at least equal to that of
comparable establishments providing similar services and merchandise in
the vicinity of the Airport.
PRICING
(1)
The Lessee shall ensure that the pricing of products and services offered
for sale in accordance with the rights and privileges hereby granted are
comparable to those of comparable establishments offering similar products
and services for sale in vicinity of the Airport.
(2)
Prior to the commencement of this Lease, the Lessee shall submit to the
Airport Manager a schedule of merchandise prices to be in effect on the
commencement date of this Lease. Thereafter, the Lessee shall provide
the Airport Manager with a schedule of merchandise pricing on a semiannual basis.
OBJECTIONABLE GOODS
The Lessee shall not by itself nor by any person or persons acting for it, or with its
permission, in upon or about the Premises, or any part thereof, bring, keep, sell,
store, offer for sale, give away or otherwise use, handle, distribute or dispose of
any merchandise, goods, materials, effects, or things which may, for any reason,
be deemed objectionable by the Airport Manager.
5.22
CREDIT CARDS
The Lessee shall accept a minimum of two (2) major credit cards in payment for
goods and services hereunder, in accordance with directives as may be given from
time to time by the Airport Manager.
5.23
AMERICAN CURRENCY
(1)
The Lessee shall accept American currency in payment for goods or
services hereunder.
(2)
The Lessee shall inform the public of the exchange rate granted by
displaying signs indicating the exchange rate in a prominent location within
the Premises.
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5.24
5.25
Request for Proposals
HOURS OF OPERATION
(1)
Premises are to be open to serve the first through the
last scheduled departing flight, but NASL may require
other hours. At the discretion of NASL, the Lessee may
be required to extend their hours from time to time to
accommodate passengers from flights that are delayed.
(2)
The Lessee shall post its normal hours of operation in a prominent location
on the Premises.
PERSONNEL
The Lessee shall engage suitable personnel to efficiently provide and
maintain the required standard of service and such personnel shall be
properly groomed and attired, all to the satisfaction of the Airport Manager.
5.26
OPERATION OF VENDING MACHINE(S)
(1) If the Airport Manager at any time determines that vending machines should be
installed in any area of the Building in order to provide service to the traveling
public during hours when the Lessee’s food and beverage facility and gift shop
is closed, then the Lessee shall be offered the opportunity to provide, install
and maintain and operate such machines at such rent as stipulated under the
Nunavut Airport Market Rates. Vending machines shall be of the nature and
type, and located within the Building, as may be determined by the Airport
Manager.
(2) The Lessee shall ensure that any vending machines are well stocked at all
times.
(3) The Lessee shall ensure that any repairs to its vending machines that may be
required are conducted on a priority basis and within a reasonable time frame,
as determined by the Airport Manager, and that any vending machines shall
be kept in a clean and well maintained condition at all times.
5.27
PARKING
If the Lessor institutes a parking policy and imposes parking fees, the Lessee
shall pay for the parking of automobiles and other motorized vehicles of its
employees at the rates imposed from time to time for employee parking. Parking
of automobiles and other motorized vehicles shall be in such location as may be
designated by the Lessor.
ARTICLE 6 - ASSIGNMENT
6.01
PRIOR CONSENT REQUIRED
The Lessee shall not make any assignment of this Lease, nor any transfer or
sublease of the whole or any portion of the Premises demised or leased hereunder,
or the rights and privileges granted hereunder, without obtaining the prior consent
in writing of the Lessor.
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6.02
Request for Proposals
LESSOR’S ASSIGNMENT
It is specifically understood and agreed that the Lessor shall be entitled to assign,
mortgage, hypothecate or encumber its rights under the Lease, or its wider rights
to the Premises, the Building and the Airport, in whole or in part, and upon such
assignment, mortgage, hypothec or encumbrance being executed by the Lessor,
and notice thereof being given by or on behalf of the Lessor to the Lessee, the
Lease shall be subordinated and subjected to the assignment, mortgage, hypothec
or encumbrance.
6.03
6.04
LESSEE’S CONSENT
(1)
The Lessee agrees that it will, whenever reasonably required by the Lessor
or the assignee, mortgagee, hypothecary or other secured creditor, consent
to and become a party to any instrument or instruments permitting an
assignment, mortgage, hypothec or other encumbrance to be placed on the
Premises, wherein the operations under the Lease are carried out, in order
to formally subordinate the Lease to the assignment, mortgage, hypothec
or other encumbrance. However, no subordination by the Lessor shall have
the effect of permitting the holder of any assignment, mortgage, hypothec
or other encumbrance to disturb the Lessee in its performance of the
operations under the Lease or to increase its rental payments as stipulated
in the Lease, so long as the Lessee shall comply with all the terms,
conditions and obligations contained in the Lease.
(2)
It is expressly understood and agreed that the Lessor’s right to assign,
mortgage, hypothecate or encumber its rights under the Lease shall not in
any way prejudice the leasehold interest of the Lessee, or the Lessee’s
rights and ability to assign, mortgage, hypothecate or otherwise encumber
its leasehold interests granted pursuant to the Lease.
TRANSFER OF PREMISES
The Lessee recognizes the Lessor’s right to transfer the Premises subject to the
terms and conditions of the Lease.
ARTICLE 7 - LIABILITY AND INDEMNITY
7.01
CLAIM OR DEMAND
The Lessee shall not have any claim or demand against the Lessor or any of its
officers, servants or agents for detriment, damage, accident or injury, of any nature
whatsoever or howsoever caused to the Premises, or to any person or property,
including any structures, improvements, fixtures, equipment, materials, supplies,
motor or other vehicles, fixtures and articles, effects and things erected, brought,
placed, made or being on or about the Premises unless such damage or injury is
due to the negligence of any officer, servant or agent of the Lessor while acting
within the scope of their duties or employment.
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7.02
Request for Proposals
INDEMNITY
The Lessee shall at all times indemnify and save harmless the Lessor or any of its
officers, servants or agents from and against all claims and demands, loss, costs,
damages, actions, suits or other proceedings by whomsoever made, brought or
prosecuted, in any manner based upon, occasioned by or attributable to the
execution of the Lease, or any action taken or things done or maintained by virtue
hereof, or the exercise in any manner of rights arising hereunder, except claims
for damage resulting from the negligence of any officer, servant or agent of the
Lessor while acting within the scope of their duties or employment.
ARTICLE 8 - INSURANCE
8.01
COMMERCIAL GENERAL LIABILITY INSURANCE
The Lessee shall place and at all times maintain during the currency of this Lease,
commercial general liability insurance with limits of not less than TWO MILLION
DOLLARS ($2,000,000.00) inclusive per occurrence for bodily injury, death and
damage to or loss of use of property arising out of any of the operations of the
Lessee under the Lease, or of any of the acts or omissions of the Lessee or any
of his agents, employees or servants; such insurance shall be with a company or
companies acceptable to the Lessor and all policies for such insurance shall be in
an amount and in a form satisfactory to the Lessor.
8.02
PROPERTY INSURANCE
The Lessee shall place and shall at all times maintain during the currency of this
Lease, insurance against fire and extended coverage with respect to any
improvements, buildings or structures situated, constructed, brought or placed
upon the Premises by the Lessee during the Term of the Lease, and any renewals
hereof and all policies for such insurance shall be in an amount and in a form
satisfactory to the Lessor and be in an amount not less than the full insurable value
of the improvements, buildings or structures situated, constructed, brought or
placed upon the Premises by the Lessee.
8.03
EVIDENCE OF INSURANCE
The Lessee shall submit to the Lessor one of the following documents as evidence
of insurance:
(a)
the insurance policy or policies;
(b)
certified copies thereof;
(c)
a Certificate of Insurance; or
(d)
an affidavit from its insurance company confirming that proper
insurance coverage is in place; and any renewals, or changes
thereof.
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8.04
Request for Proposals
POLICIES
The Lessee shall not do or omit to do or suffer anything to be done or omitted to
be done on the Premises which will in any way impair or invalidate such insurance
policy or policies.
(1)
Every policy shall contain a provision that thirty (30) days written notice of
cancellation shall be given to the Lessor.
(2)
Every policy shall be in a form and with insurance companies satisfactory
to the Lessor.
(3)
Every policy shall expressly name the Lessor as an additional insured.
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ARTICLE 9 - DEFAULT AND RE-ENTRY
9.01
DEFAULT AND RE-ENTRY
(1)
It is expressly agreed that:
(a)
if the Lessee shall be in default in the payment of Rent or amounts
collectable hereunder as Rent, whether lawfully demanded or not,
and such default shall continue for a period of thirty (30) days after
the Rent has become due and payable;
(b)
if the Lessee shall be in default of any of its covenants or Leases
hereunder (other than its covenant to pay rent or amounts collectable
hereunder as rent) and such default shall continue for a period of
thirty (30) days (or such longer period as may be reasonably
necessary to cure such default considering the nature thereof) after
written notice by the Lessor to the Lessee specifying with reasonable
particularity the nature of such default and requiring the same to be
remedied;
(c)
if the default set out in the notice given to the Lessee by the Lessor
pursuant to paragraph (b) reasonably requires more time to cure than
the thirty (30) day period referred to in that paragraph and the Lessee
has not commenced remedying or curing the same within the thirty
(30) day period or fails to diligently complete the same within a
reasonable time; or
(d)
if the Lessee makes an assignment for the benefit of creditors, or
makes an assignment or has a receiving order made against it under
the Bankruptcy and Insolvency Act, or becoming bankrupt or
insolvent makes application for relief under the provisions of any
statute now or hereafter in force concerning bankrupt or insolvent
debtors, or any action whatsoever, legislative or otherwise shall be
taken with a view to the winding-up, dissolution or liquidation of the
Lessee;
then the current month's rent together with the rent for the three months next
ensuing shall immediately become due and payable, and at the option of the
Lessor the Term hereby granted shall become forfeited and void, and the Lessor
may without notice or any form of legal process whatsoever forthwith re-enter upon
the Premises, buildings or any part thereof in the name of the whole and repossess
and enjoy the same as of its former estate.
(2)
Forfeiture of the Lease by the Lessee shall be wholly without prejudice to the right
of the Lessor to recover arrears of rent or damages for any antecedent breach of
covenant on the part of the Lessee, and notwithstanding any such forfeiture the
Lessor may subsequently recover from the Lessee damages for loss of rent
suffered by reason of the Lease having been determined prior to the end of the
Term of the Lease as set out herein and this Article and the rights hereunder shall
survive the termination of the Lease whether by act of the parties or by operation
of law.
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9.02
Request for Proposals
DISTRESS
The Lessor shall be entitled distraint on the goods, chattels, and inventory of the
Lessee on the Premises as may be proscribed by law from time to time.
ARTICLE 10 - GENERAL
10.01 HEADINGS
Any note appearing as a heading in the Lease has been inserted for convenience
and reference only and of itself cannot define, limit or expand the scope or meaning
of the Lease or any of its provisions.
10.02 DIFFERENCES
All matters or differences arising between the Lessor and the Lessee in any matter
connected with or arising out of the Lease whether as to interpretation or
otherwise, shall be determined by the Lessor but without prejudice to any recourse
available to the Lessee at law.
10.03 EFFECT OF THE LEASE
The Lease and everything herein contained shall inure to the benefit of and be
binding upon the successors and assigns, as the case may be, of each of the
parties hereto, subject to granting of consent by the Lessor as provided herein to
any assignment, transfer or sub-lease of the Lease.
10.04 GENDER NEUTRAL
Where there is a male, female or corporate party, the provisions hereof shall be
read with all grammatical changes to gender and number required by the context
and all covenants and obligations shall be deemed joint and several.
10.05 Nunavummi Nangminiqaqtunik Ikajuuti (NNI) Bid Adjustment
(a) Where a lease is won as a result of an NNI Bid Adjustment, the agreed rent
will remain in force only as long as the lease is owned and managed by a
company that is on the Nunavut Firm Registry or the Inuit Firm Registry.
Should the lease be transferred to a firm that does not qualify for either list,
the value of the lease will be adjusted to the lowest bid amount prior to the
NNI bid adjustment.
(b) Any firm that wins a lease as a result of an NNI bid adjustment must report
annually confirming their continued eligibility and confirming that there have
been no substantive changes in ownership. Failure to do so would result in
the lease being adjusted as above.
(c) Where a lease is won as a result of an NNI Bid Adjustment, the Lessee
claiming NNI Incentives and no longer meeting the Inuit content level claimed in
their proposal will incur penalties commensurate with the bid adjustments applied
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to evaluate their proposal in an amount equal to 50 percent of the calculated bid
adjustment.
(d) Inuit Labour and Inuit Firms will continue to be monitored separately over the
term of the lease
10.06 PROVISIONS SEPARATELY VALID
If any covenant, obligation, agreement, term or condition of this Lease, or the
application thereof to any person or circumstances shall, to any extent, be invalid
or unenforceable, the remainder of the Lease or the application of such covenant,
obligation, agreement, term or condition to persons or circumstances other than
those in respect of which it is held invalid or unenforceable, shall not be affected
thereby and each covenant, obligation, agreement, term or condition of the Lease
shall be separately valid and enforceable to the fullest extent permitted by law.
10.07 WAIVER NEGATED
The failure by the Lessor or its authorized representative, as the case may be, to
require the fulfillment of the obligations, or to exercise any rights herein contained
shall not constitute a waiver, a renunciation or a surrender of those obligations or
rights or any other.
10.08 NO IMPLIED OBLIGATIONS
No implied terms or obligations of any kind by or on behalf of the Lessor shall arise
from anything in this Lease and the express covenants and agreements herein
contained and made by the Lessor are the only covenants and agreements upon
which any rights against the Lessor may be founded.
10.09 ENTIRE AGREEMENT
The Lease shall be deemed to constitute the entire agreement between the Lessor
and the Lessee with respect to the subject matter hereof and shall supersede all
previous negotiations, representations, and documents in relation hereto made by
any party to the Lease.
10.10 COSTS
If and whenever the Lessor incurs any costs arising out of anything to be done to
accommodate any request of the Lessee, all such costs shall be reimbursed by
the Lessee upon receipt of an invoice therefor.
10.10 REGISTRATIONS
The Lessee shall not do nor permit anything to be done, which would result in a
charge, lien, encumbrance or other claim or registration, including any workers’
compensation levies, against the Airport, except with the prior written consent of
the Lessor, and the Lessee shall cause any such charge, lien, encumbrance or
registration to be discharged or vacated within sixty (60) days of receiving notice
of registration, provided that such discharge or vacating shall not prevent the
Lessee or anyone holding any such interest from contesting any liability to a third
party for any claim or the validity of any charge, lien, encumbrance or registration
so discharged or vacated.
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ARTICLE 11 - NOTICES
Whenever, in the Lease, it is required that notice or demand be given or served by
either party of the Lease to or on the other, such notice or demand will be in writing
and will be validly given or sufficiently communicated if forwarded by courier,
registered mail, priority post mail, telegram, telex, or telephonic facsimile as
follows:
To the Lessor:
Director, Iqaluit International Airport
Department
of
Economic
Development
Transportation
Government of Nunavut
P.O. Box 1000, Station 720
Iqaluit, Nunavut
X0A 0H0
Facsimile: (867) 979-6985
Services Director
Nunavut Airport Services Ltd.
Iqaluit International Airport
P.O. Box 1859
Iqaluit, Nunavut
X0A 0H0
Facsimile:
To the Lessee:
Lessee Name
Lessee Mailing Address
Facsimile:
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Such addresses may be changed from time to time by either party giving notice as
above provided.
If any question arises as to whether any notice was or was not communicated by
one party to the other, it shall be deemed to have been effectively communicated
or given on the day facsimile confirmation is received by the sender, if sent by
facsimile, or if mailed on the day it is received or on the Fourteenth (14th) day after
it was mailed or sent, whichever is the earlier.
EXECUTION OF LEASE
IN WITNESS WHEREOF the parties hereto have executed the Lease on the day and
year first above written.
SIGNED, and DELIVERED
by Lessor in the presence of
)
)
)
)
Witness
)
for the Government of Nunavut
SIGNED, and DELIVERED
by Lessee in the presence of
)
)
)
)
Witness
)
for Lessee
Print Name
____________________________
Position
____________________________
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SCHEDULE “A”
DRAWING
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SCHEDULE “B”
SERVICES TO THE PREMISES
(1)
ELECTRICITY
The Lessee shall supply electrical energy to the Premises for general lighting
purposes and operation of electrical equipment with a demand load of less than
1.5 kilowatts. The cost of such energy shall be reflected in the rental rates for the
space comprising the Premises. The cost for the supply of energy for electrical
equipment with a demand load of 1.5 kilowatts or greater shall be borne by the
Lessee and is not included in the space rental rates. The cost of such energy will
be determined by the Lessor based on the estimated usage of the electrical
equipment multiplied by a flat rate and the Lessor shall invoice the Lessee for such
cost. Where the demand load of the Lessee’s electrical equipment is 10 kilowatts
or greater, the Lessor may require the Lessee to install, at the cost of the Lessee,
an electrical meter to record the electrical energy consumption of such electrical
equipment. In order to facilitate the Lessor’s calculation of consumption, the
Lessee shall supply the Lessor with manufacturer’s specifications or product
information indicating the electrical consumption of each electrical appliance or
each piece of electrical equipment operated by the Lessee on the Premises.
(2)
HEATING
The Lessor shall provide normal space heating in the Premises and the cost of
such heat shall be reflected in the rental rates for the space comprising the
Premises.
(3)
AIR CONDITIONING
Where the Building is equipped with a central air conditioning system, the Lessor
shall provide normal air conditioning to the Premises. The cost of such air
conditioning shall be reflected in the rental rates for the space comprising the
Premises.
(4)
OTHER SERVICES
The following additional services shall not be provided in respect of the Premises and
the cost of such services shall not be reflected in the rental rates for the space
comprising the Premises:
a)
Janitorial services to all areas of the Premises
b)
Garbage removal
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APPENDIX “A”
PROPOSAL TO OPERATE A RESTAURANT / CONCESSION / GIFT-SHOP
(INCLUDING OPERATING PLAN)
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Request for Proposals
APPENDIX 3
TENANT DESIGN & CONSTRUCTION GUIDELINE
78
TENANT DESIGN AND CONSTRUCTION
GUIDELINES
FOR
IQALUIT INTERNATIONAL AIRPORT
Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
DEFINITIONS AND ABBREVIATIONS
Airport Authority – Nunavut Airport Services Ltd. (NASL)
ATB - Air Terminal Building
Airside - Airside is the secured portion of the airport, which may include
outdoor/airfield areas as well as areas within airport buildings located post
security (after the Security Checkpoint).
Base Building Drawings – The base building drawings are drawings provided
by the Lessor that documents existing base building condition and planning
information pertaining to the Leasehold.
Closure Line - Closure Line refers to the storefront entrance door (i.e., sliding,
rolling, swing type)
location.
Concourse - Concourse refers to the main public corridor within the air terminal
building providing passenger access to aircraft gates. Concourses are always
located past the passenger Security Checkpoints.
Deficiency List - Deficiency List refers to the construction items to be repaired,
replaced and/or completed in the Leasehold.
Demising Wall - Is the common wall separating a Leasehold from an adjoining
space. Refer to the appropriate building codes for rating information.
Demising Cap - refers to the architectural trim piece provided at the mall face
of a Demising Wall. The Demising Cap is a trim element between Storefronts
and is provided as part of the base building.
Design Control Zone – Area established by the Lessor within the Leasehold
within which the Lessor shall approve all Tenant finishes, materials, light
fixtures, fittings, signage, displays and lighting elements.
Development Plans – The Development Plans are the detailed design and
construction documents prepared by the Tenant’s Architect or Engineer of
Record and submitted by the Tenant as part of the Facility Alteration Permit
application and building permit process. This includes all relevant drawings,
specifications for the proposed project including Architectural design drawings,
finishes and
samples, detailed engineering drawings with all relevant sections, elevations,
plans and construction details.
Facilities Specialist – Reference to the NASL Facilities Specialist or assigned
Engineering staff designated to assist Tenant through the facility development
process.
Facility Alteration Permit – Airport Construction Permit issued by NASL.
Permit process in place to approve, track, monitor and record Tenant Leasehold
construction and ensure that it meets the NASL standards
Appendix 3
November 2014
2
Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
Field Verification - Field verification refers to the process whereby the Tenant
or Tenant’s Architect and/or Engineers of record as well as Contractor physically
confirm the dimensions and existing condition of the Leasehold, including the
vertical height(s), prior to start of design and at completion of construction.
Groundside - Groundside is the unsecured portion of the airport, which may
include outdoor areas such as curb front or public roadways as well as areas
within airport buildings located pre-security checkpoint.
Lessor – Government of Nunavut, as represented by the Minister of Economic
Development and Transportation through its authorized agent, Nunavut Airport
Services Ltd., agent only for the purposes of administering the lease.
Lease - Lease is the agreement between the Tenant and the Government of
Nunavut. Where there is a conflict between the Lease and the Tenant Design
and Construction Manual language, the language in the Lease shall prevail.
Leasehold - The area of the building leased by the Lessor to the Tenant as
defined in the Lease Agreement and Lease Outline Drawing (LOD)
Lease Line - The Lease Line is the boundary of the floor area of the Leasehold.
The Lease Line generally occurs at the exterior of the storefront demising wall
and the centerline of the demising wall(s) between spaces.
Lease Outline Drawing (LOD) - The Lease Outline Drawing of the Leasehold
shows the Lease Line. In addition to the geometrical configuration of the
Leasehold, dimensions and floor area will also be indicated on the Lease Outline
Drawing. The Tenant is responsible for field verifying the dimensions as well as
the floor area.
Merchandising Plan - The comprehensive written plan provided by Retail
Tenant defining product mix, product price points, product display strategies,
store layout, store design features and revenue projections.
Passenger Hold-room - Boarding Lounge/Hold-room refers to the rooms
located adjacent to an aircraft gate containing seating for passengers to use
while waiting to board a flight.
Storefront - Front face of the Leasehold. A Storefront design may either be
open or enclosed. When the Leasehold has more than one exposure to the
Concourse the storefront refers to all facades.
This may include portions of the Demising Wall that separates the leasehold
from the concourse and/or a public lobby.
Tenant - The Tenant is the Lessee of the Leasehold. The Lessee may be a
person or a legal entity.
YFB – Is the International Air Transport Association airport code for Iqaluit
International Airport.
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Iqaluit International Airport
Government of Nunavut
Contents
1
INTRODUCTION ..................................................................................................................... 6
2
ATB Renderings-Interior Concept ........................................................................................... 7
3
Concession Floor Plans ........................................................................................................... 8
4
Application and Submission Requirements ........................................................................... 10
5
4.1
General Requirements................................................................................................... 10
4.2
Design and Construction Document Submission .......................................................... 10
4.3
Base Building Drawings ................................................................................................. 13
4.4
Submission Review and Approval ................................................................................. 13
4.5
Base Building Modifications ........................................................................................... 13
Architectural & Structural Standards ..................................................................................... 14
5.1
Design Criteria ............................................................................................................... 14
5.2
General Requirements................................................................................................... 15
5.3
Architectural ................................................................................................................... 15
5.4
Base Building Structural ................................................................................................ 20
5.5
Acoustics ....................................................................................................................... 20
5.6
Signage .......................................................................................................................... 20
5.7
Menu Board Criteria (Food and Beverage Units) .......................................................... 22
5.8
Food Storage and Waste Handling ............................................................................... 23
5.9
Sustainable Design Criteria ........................................................................................... 23
5.10
6
7
Universal Design Guidelines ..................................................................................... 23
Mechanical Standards ........................................................................................................... 23
6.1
Heating, Ventilating and Air Conditioning (HVAC) Systems.......................................... 23
6.2
Plumbing Systems ......................................................................................................... 25
6.3
Sprinklers & Fire Protection ........................................................................................... 26
6.4
Exhaust and Odour ........................................................................................................ 27
6.5
Thermostats and Controls ............................................................................................. 28
6.6
Grease Interceptors ....................................................................................................... 28
6.7
Permits ........................................................................................................................... 28
6.8
Inspections ..................................................................................................................... 28
Electrical Standards ............................................................................................................... 28
7.1
General Requirements................................................................................................... 28
7.2
Electrical Service ........................................................................................................... 29
7.3
Fire Alarm Systems ....................................................................................................... 30
7.4
Emergency and Exit Lighting ......................................................................................... 30
7.5
Lighting .......................................................................................................................... 31
7.6
Metering ......................................................................................................................... 31
7.7
Permits ........................................................................................................................... 32
7.8
Inspections ..................................................................................................................... 32
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8
9
Government of Nunavut
Telecommunication Standards .............................................................................................. 32
8.1
IT Voice and Data Services ........................................................................................... 32
8.2
Security, CCTV and Access Control Systems ............................................................... 33
Construction Rules and Procedures ...................................................................................... 34
9.1
Working on Airport Property .......................................................................................... 34
9.2
Safety and Security........................................................................................................ 34
9.3
Construction Rules and Procedures .............................................................................. 35
9.4
Design Modifications During Construction..................................................................... 36
9.5
Occupancy Permit ......................................................................................................... 36
10
Project Closeout ................................................................................................................ 37
10.1
General Information ................................................................................................... 37
10.2
Inspection and Declaration ........................................................................................ 37
10.3
Project Closeout Manual............................................................................................ 37
10.4
Operation and Maintenance Manuals ........................................................................ 38
10.5
As-Built Record Drawings .......................................................................................... 40
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
1 INTRODUCTION
The Iqaluit International Airport Project has been initiated to maintain the Airport’s
current role as the gateway to Nunavut, a hub for regional services and technical /
staging stop for military, emergency, exploration and development. The key project
objectives are to improve the overall passenger experience, as well as the
operational efficiency and safety. The new Air Terminal building will provide a strong
architectural presence and distinctive cultural character with an appropriate
reflection of Nunavut values and culture, commensurate with the airport’s dual role
as critical transportation infrastructure and as an important community meeting
space in the Capital, and this Tenant Design and Construction Guideline is intended
to ensure consistent and complementary designs for concession areas.
The
building will provide sustainable, energy efficient systems and materials that
recognize the full life cycle of the building and its operations, and accommodate
passengers of various abilities. Furnishings in the public areas have been selected
for both their durability and for compatibility with the life and culture of the north.
Typical hold-room bench seating is combined with organic shaped soft seating
elements; the Meet and Greet area is highlighted with several large freeform seating
elements reminiscent of rock or ice formations. The fabric and finishes are all of an
institutional grade that will and require a minimum of maintenance and enable them
to withstand the intensive use of an airport facility. The interior colours are founded
in the local environment: blues from the sky and ice, greens from the plants and
northern lights, yellow and gold from the art and the light, and neutrals from the
earth, the rock and the weathered wood. Wood finishes are used selectively as
highlights throughout the public areas. Patterns of ice, drifting snow and northern
lights are reflected in the glazing and carpet patterns, and the new design provides
a finished ceiling, reflecting the soft curve of the roof – focusing on the spatial
volumes and catching the soft gradations of light and shade. Nunavut art is also
expected to be a major feature of the new airport.
Tenants will be required to provide Design and Construction Plans that
respect the following criteria:
• To create design solutions including service counters, display cases and
circulation pathways within the Leasehold that place users first
• To provide designs in public view areas that will complement the
architectural qualities of adjoining public space, as well as adjoining facades
• To plan premises that are functionally efficient and maximize in-unit storage
Key information provided in this manual includes:
• Requirements and procedures for making design submittals, permit
applications and the development approval process
• Design technical requirements
• Design intent of the Retail and Concessions Program
• Universal design guidelines
• Tenant’s interface with governmental agencies
• Construction procedures, access, and restrictions
• As-Built documentation and Project closeout requirements
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Tenant Design and Construction Guidelines
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Government of Nunavut
2 ATB Renderings-Interior Concept
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
3 Concession Floor Plans
South East Side-Protected Zone:
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
North East Side-Public Zone:
North West Side-Public Zone:
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
4 Application and Submission Requirements
4.1
General Requirements
The Tenant submission shall include , detailed drawings, specification and
supporting documentation for the leasehold development.
Each submission will be reviewed on its’ individual merit and in the context of the
immediate environment of the Tenant Leasehold. NASL reserves the right to require
changes to, or reject elements of the proposed Leasehold development in whole or
in part.
All submissions shall include two (2) black line drawing sets and one set of electronic
files. Submission shall include copies of all reports, construction specifications, and
material samples boards. Additionally Architectural renderings may be required
and shall be submitted at the Lessor’s request.
Submittal of ACAD drawing files shall be in AutoCAD Release 2007 or higher.
Drawings to be standard size A1 format to scale with dimensions. Drawing
submittals shall conform to the following metric measurements:
a) Key plans: 1:500.
b) Floor plans, reflected ceiling plans, interior elevations, sections and
details: 1:50.
c) Electrical and mechanical drawings: 1:50.
d) Flow diagrams: 1:100.
e) Storefronts, signage, logos and lettering in elevation, section or detail: 1:25.
Submitted one hard copy of Construction specifications, design reports or other
written supporting documentation detailing the scope of work. Material samples and
architectural renderings to be submitted on standard 280 mm x 430 mm (11” x 17”)
size boards.
Construction schedule shall be provided with submission in bar chart format
indicating all major elements and construction milestone dates.
Submitted Design and Construction Documents shall be signed and sealed
by the Tenant’s Architect and Engineer(s) of record.
4.2
Design and Construction Document Submission
Tenants are required to submit, if applicable, the following Leasehold development
design and construction documents.
Architectural
a) Key Plan showing location of the Leasehold within the building.
b) Fully dimensioned Architectural Floor Plan indicating partitions, type of
construction, placement of fixtures, counters, displays, furnishings and floor
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
pattern(s), and washroom location, if applicable.
c) Structural, Mechanical, Plumbing, Electrical and Telecommunications Design
Drawings (including single line diagrams) and base building modifications, if
required.
d) Fully dimensioned interior and exterior wall elevations, sections and details
necessary for construction. Include the Interior and exterior elevations (of all
Leasehold walls) indicating materials and finishes, as well as signage and/or
logo.
e) Fully dimensioned sections and construction details necessary for construction.
f) Fully dimensioned storefront wall elevation and section showing storefront design
including graphics, signage, materials and finishes. Storefront wall elevation and
section showing storefront design including graphics, signage, materials and
finishes. (If requested by the Lessor, provide a colored perspective drawing of the
premises with signage, as viewed from the passenger’s perspective in the
concourse.)
g) Millwork – fully dimensioned sections and elevations of all counters and display
cases indicating materials and finishes.
h) Reflected ceiling plan(s) showing ceiling materials, various heights, location and
type of all light fixtures, diffusers, grilles, sprinkler heads, emergency exit signage (if
applicable), smoke detectors, fire alarms, etc. Provide fixture cut-sheets of all
proposed lighting fixtures, diffusers, grilles, sprinkler heads, fire alarms, smoke
detectors, etc. Include manufacturer’s name, catalogue number, catalogue cut,
lamp types, mounting bracket/support apparatus.
i) Room finish, colour, door and hardware schedules.
j) Fixture and equipment schedules.
k) Furniture layout, Room finishes and door and hardware schedules.
l) Sample board of proposed materials, colours, finishes and furnishings for all areas
open to public view. Colour photos of fixtures and furnishings are acceptable;
however, physical samples of materials and finishes are required.
m) Technical Specifications.
n) Details of securing the Leasehold when closed.
o) Signage – sections, elevations and related details, along with technical
information. For Sign, logo and lettering; provide fully dimensioned elevations of
the overhead exterior sign(s) and flag sign(s) depicting letter style and size, and
note all colours and materials. This submission shall also include signage and/or
logos on the interior walls of the Leasehold.
p) Temporary Construction Hoarding and dust control plans.
q) Customer circulation (flow) diagram within Leasehold.
r) Merchandising Plan (Retail)
s) A Design Report for Leasehold shall include statement of design objectives and
design attributes, systems performance criteria, supply/demand load calculations
for electrical and mechanical services, hydraulic calculations for fire sprinkler
system, structural analysis/confirmation of any point loads for equipment installed
on floor or suspended from ceiling structure, code compliance analysis for fire exits,
universal design compliance analysis, etc.
Structural
a) Drawings and specifications for proposed structural elements including Tenant fitup point loads imposed on the base building structure.
b) Drawings indicating size and location of floor, ceiling structure and/or roof
penetrations.
c) Base building modifications, if required.
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Tenant Design and Construction Guidelines
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Government of Nunavut
Heating, Ventilation and Air Conditioning
a) Floor plan background drawing showing fan coil or Variable Air Volume (VAV)
units, all ductwork, locations of grilles and/or diffusers, thermostats, etc. and single
line diagrams.
b) Heat gain/loss calculations.
c) Make-up air requirements (calculations and/or drawings).
d) Verification of CFC/HFC/Halon free systems.
e) Technical specifications and fixture cut sheets
f) Base building modifications, if required.
Plumbing
a) Floor Plan background drawing showing all plumbing, including water supply lines,
floor drains, traps/clean-outs, shutoff valves, backflow preventers, etc.
b) Riser diagrams.
c) Venting.
d) Hot water tank location, sizing, and technical information. d) Technical
specifications.
e) Base building modifications, if required.
Fire Protection, Sprinklers and Alarms
a) Sprinkler distribution changes, head layout and hydraulic calculations (if applicable).
b) Fire extinguisher locations.
c) Smoke detectors (show on architectural reflected ceiling plan).
d) Emergency evacuation speakers, pull stations and fire alarm wiring.
e) Heat/smoke baffles (if applicable).
f) All other life safety devices complete with system tie-in and interlock information.
g) Emergency lighting.
h) Technical specifications.
i) Base building modifications, if required.
Electrical
a) Floor Plan background drawing showing single line electrical distribution layout,
receptacles, light switches, light fixture locations, electrical panels, service hook- up
location, size and type of transformer, (if required), etc.
b) Fixture schedule showing quantity and watts for each fixture.
c) Special lighting, (i.e., signs, logo, etc.).
d) Exit lights.
e) Emergency lighting.
f) Light fixture cut-sheets.
g) Calculations of electrical demand and connected loads in table on drawing.
h) Security system (if applicable).
i) Equipment schedule on drawing.
j) Technical specifications.
k) Base building modifications, if required.
Telecommunications
a) IT, Voice and Data Services, Security Systems,
b) Variable messaging signage, public display screens, monitors or televisions.
c) Cabling diagrams.
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
d) CCTV Camera placement. e) Technical specifications.
f) Equipment schedule to be included on drawings.
4.3
Base Building Drawings
Base Building drawings shall be provided by NASL for specific Tenant
Leasehold, drawings can be requested through NASL. Drawings shall include:
a) Key Plan showing the location of the Tenant’s Leasehold in the building.
b) Architectural floor plan and, if applicable, reflected ceiling plan of the Leasehold.
c) Structural, Mechanical, Electrical, Plumbing and Sprinkler Plans of the
Leasehold. (if available)
d) Elevations and additional details that the Lessor selects as applicable to the
Leasehold.
The Tenant is responsible for field verifying existing site conditions and
the accuracy of all drawings provided.
4.4
Submission Review and Approval
NASL and the Government of Nunavut will review design and construction document
submissions for Tenant Leaseholds on the basis of merit and in consideration of
conformance with requirements contained in this manual, completeness, quality of
design and project documentation, and appropriateness in the context of the
immediate environment of the Tenant Leasehold. The Lessor reserve the right to
require changes to the design, as deemed necessary, or reject elements of the
proposed development plan in whole or in part, at its sole discretion.
The review and approval of the submission shall not be deemed to certify that the
Tenant’s documents comply with all applicable legal requirements and shall not relieve
the Tenant of the responsibility to verify all job conditions include code requirements,
and without limitation, dimensions, locations of utilities, lease lines, expansion joints
and required clearances, etc.
4.5
Base Building Modifications
Should mechanical and/or electrical design loads exceed base building services
provided to Tenant Leasehold, additional capacity or servicing can be requested of
NASL.
On agreement to a Tenant’s request for additional mechanical, electrical
or telecommunication services, NASL shall, at the Tenant’s expense, obtain design
and construction services to provide the additional services as agreed. The Tenant
shall be responsible for all costs incurred by the owner for base building modifications,
additions or deletions including all related design, administration and construction
costs.
The Tenant’s contractors shall not be permitted to perform work outside of the
Leasehold without the prior express written permission of NASL.
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Tenant Design and Construction Guidelines
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Government of Nunavut
5 Architectural & Structural Standards
5.1
Design Criteria
MISSION STATEMENT FOR RETAIL AND FOOD AND BEVERAGE FACILITIES:
NASL recognizes that retail and food and beverage facilities in the ATB will be pivotal
in creating positive impressions for visitors to Iqaluit, as well as local frequent fliers. In
view of this, NASL will carefully evaluate Tenant design proposals/submittals to ensure
that the ATB will showcase world-class service delivery of retail and food and
beverage facilities. The ATB shall present the best mix of local, national and
international concepts. To accomplish its mission, NASL intends to encourage
creative concepts that are evocative of Iqaluit and Nunavut in a subtle and
sophisticated manner.
The design of Leasehold storefronts and concession spaces shall strike a
balance between variety and consistency. Variety in this context means that NASL
welcomes creativity and diversity of Tenant designs, while understanding the
requirements of brand identity. Consistency refers to the requirement for Tenant
leasehold designs to complement the ATB architecture. Further, the design of all
concession spaces must be respectful of customer needs, as well as Universal Design
principles.
Tenants are encouraged to provide leading edge contemporary design solutions that
capture the “essence” and feel of Iqaluit and Nunavut without resorting to a literal
“theme park” approach. Tenants are also encouraged to explore the creative use of
brands or sub brands, colours, forms, materials and other media.
Tenant Leasehold developments shall satisfy the following design criteria:
a) To create top quality, cutting-edge designs consistent with the terminal
architecture. Concepts and materials used in concessions should be the same
level of quality to those found in the ATB.
b) To create concessions that will be distinctive, memorable and uniquely designed
for this terminal.
c) To creatively plan concessions that provides passenger convenience and quality
service. Interior layout shall be operationally efficient and maximize in-unit storage.
d) Exterior demising walls of leasehold shall be compatible with adjoining facades.
e) Signage on exterior demising walls fronting public space shall conform to
standards contained in this manual.
A total store design concept must be developed. A total store image coordinates
storefront and interior design with the store’s merchandizing plan. Tenants shall
provide a consistent image, signage and finishes package for the entire Leasehold.
This requirement is also applicable to tenants having multiple “subtenants” such as a
food court, representing more than one brand or concept in a single Leasehold.
Design Control Zone
a) A design control zone is illustrated on the storefront condition drawings in the
appendices. Except where shown otherwise, this zone typically extends
1200 mm inboard of the Lease Line from floor to ceiling.
b) Within the design control zone a minimum ceiling height of 3040 mm is required
and the ceiling shall be constructed of drywall or other contiguous hard surface
material.
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Tenant Design and Construction Guidelines
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Government of Nunavut
c) Lighting within the design control zone shall comply with the fixture types
described in this manual.
d) Tenant’s floor shall transition flush to the base building floor along the Lease Line
using a stainless steel transition strip (Schluter or similar).
5.2
General Requirements
This section contains key facility design and technical requirements for use in
development of Tenant Leasehold. Key points are as follows:
The ATB is classified as noncombustible by the National Building Code with requisite
flame spread ratings and smoke development classification of materials.
Documentation demonstrating compliance with these requirements shall be provided
by the Tenant if and when requested by NASL. A copy of the Code Summary for the
base building ATB will be provided upon request.
Tenant Leasehold shall utilize high quality building materials and workmanship,
comparable to the base building.
Merchandizing plans shall not generate a customer queue that crosses the lease line
or allow “self-serving” from the concourse side of the storefront.
Any transition in floor level shall not exceed two percent (2%) slope and shall only
occur within Tenant Leasehold.
Base building Tenant space demising walls are not designed to support wall mounted
plumbing fixtures or other concentrated equipment loads; therefore, adequate
structural reinforcement must be provided for such items when provided in Tenant
Leasehold.
Base building Tenant space demising walls are not insulated; therefore, if acoustical
privacy is required within Tenant Leasehold, insulation must be provided as part of the
Works.
Base building services are physically located in some Tenant Leasehold space (i.e.,
duct shafts with fire rated enclosures, base building services passing through the
ceiling, etc.). Access panels for servicing by the Lessor shall be part of the Works.
Access door(s) shall have fire-resistant rating dependent on the requirements for each
enclosure. Location of the access door(s) must be suitable for the Lessor’s
maintenance needs.
Typically, building services are terminated at the perimeter of a Tenant Leasehold (in
the ceiling). Connection of Tenant Leasehold services to the base building services
shall be at the Tenant’s expense.
5.3
Architectural
General Design Information for Air Terminal Building
a) Concrete and/or steel superstructure, with or without metal deck, depending on
location.
b) Exposed structure above Tenant Leasehold.
c) Finished ceiling above open Tenant Leasehold.
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Tenant Design and Construction Guidelines
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Government of Nunavut
d) Flat concrete floor with smooth finish to receive Tenant’s floor finish. Additional
preparation of the surface may be required by the Tenant.
e) Tenant Leasehold demising walls, where provided in the base building, will be
drywall on metal studs. Drywall will be taped, filled, sanded and have a primer coat of
paint on it up to 3040 mm above the floor, or to the underside of structure above,
depending upon location.
f) Storefront bulkheads are provided in some locations only. Field verify locations
shown on base building drawings.
g) Storefront pier/demising cap at each demising wall or column fronting public space.
General Design Guidelines for Tenant Leasehold Finishes and
Materials
a) Tenant Leasehold shall be completely fitted-up, including partitions (including
storefront, where applicable), ceiling, lighting, fire protection systems, mechanical and
electrical distribution and related equipment, doors and hardware, flooring, painting
and/or wall coverings, millwork, furniture, signage, etc.
b) Finishes shall be installed on demising walls and/or soffits that are visible from
common-use public areas, at the Tenant’s expense.
c) All materials shall be new and workmanship shall be of high quality. All Finishes
shall be durable and long lasting,
d) All millwork and casework in public and passenger processing areas shall be
constructed to AWMAC Premium Grade standards and specifications, except that
back of house millwork to conform to AWMAC Custom Grade standards and
specifications.
e) Display cases shall be made of approved materials and shall be internally
illuminated. Pedestal and/or freestanding display cases are acceptable only
within Tenant Leasehold.
f)
Countertops shall be fabricated from solid or otherwise seamless materials; e.g.,
solid surface material (Corian or similar), glass, solid or edge banded wood,
formed metal, stone/marble, artisan finished concrete, etc. Plastic laminate
countertops will not be permitted.
g) Plastic laminate is not permitted between 0 and 355 mm above finish floor.
h) Food preparation areas are required to have impervious nonslip flooring
materials.
Acceptable Materials within the Leasehold
a) Glass – etched (sealed), sandblasted (sealed), tinted, clear and glass block.
b) Wood – natural, stained, painted.
c) Metals – factory painted, stainless steel, bronze, copper, brass, anodized or factory
painted aluminum, or perforated.
d) Tile – high quality glazed and unglazed thin-set wall and floor tiles are
acceptable.
e) Natural stones – marble, granite, slate and limestone.
f) Plastic laminates – solid colours are preferred. Decorative patterns and wood
grained plastic laminate will be evaluated on a case-by-case basis.
g) Solid surfacing materials – e.g., Corian or similar.
h) Lighting (refer to Sections 7.5).
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Government of Nunavut
Unacceptable Materials within the Leasehold
The materials listed below shall not be acceptable as part of the design for a
storefront or leasehold:
a) Artificial versions of stone, marble, tile, wood or other natural materials. b) Brick or
simulated brick.
c) Indoor/outdoor carpet.
d) Any material that would constitute a fire and/or public hazard.
e) Any material that, in the Lessor’s opinion, is low quality, nondurable and/or difficult
to maintain.
f) Fluorescent paint.
g) Vinyl tile or sheet vinyl within the sales area. h) Pegboard on walls or fixture
systems.
i) Metal linear ceiling systems.
j) Acoustic tile ceilings
k) Exposed ductwork, conduits, pipes and other mechanical and electrical
equipment in any area within public view.
l) Security alarm tape on storefront windows.
m) Any material used in a manner that exposes the unfinished edge of the material
when used on casework, millwork, counters etc. (e.g. plastic laminate).
Ceiling Construction and Access
Refer to base building drawings for specific details.
a) Ceilings in Tenant Leasehold may be constructed of concealed spine mineral
fissure tile, drywall, plaster, or other materials subject to approval. Exposed grid
suspended ceilings in areas exposed to public view will be limited to 14 mm ‘T’
installed in a 610 mm x 610 mm configuration. Back of house locations may use
610 mm x 1200 mm grid. Colour of grid and tile shall match. Suspended ceiling
tile must be finely textured with at least a tegular edge.
b) Combustible materials are not allowed in ceiling.
c) Ceiling design shall incorporate access to all Lessor and/or Tenant equipment
requiring inspection and maintenance. Tenant’s consultants shall determine the
required sizes and locations of access panels.
d) The minimum ceiling height allowed in areas of public/passenger occupancy is
3040 mm above finished floor, unless restricted by existing conditions or when
approved by NASL for localized design effect.
Storefronts
a) General Requirements
i)
The Tenant’s storefront design shall typically be open with a
security grille closure. T h e visible merchandising design shall
incorporate individuality and creativity, which will contribute interest
and character to the overall airport retail environment.
ii) Display pedestals or free-standing storefront elements are
acceptable, providing they are within the leasehold and adhere to
the parameters set forth in this manual.
iii) No surfaces or projections interfering with, or hazardous to,
pedestrian traffic may be part of the design.
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iv) Merchandising plans shall be designed so that points of sale
do not generate a customer queue that crosses the Lease Line.
Tenants wishing to use stanchions for queue control shall use the
following manufactured specialty item:
• Lavi Industries ‘Beltrac’ with satin finish, black cap and tape
• Alternates permitted only when pre-approved by NASL.
b) Closure Types
The following closure types are acceptable:
i)
ii)
iii)
iv)
v)
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November 2014
Horizontally Sliding Screens: Screens shall stack within
enclosures to conceal from public view when in open position.
Door pocket closure panels are to be equipped with touch latch or
a recessed lock. Ceiling tracks shall be fully recessed. Lead and
trailing posts are to be equipped with top and bottom locks keyed
to NASL standards Surface mounted striker posts are not
permissible. Screen curtains shall be constructed of ~ 150mm
wide modules with top and bottom aluminum plates linked together
by a continuous aluminum hinge and be glazed with clear
polycarbonate panel. The polycarbonate panels shall be ~ 140mm
wide and 1.6mm thick and panel shall be entirely recessed in the
aluminum hinge throughout its full height. Aluminum finish shall be
brushed clear anodized.
Acceptable folding screen shall be MobiFlex Impact. Alternates
including Dynamic Closures Prestige or Metro Door Visionguard
will be considered upon request. Shop drawings must be submitted
for review and approval.
Rolling overhead grilles: grilles shall have straight lattice curtain
pattern with horizontal rods at 50 mm on centre and vertical rods at
225 mm on centre. Finish being #4 stainless steel or clear
anodized aluminum finish. Grilles shall be motorized and have a
lock keyed to Lessor standards and an electric safety edge and
interlock switch. Acrylic or glass grille infill panels are not
acceptable. Acceptable types of grilles include Series 671 by
Overhead Door, or other manufacturer’s model in similar pattern
and dimensions. Grille and/or housing shall be independently
laterally supported and shall not be supported directly
form the base building structure.
Hollow-metal (steel) doors and frames for non-public areas
and fire-rated hollow-metal (steel) doors and frames in walls
forming required fire separations. Swinging frameless glass doors
with top and bottom rail or patch pivots and with safety glass and
polished stainless steel trim and hardware.
Swinging frameless glass doors with top and bottom rail or patch
pivots and with safety glass and polished stainless steel trim and
hardware.
Sliding glass doors with safety glass and polished stainless steel
trim and hardware. When open, these shall be stored in an
enclosed space(s) concealed to the passerby. In the case where
showcases extend beyond the Leasehold entrance closure, sliding
doors may be stacked behind the showcase and used as the back
of the showcase during business hours.
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
vi)
Wood closures, trim and fittings at Leasehold entrance are subject
to the code limitations applicable to noncombustible buildings.
Finish subject to the approval of NASL.
vii) Sliding, folding or overhead closures shall be complete with
emergency exit man doors where required by code.
viii) Closures shall be complete with emergency exit man doors
where required by code.
`ix) Closure positions shall be located as indicated on the schematic
plans and sections in this manual.
Cylinder locks in all leasehold closures and interior partition doors
shall be supplied and installed by Security Lock and Safe Ltd.
at the Tenant’s expense. The standard cylinder type is CY415N
mortise cylinder manufactured by Abloy. All cylinders shall also be
keyed to match the base building master keying system.
c) Alternate Closed Storefront Design
i)
ii)
iii)
iv)
v)
Typically, the Tenant’s storefront is to be located on the Closure
Line. All storefront entrance doors shall be located behind this line
within the Leasehold.
Storefronts shall create a “show window” design with a distinct
entrance and large display windows.
The minimum acceptable width of any storefront entrance is 1830
mm.
A minimum of 70% of the storefront, measured in clear
storefront opening area, shall be glazing. The maximum use of
clear frameless glass as a storefront material is encouraged.
Edges of joints for frameless glazed storefronts shall be ground,
polished and sealed with clear silicone sealant.
Acceptable Closure Types The following closure types are
acceptable at closed storefront applications:
• Solid-core swing or sliding doors are acceptable.
• Swinging frameless glass doors with top and bottom rails
or patch pivots.
• Sliding glass doors – when open, these shall be stored
in an enclosed space(s) (or pockets) concealed to
passersby. In the case where showcases extend beyond
the store closure, sliding doors may be stacked behind the
showcase and used at the back of the showcase during
business hours.
• Sliding of grilles as defined above.
• Wood storefront closures, trim and fittings are subject to
code restrictions for noncombustible buildings.
Finish
subject to NASL approval.
Interior Window Treatment
Interior window treatments within the ATB are designed for a consistency when viewing
the façade from the exterior. Any interior windows treatments must be submitted for
review and approved by NASL prior to installation.
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Tenant Design and Construction Guidelines
Iqaluit International Airport
5.4
Government of Nunavut
Base Building Structural
Structural modifications to the base building shall generally not be considered.
Roof-mounted antenna, receivers or satellite receiving dish antenna, if required, must
be pre-approved by NASL prior to installation. All antenna shall be mounted in location
designated by NASL on roof top antenna mounting rails designed for such equipment.
5.5
Acoustics
Tenant Leaseholds featuring background music must take precautions to ensure
sound and/or vibration will not be transmitted to adjoining Tenant Leasehold, both
vertically and horizontally. Acoustic baffling may be required in partitions and ceilings.
Also, speakers may need to be housed in sound-attenuating enclosures.
Speaker system operation in Tenant Leasehold shall not interfere with the base
building public address system or shall be automatically cancelled during
announcements on building public address system.
Sound systems are not allowed in Tenant kiosks.
Locations and output directions of loudspeakers located within Tenant Leasehold shall
be shown on submission drawings.
Demising walls in Tenant Leaseholds have a minimum rating of STC 48. Higher STC
ratings may be required and shall be provided by the Tenant for certain Leaseholds
due to noise/sound generation.
Sound systems in Tenant Leasehold shall be interlocked with the base building fire
alarm system, which will terminate operation upon signal from the fire alarm. Interface
work shall be carried out by NASL at the Tenant’s expense.
5.6
Signage
Sign faces on exterior signs shall be designed as an integral part of the storefront
design with letter size and location appropriately scaled and proportioned to the
overall storefront design.
All signage must be professionally designed and fabricated. Designs shall be detailed
and included with FAP submission. Design-build signage services will not be
accepted. All store identification designs shall receive written approval from the Lessor
prior to fabrication.
An illuminated overhead sign box above the storefront entrance may be installed at the
Tenant’s expense.
A non-illuminated flag sign projecting 90 degrees from the “exterior bulkhead” of the
Leasehold may be provided at the Tenant’s expense.
Signage locations within Tenant Leasehold are subject to NASL approval.
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
Logo and/or characters shall project no more than 100 mm from the face of walls and/or
storefront enclosing Tenant Leasehold sign zone.
Tenant signage on exterior of storefront shall be limited to business name and logo
only. Tag lines, bylines or advertising slogans are not allowed.
All signage that contains language shall be in four languages: Inuktitut, Inuinnaqtun,
English, and French, using translations into Inuinnaqtun provided by GN. Guidance
for language requirements in territorial institutions can be found in The Official
Languages Act, and in the Inuit Language Protection Act
Within Design Control Zone, illuminated signs shall conform to following specifications:
a) Text is limited to individual letters/logo only and should be pin
mounted or suspended with a concealed mounting system.
b) Tag lines, bylines or advertising slogans are not permitted.
c) Tenant Leasehold having corner storefront opening may request one (1)
sign per elevation.
d) Metal face, metal return.
e) Pushed through acrylic, internally illuminated characters in a
metal-faced background.
f) Metal channel with
halo lighting.
g) Glass:
i)
Painted, silk-screened, gold/silver leaf, applied to inside
surface of glass.
ii)
Raised or etched letters and/or logo applied to glass or solid
storefront in metallic finish (i.e., brass, bronze, copper or
stainless steel).
iii)
Raised or etched letters and/or logo applied to glass or solid
storefront using solid colour letters (i.e., lacquered or vinyl
coated).
iv)
Suspended neon behind glass, forming letters or logo. Neon
must be easily readable and protected from public contact.
Flag signage is limited to the following types. Text is limited to face-illuminated
individual letters/logo only and shall be pin-mounted with a projection from the blade
not exceeding 75 mm. Lettering and/or logo shall be applied to both sides of the sign:
a) Solid metal letters/logo; e.g., copper, stainless steel,
aluminum.
b) Solid plastic letters/logo.
Inside Tenant Leasehold illuminated and non-illuminated
signage shall conform to following specifications:
a) Engraved, etched or sandblasted in granite, marble or stone.
b) Wood carved, routed, laser cut, painted with raised or etched letters
and/or logo.
c) Artisan’s plaque made of copper, stainless steel, aluminum or
wood (with
approved finish).
d) Graphics on any glass or solid panel may be in gold leaf, pressure
sensitive vinyl or other method of attachment.
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
The following signage elements or components are prohibited:
a) Permanent promotional signs of any type, or registered trademark
other than those owned by the Tenant.
b) “Box” signs or “suitcase” signs.
c) Handwritten signs.
d) Signage on exterior of ATB.
e) Free standing stanchion signs beyond Tenant Lease line.
f) Simple painted signs.
g) Nonsolid raised plastic letters.
h) Exposed conduit, tubing, raceways, ballasts, transformers or other
equipment.
i) Labels or other identification (including sign manufacturer’s label and/or
trademark) are not allowed on exposed surface of signs, except any
required by code. Any such labels shall be displayed in an inconspicuous
location.
Decals for credit cards and hours of operation must be posted in public view. Decals
shall be clustered in an area not exceed 12” x 12” (300 mm x 300 mm), which shall be
shown in Final Design Submission. The area shall be remote from other signage
provided in Tenant Leasehold.
Edge or back-lit translucent signs and front-lighted opaque signs shall not produce
visible brightness/luminance exceeding 200 foot-lamberts.
Illuminated letters and logos (reverse channel letters, neon, etc.) shall not produce
visible brightness/luminance exceeding 250 foot-lamberts.
Access must be provided within Tenant Leasehold for servicing of illuminated sign(s)
mounted on exterior walls and/or storefront.
Electrical service for illuminated signage shall come from electrical panel within Tenant
Leasehold.
5.7
Menu Board Criteria (Food and Beverage Units)
All menu boards must be professionally designed and fabricated, and subject to NASL
prior approval. NASL encourages the display of ready-to-serve foods and the serving
counter. Under no circumstances will the Tenant be permitted to display other signs,
advertising or displays such as are often made available from food or beverage
suppliers. Beverage dispensing units may not bear any advertisements for the
beverage companies, nor may they be incorporated into the menu boards.
Menu boards shall be externally illuminated. White, backlit Plexiglas will not be
permitted. Backlit or internally illuminated menu boards will not be permitted except
for photographs of food items.
All permanent information must be painted, silk-screened, etched or applied to any of
the following materials:
a) Metal – neutral, painted or anodized
b) Wood – natural or painted
c) Plastic laminate
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
d) Glass – clear, translucent or painted
Changeable information may be displayed using vinyl, die-cut numerals or letters,
chalkboards, etc.
Changeable menu boards available through food and beverage advertising
product suppliers are prohibited and may not be used.
The Tenant must submit menu board design for NASL review and approval. Menu
board selections and detailing will be reviewed by NASL on an individual basis.
5.8
Food Storage and Waste Handling
Garbage compaction and/or refrigeration equipment must be installed in the Leasehold
by the Tenant if perishable items are handled or if required by applicable governing
laws, codes, and/or regulations.
5.9
Sustainable Design Criteria
The Iqaluit Airport is designed to achieve LEED Certification. Proposed Tenant
designs will be evalulated for consistency with base building sustainable design
criteria as established by the design professionals.
5.10 Universal Design Guidelines
Universal Design concepts should be applied to all retail Tenant Leaseholds
6 Mechanical Standards
6.1
Heating, Ventilating and Air Conditioning (HVAC) Systems
General Requirements
Refer to base building drawings for specific details of base building
configuration.
a) Tenant Leasehold will include appropriately sized access panels for servicing
equipment concealed within ceilings or walls.
b) Ceilings above enclosed Tenant Leasehold may be used as return air
plenum.
c) Works shall include additional heating or cooling for enclosed Tenant
Leasehold, if required.
d) HVAC noise levels in an enclosed Tenant Leasehold shall not exceed
noise criteria (NC) 35, which is the rating for private offices.
e) All penetrations around pipes, conduits, ducts, etc. between levels and
through other fire and smoke separations required by code must be sealed
against water,
smoke, and flame penetration using fire-stop materials listed by an
accredited testing agency.
Shop drawings for the proposed fire stop
product and methodology shall be submitted to the Lessor for review and
approval prior to installation.
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
Tenant Areas – Retail Classification – HVAC Systems
a) Retail classification areas are defined as areas used for public retail sales
and/or services. Public or private food services (including preparation) are
not allowed under this classification.
b) Works by Tenant shall include supply and installation of the following:
i)
Supply air, return air, exhaust distribution ductwork, ceiling
diffusers, balancing dampers, registers, grilles, ceiling fire
stop flaps, fire dampers, smoke detector, pilot light, and any
other code required equipment.
ii)
600 mm x 600 mm minimum size access panel(s) for servicing
filters, base building equipment and Tenant Leasehold
equipment.
iii)
Balancing of HVAC systems within Tenant Leasehold by a
certified airbalancing contractor approved by NASL, at the Tenant’s
expense. A copy of the report shall be submitted to NASL.
iv)
25 mm foil faced duct wrap insulation for supply air ductwork.
v)
Any new/additional HVAC services not provided as part of the
base building that may be requested for Tenant Leasehold.
vi)
Any HVAC base building system work for Tenant Leasehold
shall be carried out by NASL at the Tenant’s expense.
Tenant Areas – Food Service Classification – HVAC Systems
a) Food service classification areas are defined as an area used for public food
and beverage services and the preparation thereof.
b) Design and construction of food service facilities shall comply with all
standards and regulations of governmental authorities having
jurisdiction; in particular NFPA 96.
c) Works by the Tenant shall include supply and installation of the following:
i)
All distribution ductwork including diffusers, grilles, balancing
dampers, etc.
ii)
600 mm x 600 mm minimum size access panel(s) for servicing
filters, base building equipment and Tenant Leasehold
equipment.
iii)
Balancing of HVAC systems within Tenant Leasehold by a
certified air- balancing contractor approved by NASL at the
Tenant’s expense. A copy of the report shall be submitted to
NASL.
iv)
Supply air, return air, sanitary exhaust distribution ductwork,
ceiling diffusers, registers, grilles, ceiling fire stop flaps, fire
dampers, smoke detectors, pilot light, and any other code
required equipment.
v)
25 mm foil faced duct wrap insulation for supply air ductwork.
vi)
Ultra-violet kitchen exhaust hood system complete with
integral fire protection system.
vii) Makeup air for commercial kitchen exhaust hood is provided from
base building ambient air. Rooftop mounted independent
makeup air units are not allowed. NASL will charge Tenant for
ambient building makeup air based on operating time of kitchen
exhaust hood system, calculated from the building automation
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Tenant Design and Construction Guidelines
Iqaluit International Airport
viii)
ix)
x)
6.2
Government of Nunavut
system.
Exhaust systems shall be designed and constructed
in accordance with all applicable codes.
Any new/additional HVAC services not provided as part of the
base building that may be requested for Tenant Leasehold. Such
work outside the Leasehold shall will be performed by NASL at
the Tenant’s expense.
Any HVAC base building system work for Tenant Leasehold
shall be carried out by NASL at the Tenant’s expense.
All ductwork installed within Tenant Leasehold shall be colourcoded and labeled to match base building standards.
Plumbing Systems
General Requirements
a) Tenant Leasehold can connect to base building utilities including cold water,
sanitary and storm sewers, as well as vent stacks.
b) Works by Tenant shall include branch plumbing lines, all plumbing
fixtures, grease interceptors, hot water heaters (electric only), and gas
meters.
c) Public washrooms can be used by Tenant staff.
d) Domestic water lines within Tenant Leasehold shall be insulated with a
minimum of 13 mm fiberglass insulation and vapor barrier.
e) Copper piping shall be types ‘K’ or ‘L’. All vent stacks shall be DWV
copper or cast iron. Plastic piping is not allowed.
f) Hot water tank pan and relief valve shall be piped to a floor drain within
Tenant Leasehold. Floor drain supply and installation shall be included in
Tenant Works.
g) Under no circumstances shall Tenant’s contractor(s) install additional
plumbing through floor. Connection(s) to under-floor plumbing
services and/or other plumbing work outside the boundaries of a
Tenant’s leasehold shall be done by
NASL at the Tenant’s expense.
h) All penetrations around pipes, conduits, ducts, etc. between levels through
other fire and smoke separations required by code must be sealed against
water, smoke, and flame penetration using fire-stop materials listed by an
accredited testing agency. The Tenant’s contractor shall provide shop
drawings for the proposed fire stop product and methodology for review and
approval by the Lessor prior to undertaking work.
i) Connections to base building domestic water lines shall be installed
with backflow prevention valves, where required by code.
j) All piping installed within Tenant Leasehold shall be colour-coded and
labeled to match base building standards.
Retail Classification – Plumbing Systems
a) Retail classification areas are defined as areas used for public retail sales
and/or services. Public or private food services or preparation are not
allowed under this classification.
b) Retail areas are provided with the following roughed-in plumbing services:
i)
A drainage line either capped-off below the floor, or roughedin to the surface of the floor.
ii)
A domestic cold water supply line valved-off and capped-off,
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
typically located in ceiling void at the perimeter of Tenant
Leasehold or below floor.
iii)
A plumbing vent line capped-off, typically located in ceiling
void at perimeter of Tenant Leasehold.
c) Works by the Tenant shall include supply and installation of the following:
i)
All domestic water distribution plumbing, all waste drainage
and vent plumbing.
ii)
Condensate drain for each heat pump.
iii)
Domestic hot water heaters (electric only), as required.
iv)
Plumbing fixtures and backflow preventers.
Food Service Classification – Plumbing Systems
Refer to base building drawings for specific details of base building configuration.
a)
Food service classification areas are defined as an area used for public
food and beverage services and the preparation thereof.
b) Food service areas are provided with the following roughed-in plumbing
services:
i)
A drainage line either capped-off below the floor, or roughed in
to the surface of the floor.
ii)
A domestic cold water supply line valved-off and capped-off,
typically located in ceiling void at the perimeter of Tenant
Leasehold or below floor.
iii)
A plumbing vent stack capped-off, typically in ceiling void
at the perimeter of Tenant Leasehold.
c) Works by Tenant shall include supply and installation of the following:
i)
All domestic water distribution plumbing, all waste drainage
and vent plumbing.
ii)
Condensate drain for each heat pump.
iii)
Domestic hot water heaters (electric only), as required.
v)
For a food service Tenant Leasehold in an open area without
access to a ceiling void, a sanitary vent cap-off is located below
the floor for installing an island vent system for connection of the
sanitary vent in accordance with applicable code requirements.
vi)
Tenant Leasehold with drainage from food and beverage
operations will be required to install grease interceptors, which
shall be mounted above the floor.
vi)
Plumbing fixtures and backflow preventers.
.
6.3
Sprinklers & Fire Protection
Base building system includes sprinkler mains, branch lines, and sprinkler heads in
grid layout to cover all public and Tenant spaces in accordance with code
requirements. Modifications to the base building sprinkler system to add and/or
change sprinkler head locations for Tenant Leasehold, as well as testing and
verification, shall be at the Tenant’s expense.
The Tenant’s fire protection system design shall comply with all fire regulations
stipulated in the National Fire Code of Canada and the National Building Code, latest
version.
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Tenant Design and Construction Guidelines
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Government of Nunavut
All sprinkler system work shall be in accordance with applicable bylaws,
including requirements of the latest edition of NFPA 13.
All sprinkler heads in public/passenger areas shall be recessed.
Fire extinguishers shall be provided in Tenant Leasehold, as required by code, and in
accordance with NFPA 10, latest version.
All life safety devices within Tenant Leasehold shall comply with applicable code(s).
Tie- in of Tenant Leasehold fire suppression system to the base building fire alarm
system will be performed by NASL at the Tenant’s expense.
Location of Fire Prevention Control Panel (if any) in Tenant Leasehold shall be
indicated on electrical floor plan drawing.
Fire protection equipment/systems provided in Tenant leasehold shall be the
same equipment and components used in the base building.
6.4
Exhaust and Odour
Refer to base building drawings for specific details of base building configuration.
Proposed locations of exhaust systems for Tenant Leaseholds shall be included
in design submissions.
Objectionable odours shall be mechanically exhausted to prevent release into building
interior space, as well as short-circuiting into fresh air vents. Exhaust systems may be
required to incorporate activated charcoal filter(s) or other similar device, requiring
ongoing maintenance.
Works for food service Tenant Leasehold shall include kitchen exhaust ducts, exhaust
hoods, and kitchen equipment. Tenant to install and maintain Ultra-violet kitchen
exhaust hood system and provide maintenance records for NASL inspection. All
kitchen exhaust systems shall conform to NFPA 96.
Where required, exhaust capacity shall not exceed fresh air supplied to Tenant
Leasehold.
Air handling equipment for Tenant Leasehold shall not, under any
circumstances, exhaust air into the building’s interior space.
No exhausting will be allowed from freestanding island kiosks.
All exhausting will be horizontal. No rotating ventilators or exhaust hoods will be
allowed on the roof.
Where necessary provision of HVAC outside of the Tenant’s space shall be supplied
and installed by the NASL, at Tenant’s expense.
Kitchen exhaust fans shall be cleaned by the Tenant on a regular basis in accordance
with NFPA guidelines.
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Tenant Design and Construction Guidelines
Iqaluit International Airport
6.5
Government of Nunavut
Thermostats and Controls
Any approved computer automated control connections shall be completed by a NASL
approved contractor at the Tenant’s expense with equipment of the same type and
manufacturer as the base building systems.
6.6
Grease Interceptors
Grease interceptors are to be at minimum inspected weekly and cleaned monthly. All
cleaning shall be performed by qualified personnel during afterhours.
In accordance with City of Iqaluit Sewer By-law Tenants shall ensure that
maintenance activities for an oil, grease or sediment interceptor are performed
regularly and the records kept for 12 months following the date of maintenance .The
records shall be maintained at the Leasehold and made available for review by NASL
upon request.
6.7
Permits
Obtain from the City of Iqaluit all necessary permits, at the Tenant’s expense.
6.8
Inspections
Upon completion of Leasehold construction and mechanical installations, the Tenant
shall provide NASL with copy of Certificate of Inspection.
The Tenant shall provide access to Leasehold for inspection by City of Iqaluit
inspectors and NASL maintenance personnel.
7 Electrical Standards
7.1
General Requirements
Electrical work must not be carried out on energized equipment.
Shut down requests for Base Building services are to be submitted to NASL a
minimum of 72hrs in advance.
All electrical materials, products and electrical work performed in Tenant Leasehold
shall comply with all applicable codes.
All wiring must be installed in rigid metal conduit or EMT and as required by code,
except as indicated herein. All conduit and wiring shall be concealed from public view.
Power transformers are to be located in enclosed rooms and provided with vibration
isolating bases.
Tenant shall supply and install all electrical equipment for Tenant Leasehold including
check meters, disconnect switches, transformers, splitter boxes, panel boards, wiring,
rigid metal conduit or EMT, lighting and related power distribution, etc. This shall
include connection to or relocation of distribution panel and related conduits, branch
wiring, panel breakers, outlets, Connections to mechanical equipment controls such as
heat pumps, etc., if required.
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
Tenant shall supply and install all electrical equipment and cabling for all washroom
equipment within Tenant Leasehold, including hot water heater(electric only),
baseboard heater (if provided), and lighting.
All wiring for lighting, power, fire alarm, telephone, data and television within walls and
ceiling spaces shall be installed in rigid metal conduit or EMT. Exposed wiring (not in
conduit) may be accepted only for telephone/data/television in ceiling spaces, if
permitted by code.
All electrical equipment, materials and devices shall be new, CSA/ULC approved or
equivalent. Electrical equipment and devices are to be CEMA or NEMA rated.
All wiring shall be copper.
Branch wiring shall be #12 gauge (minimum) solid stranded for #8 or larger. BX cable
may be used in partition walls with no horizontal runs around corners (of walls) and in
ceilings for drops (maximum 3 m) from junction boxes to light fixtures. Daisy chaining
with BX wires between light fixtures shall not be permitted.
Each circuit shall be provided with its own ground conductor installed in rigid metal
conduit or EMT.
Exposed cabling shall be FT4 rated and be supported by proprietary cable supports.
The use of tie wraps will not be allowed unless approved by NASL for this purpose.
Where the Tenant is installing nonlinear loads with “switch mode power supplies” in
electronic equipment (such as appliances, computers, printers, etc.) separate neutrals
conductors are to be provided for each circuit.
A balanced electrical load must be provided in all three phases of the distribution
system to within 5%.
All equipment and light fixtures shall be energy efficient.
Electrical hardware such as switchgear for roll down grilles shall not be visible from
public areas.
Installation of electronic security system at the entrance(s) to Tenant Leasehold shall
not obstruct access.
Electrical capacity for cooking equipment will not be provided unless it can be
provisioned within the allowable service size provided to Tenant Leasehold.
Redundant, unused and/or abandoned wiring, cabling, conduit and equipment shall be
removed from the Leasehold by the Tenant, unless otherwise instructed by NASL.
Non corrosive permanent barriers and/or a ½ inch air space shall be provided between
dissimilar metals (such as at copper and galvanized conduits or supports.).
7.2
Electrical Service
Refer to base building drawings for specific details of base building configuration.
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Iqaluit International Airport
Government of Nunavut
Electrical power requirements shall be requested for Tenant Leasehold during design
process. Service provision or additions to existing services to leasehold if approved
by NASL shall be completed at the Tenant’s expense.
Electric service for life safety systems and building protection systems is supported by
base building emergency generators. Electrical service for these systems will be
maintained to Tenant Leasehold during hydro power outage providing compounding
failures do not occur in other power distribution systems connected to emergency
generators.
7.3
Fire Alarm Systems
Tenant Leasehold fire prevention system(s) shall be connected to base building fire
alarm system and comply with all codes.
NASL shall connect Tenant Leasehold “dry contacts” to base building fire alarm
system and complete additional programming and modifications at the Tenant’s
expense.
Exhaust fans in Tenant Leasehold must be interlocked and interfaced with the base
building fire alarm system by NASL at the Tenant’s expense.
Works by Tenant shall include all additional fire alarm evacuation speakers, detection
devices, break glass pull stations and all associated testing and verification required
by code. All added components are to be the same type as base building fire alarm
system components. Tenant contractors must be pre-approved by NASL.
All life safety devices within Tenant Leasehold shall comply with applicable code(s).
Tie- in of Tenant Leasehold fire suppression system to the base building fire alarm
system will be performed by NASL at the Tenant’s expense.
Location of Fire Prevention Control Panel (if any) in Tenant Leasehold shall be
indicated on electrical floor plan drawing.
All fire alarm wiring within walls and ceiling spaces shall be installed in rigid metal
conduit or electrical metal tubing (EMT).
Fire protection equipment/systems provided in Tenant leasehold shall be the
same equipment and components used in the base building.
7.4
Emergency and Exit Lighting
Base building emergency and exit lighting meets National Building Code requirement
for an open space.
Electric service to Tenant Leasehold is supported by building emergency generating
system, which supplies emergency lighting.
Tenant shall supply and install additional emergency and exit lighting within Leasehold
to meet National Building Code requirements. Additional exit lighting components
shall match the base building components.
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Tenant Design and Construction Guidelines
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7.5
Government of Nunavut
Lighting
In order to keep the electrical and AC loads within allowable Tenants service loads,
Tenants are encouraged to use low voltage lighting and other energy efficient fixtures.
Stores with merchandise display(s), either freestanding or in a display window, shall
adhere to and/or incorporate the following:
a)
b)
c)
d)
e)
f)
g)
High quality quartz halogen and/or LED specifically designed for retail
application illumination within the storefront display area.
Within the Leasehold, if floor lamps (incandescent or fluorescent) are
used, the Tenant must shield these fixtures with a baffle designed to shield
the lamps from the concourse/lobby at eye level height of 1650 mm, unless
otherwise approved. NASL reserves the right to adjust such baffles after
installation is complete.
Energy efficient LED signage is encouraged within the Leasehold in lieu of
neon.
Neon will only be considered where the Tenant demonstrates that a
particular brand image or desired atmosphere is dependent on the
proposed neon. The use of neon is at the discretion of the Lessor.
For other merchandising uses, such as cafes, bars and/or other uses that
require a specific mood type lighting to create the desired atmosphere,
approval of the design concept and fixtures must be obtained from the
Lessor.
Where tenancies are open to above, low voltage lighting will be required.
Tenant lighting may be installed inside the Leasehold only, except for
signage lighting as approved by the Lessor.
The Tenant shall be responsible for the installation and connection of
all exit lights in accordance with code requirements. All exit lights shall
match the building standard specification.
Luminaire ballasts to be low noise electronic type. Maximum voltage for lighting shall
be 120 V, unless otherwise approved by NASL.
The following lighting types will not be accepted:
a) Exposed or undiffused tube fluorescent or H.I.D. lamps in any areas visible
to passengers or public.
b) Sodium or mercury vapor lamps of any type.
c) Exposed or undiffused fluorescent lamps in areas visible to passengers or
public.
d) Incandescent lighting
Except as indicated above, the Tenant shall provide:
a) All lighting fixtures, lamps and related equipment.
b) All additional emergency lighting and additional exit lights required
by theTenant’s design.
7.6
Metering
Refer to base building drawings for specific details of base building configuration.
Meter maintenance and repairs will be performed by NASL at the Tenant’s expense.
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Tenant Design and Construction Guidelines
Iqaluit International Airport
7.7
Government of Nunavut
Permits
Obtain from the City of Iqaluit all necessary permits, at the Tenant’s expense.
7.8
Inspections
Upon completion of Leasehold construction and electrical installation work, the Tenant
shall provide NASL with copy of Certificate of Inspection.
The Tenant shall provide access to Leasehold for inspection by City of Iqaluit
inspectors and NASL maintenance personnel.
8 Telecommunication Standards
8.1
IT Voice and Data Services
The voice and data services to Tenant Leasehold space are categorized as:
a)
IT Infrastructure.
IT Services.
b)
IT infrastructure refers to the physical conduit, cables and termination panels supplied
and installed in the base building. IT infrastructure is owned by NASL. IT
infrastructure distributes and transports IT services throughout NASL controlled
spaces within the base building. IT infrastructure does not distribute or transport IT
services within a Tenant Leasehold space.
IT services refers to the data and voice signals carried by the IT infrastructure.
Examples of IT services are data transport service, Internet transport service,
telephone services, and cable television service.
Refer to base building drawings for specific details of base building configuration.
Upon Tenant request, NASL will provide an upgraded IT infrastructure and
Tenant Demarcation as necessary to support the IT service requirements of the
Tenant. Generally, the upgraded IT infrastructure will include a single wall mounted
Tenant Demarcation cable termination enclosure located within the Tenant Leasehold
space at a location to be agreed between the Lessor and the Tenant, and connected
by appropriate copper and/or fibre-optic cabling to the base building
telecommunications infrastructure. Modification or additional service related to the IT
systems shall be made by NASL at the Tenant’s expense.
Tenants or their agents are not permitted to install any IT infrastructure or any other
data or voice cabling outside of their Leasehold. Tenants are not permitted to run
cabling outside their Leasehold area. If there is a need to run cable from one
leasehold space to another, NASL provides data transport services.
Tenants are not permitted to operate Wi-Fi equipment without the direct permission of
the NASL.
Where horizontal cabling is run in the ceiling void, it shall be neatly dressed
and supported. Acceptable cable pathways in the ceiling are conduit, cable tray, and
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Iqaluit International Airport
Government of Nunavut
Caddy CableCat J-Hooks. Cabling shall not be run unsupported in the ceiling void. All
cabling paths must be approved by NASL prior to installation.
Where conduit or cable tray is placed in the ceiling void, it shall be supported
independently, run parallel or perpendicular to building grid lines and shall be run so
as not to obstruct access to base building mechanical equipment access points.
Where Caddy CableCat J-Hooks are used, the cabling path shall run parallel
or perpendicular to building grid lines. J-hooks shall be fastened to structural
elements in ceiling void. J-hooks shall not be attached to electrical conduit, T-bar
pencil rods, or other nonstructural elements.
The Tenant will be provided with a matrix of approved colour-coding of all building
system elements within Tenant Leasehold including all wiring and conduit. Additional
IT system elements provided in Tenant Leasehold, if any, shall match the base
building system colours.
Work shall adhere to all EIA/TIA 568 and EIA/TIA 569 standards.
8.2
Security, CCTV and Access Control Systems
Access Control
a) Tenant provided independent system. Access control card readers, locks
and related devices may be applied to interior partition doors to suit design
requirements.
b) Access control, if desired to form a part of the base building access
control system, shall be supplied and installed Tenant’s expense by NASL,
at the.
Intrusion Detection
a) Within Tenant Leasehold, installation of passive volumetric motion detectors
is allowed. Radiating devices such as ultrasonic motion detectors are not
allowed.
b) Foil type glass breakage sensors are not allowed for glazed surfaces
including doors, windows or demising partitions. For these applications,
only passive acoustic glass break sensors are allowed.
c) Doors, windows or sliding partitions may be equipped with surface mounted
magnetic contact devices or may be equipped with concealed magnetic
contacts of a diameter no greater than 25 mm. All wiring shall be
concealed. Where surface run of wiring is necessary for a limited distance
to connect moveable components to a fixed surface, such wiring shall be
protects in a flexible metal sleeve.
d) Intrusion detection control keypads shall be located inside the tenant
leasehold and shall not be visible from outside the leasehold space.
CCTV
a) Works for Tenant Leasehold can include procurement and installation of a
proprietary system including CCTV cameras, mounts, monitors, and related
devices. For such a system, no interconnection with base building
CCTV system(s) will be allowed.
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Iqaluit International Airport
Government of Nunavut
b) Works for Tenant Leasehold can include procurement of a CCTV system
compatible with base building CCTV system, If approved the installation
shall be by completed NASL or NASL approved contractor at the Tenant’s
expense.
c) CCTV cameras and drive mechanisms shall operate only on an extra low
voltage (less than 30V) electrical supply.
Security Wiring
a) All wiring and installations shall conform to applicable building and fire
codes.
b) Wiring shall be installed parallel to building gridlines.
c) Work shall conform to all other wiring and installation requirements
described in this manual.
d) Security system elements provided in Tenant Leasehold, if any, shall
match the base building system colours.
9 Construction Rules and Procedures
9.1
Working on Airport Property
Tenant’s representatives, design team and contractor shall recognize that their Work
is being conducted in an environment contiguous with an operating airport, the
functioning of which may not be disrupted for any reason. NASL reserves the right to
stop the Tenant’s Work at any time and for any reason NASL deems necessary to
maintain the operations, standards or requirements of the airport.
9.2
Safety and Security
A safe, secure and healthy workplace shall be maintained at all times during
construction. This applies to construction and public safety related to the work to be
performed by the Tenant’s contractor.
The Tenant and its contractor(s) have sole and complete responsibility for safety while
working in the ATB. A safety representative or delegate shall be on-site at all times.
The Tenant and its contractor(s) shall comply with all health and safety requirements
or standards stipulated by the Federal Government, Nunavut, City of Iqaluit, and
NASL.
The Tenant contractors and employees will be subject to and must conform to NASL
safety and security requirements while on site.
Security of Tenant Leasehold during construction shall be the sole responsibility of the
Tenant. NASL will not be liable for any loss or damage, including theft of building
materials, equipment, supplies, fixtures, etc.
Tenant representatives, design team and contractors who will be working within the
airport’s security restricted areas are required to be escorted by a Security Escort, at
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
the Tenants expense, and/or obtain a Restricted Area Identification Card (RAIC).
Procedural information for obtaining a RAIC may be obtained from the Airport Pass
Office.
9.3
Construction Rules and Procedures
a) All construction work at the Airport shall be performed by skilled
workers using new material, to the highest standards and best
construction practice.
b) Workmanship on Tenant Leasehold may be inspected by NASL staff at
any time.
c) The Tenant’s contractor shall adhere to rules and regulations of the
NASL, which have been established to promote safe and timely
completion of projects.
d) The Tenant’s contractor shall comply with the Nunavut Workplace
Safety and Health Act and Regulations.
e) The Tenant’s contractor shall comply with the requirements of
NASL Environmental procedures and all applicable environmental laws.
f) Noise and dust control shall be maintained for to normal airport operations
Construction Hoarding
a) Prior to commencing work the Tenant shall provide temporary construction
hoarding to isolate the Leasehold from public or shared common areas
during construction. The hoarding shall remain in place until removal is
approved by NASL at completion of Leasehold construction works.
b) All hoarding designs shall be submitted to NASL for approval.
Protection of Existing Conditions
a) The Tenant’s contractor shall protect all existing conditions. Any damage
will be repaired by either the Tenant’s contractor or by NASL at the Tenant’s
expense.
c) The Tenant’s contractor may not work or store material in any part of the
building other than the Tenant Leasehold without prior written approval from
NASL.
Wasting Handling
a) Waste handling shall conform to the rules and regulations of NASL.
b) Airport Waste bins or dumpsters shall not be used for construction
trash/debris disposal. The Tenant is responsible for providing completely
enclosed garbage containers and recyclable waste containers and for
ensuring that its contractor removes all garbage and debris from the
Leasehold on a daily basis and places it in the Tenant’s waste containers.
c) All debris removal must be legally disposed of as set forth be territorial,
municipal and provincial standards and/or ordinances.
Under no
circumstances will any dumping on airport property be allowed.
d) The Tenant’s contractors will be required to remove all construction debris
and waste on a daily basis.
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Iqaluit International Airport
Government of Nunavut
Storage of Materials
a)
All materials must be stored in the Tenant Leasehold within the
limits of Temporary Construction Hoarding, and/or in areas agreed by
NASL. Unless specifically authorized, materials shall not be held or stored
outside Tenant Leasehold.
b) No Hazardous Materials may be stored on job site or on airport property.
Construction Site Maintenance
a) Construction site must be kept in broom clean condition at all times.
b) Painting with noxious or hazardous materials should be avoided
wherever possible or be scheduled outside of normal working hours. The
Tenant’s contractor shall effectively seal off work area when over spray
(from painting) may occur and whenever dust is generated.
c) Upon completion of Work, storage sites and work areas shall be cleaned
by the Tenant’s contractor.
Work on Tenant Leasehold in Base Building
a) The Tenant’s contractor shall coordinate work activities with the NASL so
as not to impede, hinder, or delay Airport Operations or other contractors
working on site.
Testing and Verification Requirements
a) The Tenant’s contractor must obtain prior permission from NASL before
testing plumbing, gas and fire protection systems (excluding the sprinkler
system). The Tenant will be responsible for any damage resulting from such
tests.
b) Except where noted herein, the Tenant’s contractor shall provide
functional testing and verification that shall demonstrate each system
is operating according to the Contract Documents. Functional testing
shall bring the system(s) from a state of individual completion to full
dynamic operation. Additionally, during the testing process, areas of
deficient performance shall be identified and corrected, thereby improving
the operation and function of the system(s).
9.4
Design Modifications During Construction
Subsequent to NASL’s final design approval, design changes envisioned for a Tenant’s
Leasehold must be resubmitted to NASL. Design/contract document revisions must
be reviewed and approved by NASL in writing prior to implementation.
9.5
Occupancy Permit
The Tenant shall be responsible for obtaining a City of Iqaluit Occupancy Permit for
Leasehold. Copy of Occupancy Permit shall be submitted to NASL prior to
commencing business operations in Leasehold.
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Tenant Design and Construction Guidelines
Iqaluit International Airport
Government of Nunavut
10 Project Closeout
10.1 General Information
This section contains information pertaining to project closeout of Tenant work,
including:
a)
b)
d)
e)
Inspection and Declaration
Project Closeout Manual
Operation and Maintenance Manuals
As-built Record Drawings
10.2 Inspection and Declaration
Tenant contractor’s inspection: The Tenant’s Architect and Engineers of record,
contractor and subcontractors shall conduct an inspection of the Work, identify
deficiencies and defects, and repair as required to conform to the contract documents.
The Tenant shall notify NASL in writing of satisfactory completion of the Tenant
contractor’s inspection and corrections that were deemed necessary have been made.
Request that NASL inspect the Work. NASL shall inspect the Work to identify obvious
defects or deficiencies. If defects or deficiencies are noted, NASL shall provide a list
to the Tenant.
Upon Substantial Performance of the Tenant Leasehold, the Tenant shall deliver to
NASL written confirmation of inspections, along with a Statutory Declaration confirming
that there are no liens pertaining to the Works, Worker’s Compensation Claims, or
other encumbrances pertaining to the Work. Further, the Tenant shall provide
evidence that all accounts for work, services, materials and equipment have been paid
in full. Occupancy shall not occur until this documentation has been delivered to NASL.
10.3 Project Closeout Manual
The following project documentation shall be included in the Project Closeout Manual:
a)
b)
c)
d)
e)
f)
g)
h)
i)
j)
k)
Contract Drawings.
Specifications.
Addenda.
Change Orders and other modifications to the contract.
Reviewed shop drawings, product data, and samples.
Field test records.
Inspection certificates.
Manufacturer’s certificates.
City of Iqaluit Building permit(s)
City of Iqaluit Occupancy permit.
Final site survey certificates, certifying that completed Works are
conformance or nonconformance with the contract documents.
l) Deficiency list (and deficiency list closeout verification).
m) Design Report
n) Operations and Maintenance Manuals
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Tenant Design and Construction Guidelines
Iqaluit International Airport
o)
Government of Nunavut
As-Built Record Drawings
Project closeout manual shall include final design report signed and sealed by
Engineer and/or Architect of record for project, the design report shall include:
a)
b)
c)
d)
e)
f)
g)
h)
i)
j)
Statement to confirm design objectives and design attributes.
Statement to confirm compliance with NASL design guidelines.
Statement to confirm compliance with Universal Design standards.
System performance criteria, if applicable.
Code compliance analyses, including, but not limited to:
i)
Fire exits.
Travel distance to fire exits.
ii)
iii)
Fire protection systems.
iv)
Fire separation.
Fire alarm system.
v)
vi) Fire detection.
vii) Emergency and exit lighting.
viii) Emergency power.
ix)
Building materials, including flame spread and smoke rating.
x)
HVAC and plumbing systems, if applicable.
Capacity/demand analyses (calculations) for mechanical and electrical
design.
Structural analyses for point loads of equipment installed on the floor
and/or suspended from the ceiling structure, if applicable.
IT voice and data services.
Security systems.
Public address systems
The Project Closeout Manual submission shall be submitted to NASL in hard copy and
electronic format. Submit of three (3) hard copies and electronic version on CD.
10.4 Operation and Maintenance Manuals
a) Prior to Substantial Performance of the Work, submit to NASL, three
(3) final copies of Operation and Maintenance Manuals in English.
b) Note in the document the type, source and quality of products provided.
c) Typewritten text: as required to supplement product data. Provide
logical sequence of instructions for each procedure, incorporating
manufacturer’s instructions.
d) Along with the hard copies of the manuals that are submitted to NASL,
submit an electronic version of the manual on CD.
Operation and Maintenance Manuals Content
a) Product Data
i)
Building products, applied materials, and finishes: include
product data, with catalogue number, size, composition, and
colour and texture designations.
Provide information for
reordering custom manufactured products.
b) Equipment and Systems
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Tenant Design and Construction Guidelines
Iqaluit International Airport
i)
ii)
iii)
iv)
v)
vi)
vii)
viii)
ix)
x)
xi)
xii)
xiii)
xiv)
Government of Nunavut
For each item of equipment and each system, include the
description of the unit or system and component parts. Give
function, normal operation characteristics, and limiting
conditions. Include performance curves with engineering data
and tests, and complete nomenclature and commercial number
of replaceable parts.
Panel
board circuit directories: provide electrical service
characteristics, controls, and communications.
Include installed colour-coded wiring diagrams.
Operating procedures: include start-up, break-in, and routine
normal operating instructions and sequences. Also, include
regulation, control, stopping, shutdown, and emergency
instructions and include summer, winter, and any special
operating instructions.
Maintenance requirements: include routine procedures and
guide for trouble-shooting: disassembly, repair, and reassembly
instructions; and alignment, adjusting, balancing, and checking
instructions.
Provide servicing and lubrication schedule, as well as a list
of the lubricants to be used.
Include manufacturer’s printed operation and maintenance instructions.
Include sequence of operation from the controls manufacturer.
Provide installed control diagrams from the controls manufacturer.
Provide charts of valve tag numbers with location and function
of each valve, keyed to flow and control diagrams.
Include Testing and Balancing Reports.
The Tenant’s contractor shall submit a data sheet in a
format as required by NASL for each piece of maintainable
equipment and building material, including, but not limited
to: 1)
General equipment/material information including
manufacturer’s name, model, drawing reference number,
warranty start and expiry dates, installed date, vendor name, brief
description; and 2) Particular equipment information for the
following, including, but not limited to electrical equipment
including motors, circuit breakers, transformers and other
maintainable apparatus, mechanical equipment including
pumps, valves, heat exchangers, diffusers, heating/cooling coils,
filters, heat exchanger, heat pumps, fire dampers, actuators, etc.
The Tenant’s contractor shall submit the equipment/material data
sheet information noted above in a Microsoft® Excel®
spreadsheet.
Provide a summary of warranty expiry dates for all equipment
and systems.
c) Other Documents
i)
List of all mechanical and electrical equipment,
including manufacturers’ names, model numbers and installer,
as well as the installation date.
ii)
Manufacturer’s certifications, inspection certifications,
field test records that are required by individual construction
specification sections.
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Iqaluit International Airport
Government of Nunavut
10.5 As-Built Record Drawings
Regardless of the scope of the project or work, all modifications or alterations must be
documented on As-built record drawings for the Leasehold construction. Tenants shall
submit at the end of the construction period and within the time period specified by the
Lease, As-built record drawings to NASL documenting complete as-constructed
condition of the Leasehold. If the required as-built documentation is not received by
NASL within the specified time frame, NASL shall employ engineering/architectural firm
to complete as-built drawings at the Tenant’s expense.
Tenant contractor shall record as-built record information concurrently with
construction progress by red line markup on a set of black line opaque drawings.
a) Contractor shall not conceal work until required information is recorded.
b) Legibly mark each item to record actual construction locations on
Construction and Shop Drawings, including:
i) Measured locations of internal utilities and appurtenances,
referenced to visible and accessible features of construction.
ii) Field changes of dimension and detail.
iii) Details not on original Construction or Shop Drawings.
iv) References to related shop drawings and modifications.
v) Tenant’s contractor shall label each sheet with notations
including ‘Record Drawings Complete’ with a signature and date.
c) Legibly mark each construction specifications item to record as-built
construction conditions, including:
i) Manufacturer, trade name, and catalogue number of each
product actually installed, particularly optional items and substitute
items.
ii) Changes made by addenda, change orders and field instructions.
iii) Other documents: manufacturer’s certifications, inspection
certifications, field test records that are required by individual
specification sections.
Tenants are responsible to ensure that the Architect(s) and Engineer(s) of record,
including; Architectural, Structural, Electrical and Mechanical (if applicable), who are
responsible for the Tenant’s construction documents, perform a final inspection of the
work and attest in sign off that the project has been constructed in conformance with
the construction documents, code requirements, and that all equipment and systems
are operating as designed and specified.
Tenants are responsible for submittal to NASL of as-built drawings for the completed
work. As-built drawings shall be signed and sealed by the Tenant’s Architect and/or
Engineer of record. Drawings shall record in electronic format the final as-built
conditions as verified by site inspection and Tenant contractor record drawing
markups.
a) As-built record drawings submittal shall include one copy hard copy paper
format (size A1 preferred) to scale and both original electronic digital (.dwg)
format AutoCAD Release 2010 or newer and .pdf format on CD.
b) Drawings will be reviewed by NASL for accuracy. Drawing errors, if any,
shall be corrected by the Tenant at the Tenant’s expense.
Appendix 3
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Nunavut Airport Services Ltd.
Request for Proposals
APPENDIX 4
REQUIRED PROPOSAL FORMS
Form 1
Business Information Statement
Instruction: Provide the following information for the entity or individual completing
this Statement (the “Reporting Entity”).
A. Basic Information:
1. Name of Reporting Entity completing this form:
2. Relationship of Reporting Entity to Proponent:
B. Reporting Entity Information
1. Principal Office Address:
2. Telephone and Facsimile Numbers:
3. E-Mail Address:
4. Contact Person’s Name/Title:
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Request for Proposals
5. Form of Reporting Entity
 Corporation

{skip to Section B}
 Partnership

{skip to Section C}
 Joint Venture

{skip to Section D}
 Limited Liability Company
 Limited Liability Partnership
 Individual


{skip to Section E}

{skip to Section F}
{skip to Section G}
C. If Reporting Entity is a corporation, please answer the following:
1. When incorporated?
2. Is the corporation incorporated in Nunavut?
 Yes 
{skip to Question C5}
 No
3. Is the corporation registered and in good standing to do business in Nunavut?
 Yes 
When: _______________
 No
4. Name, address and phone number of registered local agent.
5. Attach Certificate of Authority to transact business in Nunavut.
6. The corporation is:
 Public
 Private
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Request for Proposals
Continued on next page
81
Nunavut Airport Services Ltd.
Request for Proposals
7. Provide the name, title, and address of each director, officer, and shareholder owning 5% or
more of the corporation’s common stock (use additional pages as necessary).
Principal Business
Director's Name
Address
Affiliation
(Other than Proponent's
Directorship)
Officer's Name
Address
Position
Principal Shareholder
Address
Percent Owned
Additional Instruction: if any shareholder owning 5% of the common stock is
not an individual, that business entity must also submit a Business
Information Statement.
Skip to Section G
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Request for Proposals
D. If Reporting Entity is a partnership, please answer the following:
1. Date of organization?
2. Type of partnership?
 General partnership
 Limited partnership
3. Is partnership registered to carry on business in Nunavut?
 Yes
 No
4. Has the partnership done business in Nunavut?
 Yes 
When?
Where?
 No
5. Attach a copy of the partnership agreement. If the partnership agreement does not set forth
the duties and obligations of each partner with respect to the business of the partnership,
provide a statement indicating such.
6. Provide the name, address, and partnership share of each partner (use additional pages as
necessary).
Partner's Name
Address
Percentage Share
Additional Instruction: if any partner is not an individual, that business
entity must also submit a Business Information Statement.
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Skip to Section G
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Nunavut Airport Services Ltd.
Request for Proposals
E. If Reporting Entity is a joint venture, please answer the following:
1. Date of organization?
2. Is joint venture registered to carry on business in Nunavut?
 Yes
 No
3. Has the joint venture done business in Nunavut?
 Yes

When?
Where?
 No
4. Attach a copy of the joint venture agreement. If a joint venture agreement does not exist, or
if the joint venture agreement does not set forth the duties and obligations of each partner
with respect to the business of the joint venture, provide a sworn statement signed by all joint
venturers setting forth the duties and obligations of each joint venturer with respect to the
business of this joint venture. Percentages of ownership and distribution of profits in the
venture shall be provided. A description of arrangements in the event of dissolution and
termination of the venture shall be supplied.
5. Provide the name, address, and ownership share of each joint venturer (use additional pages
as necessary).
Joint Venturer's Name
Address
Percentage Share
Additional Instruction: if any joint venturer is not an individual, that business
entity must also submit a Business Information Statement.
Skip to Section G
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Nunavut Airport Services Ltd.
Request for Proposals
F. If Reporting Entity is a Limited Liability Company (“LLC”), please answer the following:
1. Date of organization?
2. Are LLC Articles of Organization recorded?
 Yes

Date
 No
3. Has the LLC done business in Nunavut?
 Yes

When?
Where?
 No
4. Provide a copy of the LLC Articles of Organization.
5. Provide a copy of the LLC Management or Operating Agreement
6. Provide the name, address, and ownership share of each LLC member having a membership
interest of 5% or more (use additional pages as necessary).
Name
Address
Percentage Share
Additional Instruction: if any LLC member listed above is not an individual,
that business entity must also submit a Business Information Statement.
Skip to Section G
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Request for Proposals
G. If Reporting Entity is a Limited Liability Partnership (“LLP”), please answer the following:
1. Date of organization?
2. Are the LLP Articles of Organization recorded?
 Yes

Date
 No
3. Has the LLP done business in Nunavut?
 Yes

When?
Where?
 No
4. Provide a copy of the LLP Articles of Organization.
5. Provide a copy of the LLP Management or Operating Agreement
6. Provide the name, address, and ownership share of each LLP member having a membership
interest of 5% or more (use additional pages as necessary).
Name
Address
Percentage Share
Additional Instruction: if any LLP member listed above is not an individual,
that business entity must also submit a Business Information Statement.
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Request for Proposals
Form 2
Proposal Affidavit
Instruction: Proponent must submit an executed and notarized Proposal Affidavit
in the form that follows. In particular, duly authorized officials of the Proponent
must personally execute the original copy of its Proposal Affidavit as instructed
herein. NASL will not accept a Proposal Affidavit that contains modifications,
additions, and/or deletions from the form that follows. Failure to provide a
properly executed and notarized Proposal Affidavit will be deemed an incomplete
proposal and will result in a determination of non-responsiveness and
disqualification of Proponent from further consideration.
88
Proposal Affidavit
BY THE SUBMITTAL OF ITS PROPOSAL HEREWITH, ____{enter complete and proper name of
responding entity or individual}___ (“Proponent”) AGREES AND WARRANTS:
Proponent hereby submits to Nunavut Airport Services Ltd. (NASL) the Proposal
enclosed, to lease, develop, operate and manage Concessions at Iqaluit International Airport
(“Airport”) based upon all terms and conditions set forth in the NASL Request for Proposal (“RFP”)
dated ---------, as amended by one or more addenda, receipt of which is hereby acknowledged.
Proponent intends that Government of Nunavut (the GN) and NASL rely on the
Proponent’s submitted information and the representation that Proponent has the capability to
successfully undertake and complete the responsibilities and obligations contained in the
Proposal and the Concession Lease Agreement (“Agreement”) to be executed by the GN and
Proponent awarded the concession, and Proponent understands the NASL and the GN will so
rely.
Respondent further specifically agrees hereby to provide goods and services in the
manner set forth in the Proposal, as amended by anything contained in the Agreement.
Proponent acknowledges that NASL has the right to make any further inquiry that it deems
appropriate to substantiate or supplement information supplied by the Proponent.
Proponent acknowledges that Proponent has read and fully understands all the provisions
and conditions set forth in the RFP and considers its proposal to be feasible.
Proponent has the capability to successfully undertake and complete the responsibilities
and obligations contained in the Proposal.
Proponent acknowledges that NASL and the GN reserve the right to reject any and all
proposals, to withdraw the RFP, to reissue the RFP, to enter into negotiations with any and all
proponents, and to accept those proposals which in its judgment will provide the best overall level
of service to the traveling public and other users of the airport.
Proponent solely will bear all costs incurred by Proponent in connection with the
preparation and submission of this Proposal and with Proponent’s costs associated with any
negotiations with NASL. Under no circumstances shall NASL or the GN be responsible for any
costs associated with Proponent’s submittal or negotiations of any agreement with the GN.
Proponent warrants that: 1) Proponent has not in any manner directly or indirectly,
conspired with any person to compete unfairly or compromise the competitive nature of the RFP
process; 2) the contents of this Proposal as to rent, terms or conditions have not been
communicated by the undersigned nor by any employee or agent to any other person engaged
in this type of business, prior to the official opening of this Proposal; and 3) Proponent has not
entered into an “exclusive” arrangement with any subtenant prior to award; and 4) has not
engaged in any activities in restraint of trade in connection with this RFP.
Respondent further represents and warrants that no director of NASL nor any employee,
director or officer of NASL has received or shall receive any financial benefit, either directly or
indirectly, arising out of the Agreements to be awarded under this RFP.
89
Proponent further represents and warrants that neither Proponent, any of its owners,
officer, employees or agents, nor any individual or entity engaged on its behalf, has discussed
the RFP, the Proposal or any of the matters herein, verbally or in writing, either directly or
indirectly, with any director of NASL or any officer or employee of NASL except as may be allowed
under the terms and conditions of the RFP or at the public forum open to all prospective
proponents.
Proponent further represents and warrant: 1) that the Proposal enclosed is not made in
the interest of, or on behalf of, any undisclosed person, partnership, company or association,
organization or corporation; 2) that said Proposal is genuine and not collusive or sham; 3) that
Proponent has not directly or indirectly induced or solicited any other interested part to put in a
false or sham Proposal, and has not directly or indirectly colluded, conspired, connived, or agreed
with any interested party, or anyone else, to put in a sham Proposal, or that anyone shall refrain
from submitting a Proposal; 4) that Proponent has not, in any manner directly or indirectly sought
by agreement, communication or conference with anyone to fix the price of said Proposal or the
Proposal of any other interested party, or to fix any overhead, profit or cost element of such
Proposal, or the Proposal of any other interested party, or to secure any advantage against NASL;
5) that all statements contained herein in said Proposal are true; 6) that said Proposal or any
breakdown thereof, or the contents thereof, or divulged information therein, or data relative
thereto, was not paid for, nor was there agreement to pay, directly or indirectly any money or other
valuable consideration for assistance, or aid rendered, or to be rendered in procuring, or
attempting to procure said Proposal; and 7) that Proponent will not pay or agree to pay, directly
or indirectly any money or other valuable consideration, to any corporation, partnership, company,
association or organization, or to any member or agent thereof, or to any other individual for aid
or assistance in securing the Agreement above referred to in the event the same is awarded.
Name of Proponent (Legal Name):
_________________________________________
Signature of Authorized Person:
_________________________________________
Title:
_________________________________________
Business Address of Proponent:
_________________________________________
_________________________________________
Business Phone Number:
_________________________________________
Date:
_________________________________________
City of _________________
Province/Territory of __________________
Signed and sworn before me this ___ day of _____________________, 200_.
Notary Signature:
__________________________________________
My Commission Expires:
__________________________________________
90
Affix Seal
City of _________________
Province/Territory of __________________
Acknowledged before me by _____________________ (name) as
____________________(title)
of _____________________(company) this ____ (day) of _________________, 200_.
Notary Signature:
__________________________________________
My Commission Expires:
__________________________________________
Affix Seal
91
Form 3
Form of References
Instruction: Use the following format below for each of the required
airport/landlord references. Proponent must list three business references and
three financial references related to its business operations during the past three
years.
REFERENCE NO. __
Name:
Title:
Firm:
Address:
Telephone:
Email:
Nature and magnitude of association (including years):
92
Form 4
Experience Statement
Instruction: Provide the following information for the entity or individual completing
this Statement (the “Reporting Entity”). Use additional sheets as necessary.
A. Basic Information:
1. Name of Reporting Entity completing this form:
2. Relationship of Reporting Entity to Proponent:
B. Reporting Entity Experience and Qualifications
1. Is the Reporting Entity currently engaged in an airport concession business?
 Yes 
How Long?
{Skip to Question A3}
 No
2. Are the principal owner(s) and/or manager(s) of the Reporting Entity currently engaged in an
airport concession business?
 Yes
 No
3. Attach resumes of the principal owner(s) and manager(s) of the Reporting Entity including,
specifically, the individual who will be the primary contact to NASL for contract and
Concession matters and the individual(s) who will be primarily responsible for the day-to-day
operations of the Concession.
Continued on next page
93
C. Operating History
1. Furnish the names of concession facilities operated in the past three years; a description of
each concept; the number of total employees for each facility; if the facility was operated at
an airport; and name of airport (if applicable).
2. Attach photographs of the interior and exterior of any existing concession facilities or other
similar facilities.
3. Furnish any other additional information that will indicate your concession experience as it
pertains to the proposed concession.
4. Provide the following sales information for all related businesses:
Total
Gross Sales
Airport
2013
2012
2011
Non-Airport
2013
2012
2011
Number
of Facilities
Total
Square Meters
Sales /
Square Meters
_____________
_____________
_____________
______________
______________
______________
______________
______________
______________
______________
______________
______________
_____________
_____________
_____________
______________
______________
______________
______________
______________
______________
______________
______________
______________
5. Provide the following sales information for specific businesses that directly related to the
concepts included in the proposed concession.
Concept-Related
Total
Gross Sales
Airport
2013
2012
2011
Non-Airport
2013
2012
2011
Number
of Facilities
Total
Square Meters
Sales /
Square Meters
_____________
_____________
_____________
______________
______________
______________
______________
______________
______________
______________
______________
______________
_____________
_____________
_____________
______________
______________
______________
______________
______________
______________
______________
______________
______________
Continued on next page
94
D. Contract History
1. Have any agreement held by the Reporting Entity or any principal owner(s) of the Reporting
Entity, for the operation of an airport concession ever been canceled?
 Yes 
{Attach a separate sheet providing information about all such contract
cancellations including, but not limited to, date of cancellation, contracting
parties, contract value and term, and reason for cancellation.}
 No
95
Form 5
Financial Information Statement
Instruction: Provide the following information for the entity or individual completing
this Statement (the “Reporting Entity”). .
A. Basic Information:
1. Name of Reporting Entity completing this form:
2. Relationship of Reporting Entity to Proponent:
B. Surety Information
1. Has Reporting Entity, or any entity in which Reporting Entity’s principal owner(s) have had
an ownership interest, ever had a bond or surety canceled or forfeited?
 Yes 
{Attach a separate sheet providing the name of bonding company, date,
amount of bond and reason for such cancellation or forfeiture for each such
cancellation or forfeiture.}
 No
C. Bankruptcy Information
1. Has Reporting Entity or any entity in which Reporting Entity’s principal owner(s) have had an
ownership interest been declared bankrupt?
 Yes 
{Attach a separate sheet providing the date of filing, court of jurisdiction,
amount of assets and liabilities, bankruptcy type and resolution or current
status for each such filing.}
 No
D. Bank References
1. Provide the names, addresses and phone numbers of the Reporting Entity’s primary bank
and a contact person.
Continued on Next Page
96
E. Financial Statements
1. Is Reporting Entity an individual?
 Yes 
{Skip to Section F}
 No
2. Attach financial statements of the Reporting Entity as follows:

Current Fiscal-Year-to-Date Balance Sheet, Income Statement, and Statement of
Cash Flow prepared in accordance with generally accepted accounting principles. If
the year-to-date financial statements are not audited by an independent Certified
Public Accountant, a notarized statement, certifying the accuracy of the financial
information, signed by the Chief Financial Officer of the Reporting Entity, must
accompany the financial information. Footnote disclosures must accompany the
submitted year-to-date financial statements.

Three Most Recent Fiscal Year Balance Sheets, Income Statements, and Statements
of Cash Flow for each full year of operations, prepared in accordance with generally
accepted accounting principles and audited by an independent Certified Public
Accountant.
Footnote disclosures must accompany the submitted financial
statements. (Special Note: If the Reporting Entity is the Proponent, then the requested
financial statements must be audited by an independent Certified Public Accountant.
If the Reporting Entity is a sublessee, and the requested financial statements are not
audited by an independent Certified Public Accountant, then a notarized statement,
certifying the accuracy of the financial information, signed by the Chief Executive
Officer of the Reporting Entity may be substituted for audited statements.)
3. Is Reporting Entity a partnership, joint venture, LLC or LLP?
 Yes 
{submit Financial Information Statement for each partner, joint venturer or
LLC or LLP member}
 No
4. Is Reporting Entity relying on an affiliated entity’s financial resources to meet the financial
requirements of this RFP?
 Yes
{Skip to Section G}
 No
{Skip to Section H}
F. Financial Statements for Individuals
1. Attach the three most recent personal tax returns (including all business-related schedules)
and a current statement of net worth.
G. Financial Statements for Affiliated Entities
1. Attach financial statements of the affiliated entity as follows:

Current Fiscal-Year-to-Date Balance Sheet, Income Statement, and Statement of
Cash Flow prepared in accordance with generally accepted accounting principles. If
the year-to-date financial statements are not audited by an independent Certified
Public Accountant, a notarized statement, certifying the accuracy of the financial
information, signed by the Chief Financial Officer of the affiliated entity, must
accompany the financial information. Footnote disclosures must accompany the
submitted year-to-date financial statements.

Three Most Recent Fiscal Year Balance Sheets, Income Statements, and Statements
of Cash Flow for each full year of operations, prepared in accordance with generally
accepted accounting principles and audited by an independent Certified Public
97
Accountant.
Footnote disclosures must accompany the submitted financial
statements. (Special Note: If the Reporting Entity is the Proponent, then the affiliated
entity’s financial statements must be audited by an independent Certified Public
Accountant. If the Reporting Entity is a sublessee, and the affiliated entity’s financial
statements are not audited by an independent Certified Public Accountant, then a
notarized statement, certifying the accuracy of the financial information, signed by the
Chief Executive Officer of the Reporting Entity may be substituted for audited
statements.)
2. Attach a description of the relationship between affiliated entity and the Reporting Entity
including, but not limited to, the percentage of ownership and management structure.
3. Attach a resolution of the affiliated entity authorizing the Reporting Entity to rely on its financial
resources.
H. Subsequent Events
1.
Has the Reporting Entity entered into any substantial contracts and/or contingent
liabilities subsequent to the date of the most recent audited financial statements?
 Yes
{Please attach a statement describing the nature of the contracts and/or
contingent liabilities including, but not limited to, the monetary amounts of
any commitments or liabilities assumed and the source(s) of funding to meet
these obligations.}
 No
{Finished with form}
98
Form 6
Compensation to NASL
List in the spaces provided below, the Percentage Fee Rate(s) that you propose to pay NASL
during the Term by category, revenue tiers, and/or location, if applicable. Use additional sheets
as necessary.
Proposed Percentage Fee Rate(s)
In the space below, please enter the proposed Percentage Fee
Rate(s) for each category and/or revenue tiers (if applicable)
Category / Revenue Tiers
Percentage
Fee Rate
If awarded the concession, the proposed fee structure will be incorporated into the Agreement as
follows:
The concessionaire will pay to NASL on a monthly basis, the greater of the Minimum Annual
Guaranteed Fee or the Percentage Fee equal to the greater of one-twelfth of the MAG or the sum
of the Percentage Fees for each category/revenue tier.
99
Form 7
Projected Sales, Rent, Net Income, and Cash Flow
For each concept proposed, please provide a projection of sales, rent and other
expenses, net income and cash flow for the concession for each year of the term.
Also provide a summary of financial projections by location and unit. Proponents
must indicate pertinent assumptions, including assumptions that were used to
develop gross sales projections. Use the following format:
Unit: ______________________________________________________________
Location:___________________________________________________________
Concept Name _____________________________________________________
Category
Provide for each year of term
Gross Sales
Less: Costs of Goods Sold
Equals: Gross Profits
Operating Expenses:
Rent
Salaries/Wages/Benefits
Utilities and Telephone
Maintenance/Cleaning/Supplies
Insurance
Marketing/Advertising
Franchise Fees
General & Administration
Interest
Depreciation and Amortization
Other (Please Specify)
Total Expenses
Net Income
Add: Depreciation and Amortization
Equals: Cash Flow from Operations
Beginning Cash Balance
Add: Cash Flow from Operations
Less: Debt Service (Principal Only)
Less: Capital Expenditures
Equals: Ending Cash Balance
Assumptions:
100
Form 8
Capital Investment and Financing Plan
Instruction: Provide the initial capital investment and sources
of funds Proponent proposes to invest in each concession
location. If accepted by NASL, this investment amount will be
incorporated into the Concession Agreement by and between the GN
and Proponent (as Concessionaire).
Please note that NASL has established a minimally acceptable initial investment as
follows for each concession:
Food & Beverage: $3,065 CAD per square metre
Retail Concession: $2,745 CAD per square metre
Further note that the Concession Agreement will provide for payment to NASL of the
deficit, if any, between actual and proposed capital investment.
Capital Investment Plan
Capital Investment
A. Architectural & Engineering Fees
$ _____________________
B. Leasehold Improvements
$ _____________________
C. Furnishing, Fixtures and Equipment
$ _____________________
D. Other (please specify)
$ _____________________
E. Total Investment
$ _____________________
Financing Sources
A. Debt (by source)
$ _____________________
B. Equity (by source)
$ _____________________
C. Total Investment
$ _____________________
101
APPENDIX 5
SUPPLY CHAIN SECURITY PROGRAM
Title
Permanent
Interim
Original
Revision
Supply Chain Security Program
Effective Date: TBD
Effective to: Indefinite
Policy
Number
TBD
Last
Reviewed
January 30, 2014
Supersedes: N/A
Revision Date: January 30,
2014
Reviewed
by
Catherine
Kloepfer
Policy
Owner
Associate Services Director,
Iqaluit International Airport
Review
Schedule
Annual - October
Approved by
Managing Director, NASL
Document
Control #
TBD
Scope: (List all functional areas this Policy/Procedure applies to)
1. Associate
Services
Director
2. Security Staff
3. Security
Supervisor
4. Security
Operations
Centre
5. Airport
Tenants
1. Introduction
1.1. Purpose / Objective
To ensure that goods made available to passengers in sterile areas
have not been altered or tampered with and do not pose a threat to
civil aviation.
Note: The goods referred to in this document include all goods
entering the sterile passenger areas, not just liquids, gels and
aerosols.
1.2. Background
The ‘Supply-Chain Security Program’ consists of the following
legislated requirements:
‘Stock Security Program’
6.
(1) The operator of an aerodrome must not permit liquids, aerosols
or gels to be made available to persons in a sterile area unless
the operator establishes, implements and maintains a stock
security program for all stock that contains liquids, aerosols or
gels and that is intended to be made available to persons in the
sterile area.
(2) The program must include the following requirements:
(a) the stock must be packaged or must be in a sealed container;
(b) the stock packaging and containers must be inspected to
ensure that they have not been altered or tampered with;
(c) stock packaging and containers that appear to have been
altered or tampered with must be inspected to ensure that the
stock does not pose a threat to aviation security;
(d) the stock must be accompanied by appropriate documentation;
(e) the stock must be delivered in accordance with procedures
established by the operator of the aerodrome; and
(j) no unauthorized person must have access to the stock between
the time at which it is delivered to the aerodrome and the time
at which it is made available to persons in sterile areas.
102
‘Supply Chain Security Program’
7. (I) The operator of an aerodrome must not permit liquids, aerosols or
gels to be made available to persons in a sterile area unless the
operator establishes, implements and maintains a supply-chain security
program for goods that are intended to be made available to persons in
the sterile area.
(2) The program must include the following requirements:
a) The goods must be accepted only from suppliers that state that they
have prevented unauthorized access to those goods;
b) The goods must be accepted in accordance with procedures
established by the operator of the aerodrome;
c) no unauthorized person must have access to the goods between the
time at which they are accepted and the time at which they are made
available to persons in a sterile area;
d) the goods must not be accepted unless they are accompanied by
appropriate documentation and unless the number and type of the
goods matches the number and type of goods set out in that
documentation;
e) the goods must be accepted or handled only by persons who are aware
of the program and its procedures;
f) the goods must be inspected before they are brought into a sterile
area to ensure that they have not been altered or tampered with;
and
g) goods that appear to have been altered or tampered with must be
subjected to additional measures to ensure that they do not pose a
threat to aviation security.
(3) The program must also include a description of the manner in which
the operator of the aerodrome will ensure that the program and its
procedures are implemented.
1.3. Definitions
TC – Transport Canada
Security Coordinator – Security Supervisor
SOC – Security Operations Centre
RCMP – Royal Canadian Mounted Police
NASL – Nunavut Airport Services Ltd.
2. Policy
2.1. General
This document provides an overview of the Supply Chain Security
program and outlines the responsibilities of those responsible for its
delivery.
2.2. Suppliers of Goods
All companies supplying goods destined for airport sterile areas must
provide a letter, on company letterhead, that they have prevented
unauthorized access to those goods.
2.3. Delivery of Goods to the Airport:
Tenants receiving goods for resale in the sterile area must receive
and accept goods at the loading dock or otherwise approved areas. If
applicable, these other areas are indicated in the company’s specific
supply chain security plan.
Goods shall not be left unattended on the loading dock or at anytime
en route to the lock up area. This includes all goods that are
destined for the sterile areas.
2.4. Storage of Goods:
103
Goods must be stored in a controlled, secure area with authorized
access only.
Tenants must identify authorized personnel – handlers of goods and
delivery persons.
Key control records must be kept for the Tenants’ designated storage
room(s), locked cages, etc.
Storage area(s) must be locked at all times when unattended.
Storing of goods in corridors/hallways or out in the open is not
permitted.
2.5. Inspection and Movement of Goods to the Sterile Passenger Lounge:
The Tenant shall accept, inspect and deliver goods, verify
documentation, and performs duties as outlined in the procedures
section of this document.
2.6. Secondary Inspection of Goods upon entry to the Sterile Passenger
Lounge:
When the cart enters the sterile area, Security will conduct random
checks on the goods being delivered to ensure to ensure proper
procedures are being adhered to. These random thorough inspections
will be carried out on a daily basis as described in the procedures
section of this document.
2.7. Training of Staff handling Goods
Each Tenant is responsible to provide training to their employees that
accept or handle goods destined for sterile areas.
The training is to include details of the supply chain security
program (legislated requirements) as well as the company’s supply
chain security plan so they have a complete understanding of their
responsibilities.
Records are to be maintained for all staff trained under this program.
Training records are subject to inspection by NASL or TC at any time.
2.8. Key Records
Records must be kept indicating who has keys or access to keys for the
secure storage rooms and secure carts.
2.9. Supply Chain Security Plan
All Tenants must document their processes and procedures explaining
how they will ensure compliance with this program in the form of a
Tenant Supply Chain Security Plan.
The Tenant Security Plan is to be updated and NASL promptly advised
whenever any processes, procedures, suppliers or staff is changed.
A copy of each such plan is to be provided to NASL whenever changes
are made.
2.10.
Exceptions
Exceptions to the above may be made to accommodate certain
circumstances and will be reflected in individual Tenant Supply Chain
Security Plans.
2.11.
Audit Procedures
104
a) NASL may, at their discretion:
°
Inspect the Tenant’s processes, documentation, or deliveries at
any time to ensure compliance with these procedures,
°
Suspend or revoke the delivery of goods into the airport
passenger sterile areas for failure to abide by any of the
provisions stated in this document.
b) Transport Canada may also, at their discretion, inspect or test any
portion of the Supply Chain Security Program to ensure compliance
with the applicable security measures.
3. Procedures
3.1. Role of the Associate Services Director
The Asociate Services Director is responsible for the overall
airport Supply Chain Security Program.
The Associate Services Director shall:
•
•
•
3.2.
At least once a year, review the program and institute any
necessary changes.
Monitor compliance with the program
Take corrective action as required when issues arise.
Role of Tenant
All Tenants receiving goods destined for sterile passenger areas
shall abide by all provisions of their specific Tenant Supply
Chain Security Plan.
The Tenant shall:
• Accept all goods for their operations in the airport sterile
areas.
• Check the approved suppliers list to ensure the supplier is
authorized to deliver goods to the airport.
• Check the documentation to ensure the number and type of goods in
the shipment match the number and type of goods set out in the
documentation.
• Accept only goods that are packaged or in sealed containers.
• Inspect the goods to ensure they have not been altered or
tampered with.
• Refuse any goods that are found to be altered or tampered with.
• Advise NASL or Security of any discrepancies for follow up with
the Tenant or supplier.
• Immediately transport the goods to the Tenant’s secure storage
room or retail outlet as applicable.
• If delivering directly to the retail outlet, notify Security that
a delivery is being made prior to entering the sterile area.
3.3.
Role of Security
Upon being advised that goods are being delivered to a Tenant’s
retail outlet in the sterile area Security will conduct random
secondary inspections as follows:
•
Inspections will be done in accordance with Transport Canada
Security regulations and the airport security plan.
Inspections may be conducted at the Tenant’s retail outlet if
105
•
•
•
•
•
•
3.4.
necessary. They should not, however, be conducted in public
areas.
Inspect the secure carts to ensure the lock is in place and
secure.
Inspect the goods and documentation to ensure the number and
type of goods in the shipment match the number and type of
goods set out in the documentation.
Deny any goods that are not packaged or in sealed containers.
Inspect the goods to ensure they have not been altered or
tampered with.
Promptly report to the Security Supervisor any issues
pertaining to the inspection i.e. products altered or
tampered with, prohibited or suspicious items found, etc.
Keep a copy of the documentation and complete the required
log sheet.
Role of Security Supervisor
The Security Supervisor shall:
•
•
3.5.
Monitor security staff to ensure they are following the
provisions of this plan.
Take the appropriate corrective action when advised of any
issues pertaining to the Supply Chain Security Program i.e.
goods left unattended, products altered or tampered with,
prohibited or suspicious items found, etc. and advise the
Services Director accordingly.
Role of SOC
The SOC Operator shall:
•
•
Advise the appropriate security personnel of all deliveries
being made to the sterile area.
Closely monitor the CCTV cameras and report any issues
observed i.e. goods left unattended, persons attempting to
circumvent the supply chain process, to the Security
Supervisor.
4. Contingencies
If an inspection of goods destined for a sterile passenger
area reveals items have been altered or tampered with or
unauthorized goods are discovered in the shipment, the Associate
Services Director shall be advised and take the necessary
corrective action.
4.1.
This could include:
•
•
•
•
•
Refusing a particular item entry into the sterile area,
Notifying a Tenant of goods left unattended,
Refusing to allow a delivery driver access to the airport due
to non compliance with delivery procedures,
Notifying RCMP and TC if an issue involves a suspicious
circumstance, threat to civil aviation or as required by
legislation,
Implementing emergency procedures as required.
5. Supporting Documentation
5.1.
•
•
•
•
The following documents are pertinent to this policy:
Aerodrome Security Measures, Sections 6 & 7
Airport Emergency Procedures Manual
List of Tenants Providing Goods to Sterile Area
Supply Chain Program, Suppliers of Goods Form
106
APPENDIX 6 – PROPOSAL EVALUATION
107
Nunavut Airport Services Ltd.
Request for Proposals
Appendix 6: Proposal Evaluation
Proposal Evaluation
When an alternative is proposed regarding any specific requirement, it will be evaluated to ensure that the
desired results will be achieved. Proponents should be aware that certain mandatory requirements may
have been set out in the Request for Proposal. Proposals that fail to provide these requirements shall
be deemed not responsive and will not be evaluated.
Evaluation Criteria
The evaluation team will utilize the following criteria to evaluate each proposal. Points awarded will be
consistent with the Points Rating Legend on the Proposal Rating Schedule. Points awarded will be
confidential and no details will be released to any of the other proponents.
Each proposal will be evaluated using the following criteria:
10% - Experience and Qualifications – Individual Proponent;
20% - Concept and Theme Development;
10% - Design and Quality of Improvements;
25% - Management and Operations Plan;
20% - Compensation to NASL (NNI adjusted for Nunavut, Inuit and Local Content prior to rating);
15% - Inuit Content (10% for Inuit Employment and 5% for use of Inuit Firms)
Nunavummi Nangminiqaqtunik Ikajuuti (NNI Policy)
One of the priorities of the GN is to ensure that Inuit, Local, and Nunavut businesses supply materials,
equipment and services, and that Inuit, Local and Nunavut labour are used to the fullest extent practical
on any GN contract. Therefore the NNI Policy applies to this Request for Proposals.
To receive the benefits of this Policy, proponents must identify cost components for Inuit and Nunavut
content including the names of any subcontractors, suppliers, and the residency of project team members or
other labour proposed to carry out the work. Consideration will also be given for the proponent’s Inuit Firm
or Nunavut Business status.
Prior to rating, proposed compensation to NASL may be adjusted in accordance with the NNI Policy for
the amount of work to be done by Inuit, Nunavut and Local businesses and residents. Cost components
must be clear; therefore, proponents are encouraged to complete and submit the NNI Incentives
Application Form. Instructions are provided to guide proponents on what level of detail to include. Also
refer to the Instructions to Proponents for more information. Failure to complete and submit this form with
appropriate detail will result in a denial of NNI adjustments. For greater certainty, the evaluation
committee reserves the right to make adjustments to a proposal following the closing date in
accordance with the NNI Policy by taking into account any information obtained from the Nunavut
Business Registry maintained by the NNI Secretariat and the Inuit Firm Registry maintained by
NTI. If the evaluation committee determines that a proposal should or should not receive a bid
adjustment pursuant to the NNI Policy, it can adjust the evaluation and scoring of a proposal
accordingly.
NASL and the GN will use the NNI Incentives Application to monitor Inuit and Nunavut Content during
the term of the Lease. Any Proponent claiming NNI Incentives will be required to update this report for
NASL on a monthly basis. Following the acceptance of the proposal and signing of a Lease, a
Proponent claiming NNI Incentives and no longer meeting the Inuit content level claimed in their
proposal, will incur penalties commensurate with the bid adjustments applied to evaluate their
proposal in an amount equal to 50 percent of the calculated bid adjustment. Note that Inuit Labour and
Inuit Firms will continue to be monitored separately over the term of the lease.
Nunavut Airport Services Ltd.
Request for Proposals
Proposal Response Guidelines
The following are guidelines meant to assist proponents in responding to this RFP and will be utilized in
evaluating each submission. They are not meant to limit or restrict proposals. Proponents should take
care to comply with any mandatory proposal requirements set out herein. Mandatory proposal
requirements are preceded by terms such as “proponents must”, “proponents shall” or “proponents will”.
Note: Mandatory proposal requirements are not the same thing as contractual obligations. A
contractual obligation is something that must be done under the contract that is expected to result from
this RFP. Proposals will not be rejected for failing to demonstrate compliance with contractual obligations.
Contractual obligations are identified by terms such as “Lessee must”, “Lessee is required to”, “Lessee
shall”, etc.
Inuit Content
In compliance with Article 24 of the Nunavut Land Claims Agreement (NLCA) and the NNI Policy, the GN
and NASL will provide consideration for Inuit Content. Accordingly, proponents are encouraged maximize
business relationships with Inuit Firm sub-contractors and suppliers and hire Inuit workers to work on the
project. All information should be provided in detail in the attached NNI Incentives Application Form.
Inuit Content is the dollar value of goods and services provided by an Inuit Firm, and the dollar value of Inuit
Employment in carrying out the work, including Inuit employees from an Inuit or non-Inuit Firm. An Inuit
Firm is a company that is approved by Nunavut Tunngavik Inc. (NTI) and included in the Inuit Firms Database
which is available online at www.inuitfirms.com. An Inuk is any person included in the Inuit Enrolment
List under the NLCA Article 35, or anyone entitled to be enrolled under that article.
Approximately one (1) point will be awarded for each 10% of work to be done by Inuit Firms where this
information has been substantiated in the proposal. Likewise, proponents will be awarded approximately one
(1) point for each 10% of work that will be done by Inuit workers where the names and dollar values are
provided. For example, 8% would be 0.8 points, and 32% would be 3.2
In order to determine the percentage of work associated with Inuit Firms and Inuit Employment, the
following variables are required:
-
Total Proposal Price
Total Labour Costs
Inuit Labour Costs
Total Goods & Services (excluding labour)
Inuit Goods & Services Costs (excluding labour)
Failure to provide this level of detail in your proposal pricing will result in the evaluation committee not
being able to determine Inuit Content percentage levels to award points appropriately.
Nunavut Airport Services Ltd.
Request for Proposals
PROPOSAL RATING SCHEDULE
Item
1
Unit Points
Awarded (A)
Rating Criteria
Assigned
Weight (B)
10
2
Experience and Qualifications – Individual
Proponent
Concept and Theme Development
3
Design and Quality of Improvements
10
4
Management and Operations Plan
25
5
Compensation to NASL
20
6
Inuit Content
Total Points
(A) x (B) = (C)
20
Inuit Labour
10
Inuit Firms
5
TOTAL:
PROPOSER:
Comments:
Committee Member:
Date:
LEGEND:
RATING POINTS:
A – Evaluation Points Awarded
B – W eighting Factor
C – Sub-Total W eighted Score (A times B)
Poor
Fair
Good
Excellent
0 - 3 points
4 - 6 points
7 - 8 points
9 - 10 points
Nunavut Airport Services Ltd.
Request for Proposals
NNI Incentives Application Form
The following information MUST be provided by proponents wishing to receive any bid adjustments
permitted under the NNI Policy. If the information is not provided or is incomplete, bid adjustments will
NOT be granted.
Values provided in this form must be substantiated by the information provided in the proposal. It will be
necessary to provide the names of all proposed team members along with their location of residence.
Place a check mark in the column where you wish to receive the adjustment. The Evaluation Committee
will use the GN and NTI Registries to verify the status of sub-contractors and suppliers. If it is determined
that a proposal should or should not receive a bid adjustment pursuant to the NNI Policy, the
Evaluation Committee can adjust the evaluation and scoring of a proposal accordingly.
Proponent’s Name
I. Employment/Labour/Payroll – Include administrative/operational expenses in payroll values).
Name & Location of Worker (or proposed new
hires)
Labour
Cost
Nunavut
(7%)
Inuit
(7%)
Local
(7%)
Other
(0%)
$
$
$
$
$
Total Value of Labour $
Value of Inuit Labour $
II. Proponent/Sub-Contractor Amounts – Miscellaneous Expenses including Travel Estimates
Name & Location of Proponent or SubContractor and Nature of Services
Unit Costs
Nunavut
(7%)
Inuit
(7%)
Local
(7%)
Other
(0%)
$
$
$
$
$
Total Goods & Services (excluding labour)
$
Inuit Goods & Services (excluding labour) $
Total Proposal Value
$
Note: This information is required in order to apply NNI adjustments. Instructions for completing this
form are on the following page. If more space is needed, photocopy and reuse this form.
NNI Adjustment Application Form Instructions
The following guidelines are given to assist proponents in applying for NNI adjustments:
I.
Employment/Labour (Payroll Expenses):
This section is for the labour of both the proponent and any sub-contractors. The work being done by the
employees who don’t live in Nunavut doesn’t qualify for an adjustment. Any portion of payroll dollars for the
work that will be done by Nunavut Residents does qualify (Nunavut 7%). If the Nunavut Residents are also
Inuit, they qualify for the additional Inuit adjustment (7%). If the Inuit employees are not Nunavut Residents,
they do not get the Nunavut adjustment; they only get the Inuit adjustment (7%). If the Nunavut Residents are
also local to the benefiting community, then they qualify for the additional Local adjustment (7%). If the Inuit
employees are Local Nunavut Residents, they get the full 21% adjustment. Inuit employees who are not
Nunavut Residents don’t qualify for Local adjustments.
II. Other/Miscellaneous Expenses/Sub-Contractors:
This section is for both the Proponent and any Sub-Contractors. Some of the work may have to be done by
another contractor. This is referred to as a ‘sub-contract’. If any other services required for the completion of
the contract will be provided by the proponent or any other business, it must be identified here. If the
proponent or other company is a Nunavut Business, then they will get the Nunavut adjustment (7%). If they
are listed in the NTI Inuit Firms database, then they will get the Inuit adjustment (7%). If the company is listed
in both databases, they get both adjustments. If they are also located in the benefitting community, then they
get the additional Local adjustment (7%). If the sub-contractor is not on either the NNI or NTI List, it does not
qualify for a bid adjustment of any kind.
Application of NNI & NTI Adjustments:
Adjustments are applied to the sub-total dollar values associated with each listed component and subcontractor or supplier according to their registration status. Accordingly, the Evaluation Committee will check
the NNI and NTI databases to verify that the sub-contractor or supplier listed is actually registered and
adjustments will be given according to the registered status.
For Example, if the proponent indicates that a company is both a Nunavut Business and an Inuit Firm by
placing check marks in the ‘Nunavut’ and ‘Inuit’ columns, and the Evaluation Committee determines that the
company is included on the NNI Registry but is not included on the NTI Inuit Firms Listing, then the Nunavut
adjustment will be allowed and the Inuit adjustment will be denied.
Proponents are hereby reminded that registration in the NNI and NTI registries requires annual updates,
therefore, proponents are encouraged to check the NNI and NTI websites to verify the status of any subcontractors and suppliers they propose in carrying out the work. Proponents should also ensure that their own
information is up to date.
Total Labour Value: is the total of all of the individual team members assigned to tasks in the project
and listed in each row.
Total Goods and Services Value: is the value of the proponent’s own involvement, as well as the
involvement of other subcontractors and suppliers with the labour values excluded.
The Evaluation Committee will use this information to apply any pricing adjustments you may be entitled to
under the NNI Policy. The websites will be used to verify the information provided for proponents, subcontractors and suppliers.
This scenario is for a solution of services where a small amount of goods may be required to deliver the
service. Instead, a substantial amount of labour is required to complete the contract and the costs for any
materials necessary for delivering the service are ancillary, and therefore included in the Proponent’s
Administration or General Expenses line item in the bid. For this example, we are using the hypothetical value
of $1,000,000 dollars for the proposed total contract price from a company called Local Inuit Nunavut
Company (LINC). The contract price is arrived at based on the volume of work to be completed. Note this
value was chosen for this example only and is not based on any real prices or a specific volume. It is for
illustrative purposes only.
Total Proposal Price of Local Inuit Nunavut Company (LINC):
A $ 1,000,000
The proposal is further broken down to separate the Proponent and sub-contractor labour values from the
non-labour portion of the services, and for the purposes of applying bid adjustments, the status of each
company is verified.
Total Proposal Price of LINC
Labour Component
LINC Labour
$ 1,000,000
Payroll Cost
$ 200,000
LINC Labour
Sub-Contractor A Labour
Worker Status
Inuit, Nunavut, Local
(Local Inuit are Nunavummiut)
Non-Inuit, Nunavut based, not Local
Not-Inuit, Not-Nunavut, (Montreal)
Other Services Components
LINC Materials
Sub Contractor A
Sub Contractor B
Firm Status
Inuit, Nunavut, Local
Not Inuit, yes Nunavut, yes Local
Yes Inuit, not Nunavut, yes Local
Other Service Component Costs
$ 200,000
$ 100,000
$ 100,000
$ 300,000
$ 100,000
For the Proponent Company: Local Inuit Nunavut Company (LINC)
 Inuit ownership – Included on the NTI Inuit Firms Registry – Yes Inuit
 Nunavut based and owned – Included on the GN NNI Secretariat Nunavut Business Registry – Yes Nunavut
 NTI or NNI Registered and based in the community where the Services are required – Yes Local
For the Sub-Contractor “A”
 No Inuit ownership – Not on NTI Inuit Firm Registry – Not Inuit
 Nunavut based and owned – Included on the GN NNI Secretariat Nunavut Business Registry – Yes Nunavut
 NNI Registered and based in the community where the Services are required – Yes Local
For the Sub-Contractor “B”
 Inuit ownership – Included on the NTI Inuit Firms Registry – Yes Inuit
 Nunavut based & owned but NOT listed on the GN NNI Secretariat Nunavut Business Registry – Not Nunavut
 NTI Registered and based in the community where the Services are required – Yes Local
This example is given to illustrate two things:
1)
2)
How Bid Adjustments are Applied; and
How Inuit Content (Labour and Firms) is evaluated
1) How the Bid Adjustments are Applied
Calculate Allowable NNI Adjustments to Determine NNI Adjusted Bid Price (2-Part Step):
Table I. This analysis is based on the Proponent’s identified workforce, and workers to be used by its
subs. Proponents must indicate in their bids the dollar value estimates for workers and indicate if they
are Inuit or not, if they are working in Nunavut or not, and which community they’re based in. This level
of detail is needed to accurately calculate adjustments. For each value component and status category
of labour, the value of the labour will be multiplied by the total allowable adjustment percentage factor.
Estimated Labour/Payroll Expenditures Breakdown Table
Value of Nunavut
Total
Value of
Inuit
Local
Other
Employers and Labour
Labour
Residents
Residents
Residents
Residents
Adjustment
Adjustment
Forces
7%
7%
7%
0%
($)
(%)
($ x %)
LINC: Inuit based in
service community
(Local Inuit are
considered Nunavummiut
LINC: Nunavut workers
based outside service
area (not LCA
beneficiaries)
Sub-Contractor A: NonInuit & not working in
Nunavut (not Inuit or
Nunavut)
$200,000



□
21%
$ 42,000
$300,000

□
□
□
7%
$ 21,000
$100,000
□
□
□

0%
$ 0.00
Total Estimated Labour
Total Estimated Inuit Labour
$600,000
$200,000
Value of Adjustments on Total Labour ($42,000 + $21,000)
=B$
63,000
Table II. This analysis is based on the Proponent’s identified Value of Services to be provided by the
Proponent and Sub-Contractors. Bidder must have provided all ‘Own Forces’ amounts and Name(s) and
Dollar Values of all intended Sub-Contractors in their bid. To calculate the adjustments, multiply the Value
of Services by the Total Adjustment Percentage factor.
Other Services (Excluding Payroll Estimates) Fees/Price Breakdown
Nunavut
Total
Value of
Other
Value of
Inuit
Contractors Names &
Businesses
Local
Adjustment
Services
Adjustment
Firms
Business
Line Items
%
7%
7%
($)
7%
0%
($ x %)
LINC: Materials &
Administration (Nunavut,
Inuit & Local)
Sub-Contractor A: Specific
Services (Nunavut and
local, but not Inuit)
Sub-Contractor B: Specific
Services (Inuit and Local,
not Nunavut)
$200,000



□
21%
$ 42,000
$100,000

□

□
14%
$ 14,000
$100,000
□


□
14%
$ 14,000
Total of Other Services
Inuit Portion of Total Other
S i
$400,000
$300,000
Value of Adjustments on Other Services excluding Labour ($42K + $14K + $14K) = C $
70,000
To determine the Total Value of Adjustments, add the total adjustments under the Payroll Breakdown
Table (B) and the total adjustments from under the Other Services table (C) to find the Total Value of
Adjustments:
($63,000 + $70,000) = D $
133,000
2) How Inuit Content (Labour and Firms) would be Evaluated
Labour Component:
In order for Proponents to maximize points available for Inuit Labour, the will need to clearly outline their
estimates for labour required to deliver the contract. This will include the value of the labour directly
engaged by the Proponent company, and the value of labour provided by sub-contractors. Proponents
should also be sure to identify the beneficiary status and location of the workers (i.e., Inuit or not, based in
Nunavut (this will determine Local adjustments). The GN or NASL may request a description of the job
title and the value of the labour to deliver the service to that Area; however this information should be
included somewhere in the proposal submission.
Other Expenses Component:
nd
The 2 pricing breakdown table provided is provided for the Proponent to identify other expenses and
who they’re being provided by. This includes all of the other components and costs of delivering the
service, including any sub-contracted services, supplies, fuel, administrative costs, overhead, profit margin,
hotels, insurance, advertising, transportation costs, maintenance, depreciation, etc.
For the purposes of providing pricing, Proponents should present their pricing in a format similar to the
table provided. Costs or components that are internal to the Contractor such as profit margin, insurance,
overhead etc., should be listed under the Proponent’s name and will be considered as ‘own forces’.
Other components that may be broken out and identified as Inuit and or Nunavut and or Local companies
should be listed separately. If the services are being delivered by a Local Inuit or Nunavut firm, they
should be listed separately.
Proposal Scores and Inuit Content:
From the RFP document, Table 4, we see that the Inuit Content Rating Criterion includes Inuit
Employment (10%) and Inuit Firms (5%). From the information proponents submit, we will complete
the scores for Inuit Employment, Inuit Firms and the Bid Adjustment.
How Inuit Labour Content is Evaluated:
To determine the score for Inuit Labour, the Evaluation Committee will award points for the percentage
of payroll dollars that is outlined as Inuit Labour. In this example, the total value of Inuit Labour is
$200,000. The total value of all labour is $600,000. Therefore the score for Inuit Labour is calculated
as follows:
Inuit labour Score
Inuit Labour score
= $ Inuit labour / $Total Labour
= $200,000 / $600,000
= .33
= 3.3/10
How Inuit Firms Content is Evaluated:
To determine the score for Inuit Firms, approximately 1 point will be awarded for each 10% of Inuit
Content to be provided for delivering the contract in comparison to the total overall proposal value for the
contract. This includes Inuit Labour.
In our example, the total value of Other Services (Supplies/Materials, Contractor or Sub- Contractor) is
$400,000, and the total value of proposed labour is $600,000. This is a total overall proposes contract
value of $1,000.000. The Inuit portion of the Total Labour component on Table 1 is $200,000, and the
Inuit Portion of the Other Services component on Table 2 is
$300,000. This makes the total Inuit Content $500,000: ($200,000 for LINC Inuit Labour +
$100,000 for Sub-Contractor B Labour + $200,000 for LINC Materials & Admin, etc.)
Accordingly, from our example the proponent LINC would score the following:
Inuit Firm Score
Inuit Firm score
= $Total Inuit Content / $Total Contract Value
= $500,000 / $1,000,000 = .5
= 2.5/5
Bid Adjustments - In terms of NNI Adjustments, our Example Company LINC would have achieved
the following adjustments (as illustrated above):
Bid Adjustment Rate
= $Total Adjustments / $Total Contract Value
= $133,000 / $1,000,000 = .133
= 13.3%
Rent
The Bid Adjustment rate will be applied to the Minimum Annual
Guaranteed Rent for the first year in evaluation of the
Compensation to NASL. The proponent with the maximum
overall return to NASL, after bid adjustments are applied
receives a score of 10/10. The next highest bid after adjustment,
receives a score relative to the best score.
108