Tenant Design Criteria
CrossIron Mills
261055 CrossIron Blvd.
Rocky View, AB
T4A 0G3
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Welcome To CrossIron Mills!
CrossIron Mills is prominently and strategically situated 15 km (10 miles) north of Calgary, in the heart of Rocky
View County, Alberta, Canada, just south of Highway 566, adjacent to Queen Elizabeth II Highway (Deerfoot Trail)
and Township Road #261, with convenient access to Highway 2.
CrossIron Mills combines manufacturer’s outlets, top brand-name retailers and engaging entertainment in a dynamic
environment that includes theme restaurants, entertainment and interactive retailers to produce an experience the
whole family will enjoy.
CrossIron Mills is a one level, 1.4 million square foot enclosed retail/entertainment complex, on a 200 acre property.
It will be the central feature on the development with 17 major/anchor stores and over 200 specialty retailers.
CrossIron Mills is one of the largest shopping and entertainment centres in the region and a destination for millions
of Canadian and American consumers, families, and tourists alike.
The interior of the mall is divided into sky lighted colourful Neighborhoods that feature “Discover Alberta” themes
and create courtyards and seating oases, as well as courts with interesting eye catching features which customers can
enjoy during their visits.
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CrossIron Mills Tenant Design Criteria Manual
Welcome Page
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Table of Contents
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A. Introduction
.1 Scope
.2 Tenant Coordination
.3 Reference Materials
5
B. Landlord’s Work
.1 Building Shell
.2 Storefronts and Neutral Bands
.3 Electrical Service
.4 Heating, Ventilating and Air Conditioning Equipment
.5 Plumbing
.6 Gas Piping
.7 Fire Protection System
.8 Telephone System
.9 Tenant Authorization Form
.10 Outside Leased Premises
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C. Tenant’s Work
.1 General
.2 Drawings
.3 Storefront and Signage
.4 Flooring
.5 Exterior Walls
.6 Rated Construction
.7 Interior Service/Exit Corridor Doors
.8 Washrooms
.9 Mezzanines
.10 Interior Partitions
.11 Telephone System
.12 Fixtures and Furnishings
.13 Interior Finishes
.14 Finish Hardware
.15 Ceiling
.16 Extra Requirements
.17 Security
.18 Structural
.19 Heating, Ventilating and Air Conditioning
.20 Electrical
.21 Plumbing
.22 Fire Protection System
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D. Tenant Design Submission
.1 Submission Requirements
.2 Tenant Package
.3 General Information
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E. Tenant Design Criteria
.1 General
.2 Merchandising Zone
.3 Entrance Elements / Portals
.4 Interior Finishes
.5 Demising Partitions
.6 Tenant Interior Partitions
.7 Noise/Vibration Criteria
.8 Doors
.9 Floors
.10 Ceilings
.11 Lighting
.12 Signage
.13 Structural
.14 Heating, Ventilating and Air Conditioning
.15 Plumbing
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F. Food Service Design Criteria
.1 Food Court Tenant
.2 Food Court Kiosks
.3 In-Line Food Tenants
.4 Restaurants
.5 Mainstreet or Court Kiosks
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G. Construction Regulations
.1 Commencement of Construction
.2 Permits, Fees and Approvals
.3 Labour Affiliations
.4 Working Hours
.5 Safety Regulations
.6 Temporary Services
.7 Tenant’s Work By Landlord
.8 Roof Work
.9 Reviewed Drawings
.10 Access To Leased Partitions
.11 Use of Mall Floor
.12 Insurance and Security
.13 Parking
.14 Damage To Property
.15 Temporary Storefront
.16 Coming Soon Sign
.17 Clean-Up
.18 Full Payment
.19 General
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A. Introduction
The “Mills” concept of value retailing combines major stores and specialty retailers including off-price,
manufacturer, and retail outlets in an artfully designed retail environment of exciting, entertaining-oriented
shopping.
The primary shopping thoroughfare of the mall is called Mainstreet, which is divided into themed Neighborhoods,
punctuated by Courtyards, Oases, Entry Courts and a Food Court. Themed courts separate Neighborhoods and the
storefronts are designed uniquely different from those in Mainstreet.
The overall theme of a Mills’ mall is one of vitality and community. The Mills’ goal is to create an authentic and
unique sense of shopping.
A.1 Scope
The Manual is intended to provide Tenants and their architects, designers, engineers and contractors with
information required for the design and construction of stores at the retail mall, developed and owned by Ivanhoe
Cambridge Inc., herein referred to as “Landlord”. It contains the Landlord’s criteria for store design, procedures
for obtaining the required Landlord approval of store designs, and regulations, which will cover construction
procedures throughout this Project. Familiarity with the contents of this Manual is required, as it will form the basis
of the Landlord’s approval of all Tenant’s design and construction work.
The Tenant Design Criteria are intended to encourage quality design and to establish a common point of departure
for the benefit of all Tenants.
The space you have leased is located in one of the themed Neighborhoods or Courtyards. See Key Plan in Manual.
If you are a Special Tenant such as Food Service, you will need to refer to other sections of this Manual for
additional design information.
Any renderings, drawings and floor plans contained in this Manual are included for illustrative purposes only to
assist Tenants comply with the design criteria. The actual design and configuration of each Tenant space may vary
from such renderings, drawings and floor plans. In case of deviations between these illustrative drawings and the
Tenant’s Outline Drawings (OD), the latter will govern. The Landlord, according to the procedure outlined in your
lease, must approve all improvements by the Tenants in advance. Tenant and their architects and engineers, should
field verify existing conditions within their Leased Premises before beginning preliminary design work. The
Landlord reserves the right to amend or add to the information in this booklet at any time and the Tenant is obligated
to abide by such changes upon notification thereof.
A.2 Tenant Coordination
It is the function of the Tenant Coordination Team to help you open your store on time and to ensure that your store
is architecturally compatible with, and of the same design quality, as the Project. Tenant Coordination is the liaison
between Landlord and the Tenant, its architects, designers, engineers and contractors.
Tenant Coordination for this Project will be directed by the Landlord’s Design and Construction Department.
Questions, comments and submissions should be directed to the Tenant Coordinator:
Dawn MacInnes
Ivanhoé Cambridge
P: 403 225-5357
F: 403 278-8905
Email: [email protected]
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A.3 Reference Materials
This Manual is to be read in conjunction with the Outline Drawings, Lease Exhibits and all codes applicable to the
Project. These include, but are not necessarily limited to, the edition of the Alberta Building Code currently in
force, with all applicable supplementary documents issued in conjunction with that Code. In case of discrepancy
between this Manual and Exhibit C, Exhibit C shall take precedence and shall apply.
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B. Landlord’s Work
Items enumerated below will be provided at the Landlord’s expense unless otherwise specified:
B.1 Building Shell
a) Structural building frame
b) Finished roof
c) Concrete floor in Tenant space (except in Food Service Tenant spaces), ½” below finished floor elevation
in Mainstreet (the mall). Landlord to provide mall floor finish to Tenant’s closure line
d) Demising walls, drywall on steel studs at 16” centres with 5/8” gypsum board, taped and sanded to 12’
height or 12” above the top of storefront glass, whichever is greater; walls dividing the Premises from a
common area space, rear or exterior walls to be either drywall or exposed concrete/masonry
e) Rear exit or service door, including hardware, to be in accordance with applicable building codes and
Outline Drawings
f) Exterior Appurtenances (e.g. public entrance features, canopies)
g) Exterior Walls
h) Demising Strips between stores
i) Storefronts, Neutral Bands, and Soffit Return at Tenant’s expense
j) Storefront Portal per Outline Drawings at Tenant’s expense
B.2 Storefronts and Neutral Bands
Landlord shall design and construct, at Tenant’s expense, all Tenant storefronts and neutral bands including without
limitation entry features, bulkhead colours and images, and other design elements provided by Landlord. No element
of the storefront shall extend further than 12” past the lease line, as established by Landlord. The storefront
furnished by Landlord shall include one entry complete with security closure.
The width of the security closure will be as follows:
Storefront width less than 25’ Storefront width 25’ – less than 35’
Storefront width 35’– less than 45’
Storefront width 45’ – less than 55’
Storefront width equal to or greater than 55’
8’ wide
10’ wide
12’ wide
(2) @ 10’ wide*
(2) @ 12’ wide*
* two grilles located adjacent to one another to create one entry and separated by a neutral pier.
B.3 Electrical Service
a)
Electrical service shall terminate in the Leased Premises as shown on Outline Drawings. Electrical Service
furnished by Landlord shall consist of 347/600 volt, 3 phase, 4 wire, 60 hertz alternating current service of
size and capacity, as described in the Outline Drawings. Tenant to complete the electrical system in
accordance with Exhibit C
b) The following components will be provided by the Landlord at Tenant’s expense:
i) Dry type transformer and service sized to 6 watts/sq. ft. for lighting and power (45 KVA
Transformer for food court Tenants) located in accordance with the Outline Drawings and Exhibit
‘C’
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ii) Splitter sized to accommodate the transformer load and up to 6.5 watts/sq.ft. for HVAC,
disconnect switches for HVAC units, HVAC connections to Tenant’s distribution, a 120/208V,
3ph, 4w panel board with empty tub for the Tenant’s use (circuit breakers provided by Tenant)
iii) Fire alarm horns/strobes on approximately 80’ centres, temporarily hung from joists, at the
Tenant’s expense; final mounting by Tenant
iv) Electrical service complete with electronic check meter to monitor the consumption of electrical
energy, shall be supplied and installed by the Landlord at the Tenant’s expense.
v) Electrical feeder sized to 12.5 w/sq. ft. to accommodate Tenant’s lighting, power and HVAC
c)
For stores with rear exits leading directly to the outside or to an exit corridor, the Landlord shall provide at
the Tenant’s expense, one fire alarm pull station and one exit sign located at the rear exit door from the
Premises, connected into the Base Building Emergency Power.
d) No emergency power or back-up power supply for any Tenant will be provided for any systems (i.e.
cash registers) other than life safety systems installed by the Landlord.
B.4 Heating, Ventilating and Air Conditioning Equipment (HVAC)
a)
Design criteria governing Landlord’s equipment:
Outside Air Temperature:
Winter: -28 Deg. F.
Summer: 83 Deg. F. db, 63 Deg. F. wb
Inside Air Temperature:
Winter: 72 Deg. F.
Summer: 75 Deg. F. db, 50% RH
i)
ii)
iii)
Fresh air provided: 0.3 CFM per square foot of floor area
Retail Occupant Loads: 1 person per 75 square feet of floor area
Cooling designed to accommodate a lighting and power load of 6.5 watts/sq. ft.
b) The roof-top HVAC unit(s) shall be installed complete with roof curb(s), weatherproof disconnect
switch(es), economizer, supply and return stub ducts with 1” internal acoustic insulation. Ducts terminate
below roof deck. Completion of ducts by Tenant. All in accordance with the Outline Drawings (Retail
Units Only)
c) Each unit will be supplied complete with an electronic heat/cool thermostat with time clock, at the
Tenant’s expense. Landlord will do all control wiring and power wiring for each roof top unit from the
Tenant’s electrical service at Tenant’s expense. Thermostat will be coiled up ready for Tenant’s
Contractor to install as per approved drawings.
d) The Landlord will arrange for the on-site installation of natural gas lines (Non Food Service Tenants only).
Gas check meters with remote read-outs ( for restaurants, food court tenants) shall be by Tenant.
B.5 Plumbing
Landlord shall provide a ¾” valved and capped domestic cold water service, a 2” sanitary vent line and a 4” plugged
sanitary sewer line (below floor slab). All services shall be brought to the Leased Premises as indicated on the
Outline Drawings. Tenant shall connect to Landlord’s plumbing system and extend services within the Leased
Premises according to Tenant’s approved plans and in accordance with requirements of Exhibit C and the Outline
Drawings.
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B.6 Gas Piping
The Landlord will provide central gas piping from the gas meter to the Tenant’s roof-top equipment as shown on the
Outline Drawings. The Landlord will provide a valved and capped gas service for each Food Court Tenant,
terminating at high level in the Food Court area, as shown on the Outline Drawings. . Restaurants and Food Court
Tenants must provide a gas check meter with a remote read-out.
B.7 Fire Protection System
The Landlord shall install a wet sprinkler fire protection system in the common areas and within the Leased
Premises including, but not limited to, risers, bulk mains, cross mains, branch lines and upturned sprinkler heads at
the roof deck. The quantity of heads provided by Landlord will be sized for 130 sq. ft./head. Landlord shall install
the sprinkler system in accordance with Landlord’s insurance carrier, code requirements and base building drawings
for the Leased Premises. (Classification: Ordinary Hazard, Group 2).
Landlord shall install EVAC speakers and manual pull stations to suit the shell space. Relocation of these devices
required to suit the finishing of the Leased Premises shall be provided by the Tenant using the base building Fire
Alarm contractor, and shall be compatible with the Landlord’s Fire Alarm System. Verification of the fire alarm
devices required as a result of relocation to accommodate tenant layouts shall be by the Tenant using the Base
Building Fire Alarm contractor.
B.8 Telephone System
Landlord shall extend an empty raceway (empty conduit or J-hook system) only from a telephone junction board to
a point within the Leased Premises as indicated on the Outline Drawings.
B.9 Tenant Work Authorization Form
Work performed by the Landlord on behalf of a Tenant shall require the Tenant to sign a “Tenant Work
Authorization Form” prior to any work commencing. Forms are available from the Landlord’s Tenant
Coordinator. An Administration Fee of 15% shall be charged based on the cost of the work performed.
B.10 Outside of Leased Premises
Exterior Areas: Landlord shall provide parking areas, access roads, delivery areas, drainage systems, walks, ramps,
lighting, landscaping and planting, striping, signage, and other facilities and improvements as determined by
Landlord in the exterior common area.
Interior Areas: Landlord shall provide enclosed air conditioned and lighted malls, courts and entry-ways, lighted
delivery areas, service and exit corridors, ramps, public washrooms, meter and valve rooms and all other areas,
facilities, and buildings used in the maintenance and operation of the Project as determined by Landlord.
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C. Tenant’s Work
The Tenant agrees to comply with and to provide at its sole expense the items enumerated below in accordance with
the procedures set forth and will provide all other work required for the finishing of the Premises for their intended
use (all in accordance with the Tenant’s approved drawings and specifications).
All of Tenant’s Work shall be in accordance with all applicable codes, ordinances, rules, and regulations of all
Authorities Having Jurisdiction over the work and all requirements of Landlord’s insurance carrier (Factory
Mutual). Construction shall conform to the requirements for a fully sprinklered building in accordance with the fire
protection and building code program developed for the Project as well as any code requirements governing the
Project, if applicable.
C.1 General
The criteria and outline specifications set forth herein represent minimum standards for the design, construction, and
finish of the Leased Premises by Tenant. Tenant will have a "finishing period" (as stipulated in Exhibit C) to
complete Tenant’s Work in the Premises. Finishing Period will commence on the date set out on the Landlord’s
written notice to the Tenant that the Premises is ready for occupation and commencement of the Tenant’s Work.
During the Finishing Period, the Tenant may occupy the Leased Premises jointly with Landlord and Landlord’s
contractor and agents in accordance with the provisions of this Lease for the purpose of completing Tenant’s Work
set out in Exhibit C.
a)
Jurisdictions and Codes – The Project is being developed in and under the jurisdiction of the Province,
City, and/or Country in which the Project is located. All design and construction work shall comply with
all applicable statutes, ordinances, regulations, laws and codes and the requirements pertaining to service
and utilities furnished by utility companies, all applicable federal, provincial, city, country and local statues
and ordinances.
b) Permits and Approval – Prior to the commencement of construction, all building and other permits shall
be obtained and posted in a prominent place within the Leased Premises.
c)
Floor Loads – The slab on-grade has been designed to carry a total load (dead and live) of 125 pounds per
square foot. Any loading imposed by any of Tenant’s Work, either on a temporary or permanent basis,
shall not exceed 125 lbs/s. f. (“Allowable Load”) or 800 lbs. point load within a 6 square inch area. Point
loads shall be spaced at a distance of 3'-0" or more.
d) Standard Project Details – Standard project details, as issued by Landlord’s architect from time to time
and as they pertain to Tenant’s Work, shall govern with respect to Tenant’s Work. Such details shall be
incorporated into the Tenant’s store working drawings and specifications for the Leased Premises.
e)
Materials – Only new, first class materials shall be used in the construction of the Leased Premises. Used,
first-class materials for interior architectural facades and fixtures may be used provided such materials are
noted on Tenant’s plans and approved by Landlord through field inspection, prior to installation.
f)
Field Conditions – From time to time Tenant is obligated to verify conditions pertaining to the Leased
Premises prior to and after commencement of construction of its Leased Premises. Tenant shall coordinate
its work with the work of Landlord, other tenants, and existing conditions above, within, below and
adjacent to the Leased Premises. Tenant shall, at Tenant’s expense, make changes as required to
accommodate such work or conditions.
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g) Equipment Screening – Tenants requiring mechanical or electrical equipment, antennas, and the like shall
not be placed on the roof or the exterior of the building without the prior express written approval of
Landlord. All screening materials, construction details, and construction techniques shall be approved by
Landlord in writing prior to any such work by Tenant.
C.2 Drawings
The preparation and submission for Landlord’s review of drawings, samples and specifications for the finishing of
the Leased Premises according to the time schedule laid out in Exhibit “C”. These drawings shall be prepared by
qualified designers, examples of whose previous design work shall be of a standard acceptable to the Landlord.
C.3 Storefront and Signage
The Storefront (including all emergency exits) and sign shall be in accordance with the provisions of the “Outline
Drawings” and Section E of this Design Criteria Manual.
The Tenant shall be responsible for the installation and connection of all additional exit lights and fire alarm devices
in accordance with local code requirements.
All permanent signs, structural supports and wiring to all illuminated signs are to be supplied by the Tenant and
must be installed not less than seven (7) days prior to Joint Opening Date. Temporary signs will not be permitted.
C.4 Flooring
Tenant floor finish materials must be adapted to correspond in elevation exactly with the level of the finished mall
floor, which may be approximately ½” above the concrete floor of the Leased Premises at the public entrance.
Quality floor finishes, such as carpeting, glazed or unglazed tile, wood parquet, or marble shall be used in the sales
area of the Leased Premises subject to specific design criteria in Section E of the Tenant Design Criteria Manual.
All flooring materials are subject to Landlord’s approval.
C.5 Exterior Walls
Tenant shall install all finishes on the inside face of exterior walls within the Leased Premises.
C.6 Rated Construction
Any Tenant penetrations of rated partitions, relocations and/or additions to Landlord’s Work, as defined in Exhibit
C, shall be specifically approved in writing by Landlord and Authority Having Jurisdiction as a portion of the
permitting process. Any framing, cutting, patching of surfaces, and other related construction work shall be
coordinated and consistent with Landlord’s Work. Walls dividing the Leased Premises from service and exit
corridors, or other rated enclosures, shall receive, on Tenant’s side, sufficient layers of drywall to complete the
necessary rating.
All materials used in exit corridor construction shall be fire rated as determined by the Authority Having Jurisdiction
and/or Landlord’s insurance carrier. Landlord and Authority Having Jurisdiction, as a portion of the permitting
process shall, specifically approve any Tenant penetrations of rated partitions, in writing.
C.7 Interior Service/Exit Corridor Doors
Subject to Landlord’s approval, additional interior service access to the Leased Premises, other than what is
provided by Landlord in Exhibit C and the Outline Drawings, shall be to the Tenant’s account and consistent with
Landlord’s Work including but not limited to the installation of wall protection material and metal corner guards or
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such other protective material as may have been used by Landlord. Hollow metal door and frame are to be finish
painted on the corridor side with a base building colour, by Landlord.
C.8 Public Washroom
Tenant shall construct barrier free washroom facilities, including washroom exhaust fan complete with ductwork
and roof penetration, fixtures, toilet partitions, and building specialty items such as washroom mirrors, dispensers,
paper holders and amenities to fully meet local codes.
If Tenant’s washroom location on Tenant’s store working drawings and specifications does not coincide with
Landlord’s utility location, Tenant, at Tenant’s expense, shall move said utilities to coincide with Tenant’s store
working drawings and specifications with Landlord’s prior approval. All cutting and placing of concrete is by
Tenant and at Tenant’s expense.
C.9 Mezzanines
Mezzanines will not be permitted.
C.10 Interior Partitions
All interior partitions shall be supplied and installed by Tenant as outlined in Section E of this manual.
C.11 Telephone System
Landlord shall provide an empty conduit, complete with pull string or a j-hook support system from the nearest
telecommunications plywood backboard to the Leased Premises, as shown or indicated on the Outline Drawings.
Tenant shall arrange directly with the local telephone company approved for this project, for telephone service.
Tenant shall furnish, install and maintain telephone wiring and equipment within the Leased Premises to suit
Tenant’s requirements at Tenant’s expense. All Tenant equipment, including telephone and computer, shall be
located within Tenant’s Leased Premises.
C.12 Fixtures and Furnishings
Tenant shall furnish and install in the Leased Premises all fixtures, furnishings, equipment, shelving, trade fixtures,
leasehold improvements, interior decorations, graphics, signs, mirrors, cornices, covers and decorative light fixtures,
portable fire extinguishers (as required by code), and other special effects, all as approved by Landlord.
All Tenant improvements, other than mechanical equipment, ceilings, and lighting fixtures, shall be floor-mounted
unless express written approval is obtained from Landlord.
C.13 Interior Finishes
The Tenant shall arrange and pay for painting and designing partitions, wall and floor coverings, store fixtures and
furnishing. All finished interior surfaces must be materials approved by Landlord for appearance. The Landlord
reserves the right to reject any Tenant proposed finish and any material, which, in the Landlord's opinion, is
considered to be in aesthetic conflict with the base building finishes and/or adjacent approved Tenant finishes.
C.14 Finish Hardware
Commercial grade finish hardware, labeled where required, shall be used throughout.
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C.15 Ceiling
Ceilings shall be constructed of Landlord approved materials only and approved by Authority Having Jurisdiction.
Non combustible materials only shall be used for ceiling construction and ceiling space. The ceiling shall maintain
the degree of openness required to preserve the sprinkler system in the Project as established by Authority Having
Jurisdiction and/or as described in this manual. Ceiling design shall incorporate, if required, suitable access to all
ceiling-mounted Landlord equipment requiring inspection and maintenance. The required size and location of
access points shall be determined by the Landlord or the Landlord’s general contractor.
C.16 Additional Requirements
If the Tenant’s requirements for electrical, structural, mechanical and/or heating, air-conditioning and gas capacity
exceed the standards outlined under Landlord’s Work, the Landlord shall provide a quotation to the Tenant for such
extra work and that amount shall be reimbursed by the Tenant to the Landlord on demand following completion of
the work. The fees of the Landlord’s consultants, if required, for extra work will be at the Tenant’s expense. Refer
to item B.9.
C.17 Security
Store security, during the Tenant’s Finishing Period, is the responsibility of the Tenant, who shall take all
necessary steps to secure the premises. The Landlord shall have no liability for any loss or damage including theft
of building materials, equipment or supplies.
C.18 Structural
Modifications – All alterations, additions, and/or reinforcements to the structure of Landlord’s building required to
accommodate Tenant’s Work, must be designed by Landlord’s Structural Engineer at Tenant’s expense. Should any
such modifications be required, Landlord may elect, at Landlord’s discretion, to perform such work at Tenant’s
expense.
Loading – All loads individually hung from the structure in excess of 100 pounds shall be specifically approved by
Landlord’s structural engineer, at Tenant’s expense, for location and method of support. All loads less that 100
pounds that are individually hung from the structure shall be hung in accordance with the guidelines in this Manual.
C.19 Heating, Ventilating and Air Conditioning (HVAC)
a)
HVAC System – Distribution of the heating, ventilating and air conditioning system to suit Tenant’s
requirements shall be designed and provided by Tenant in accordance with the requirements of this
Manual, Outline Drawings and the Approved Drawings. Tenant’s portion of the HVAC system shall
include ducts, insulation, fire dampers, outlets, and grilles. Tenant’s ductwork shall be insulated, as
required by code, and Tenant shall make all connections to Landlord installed systems in a manner fully
satisfactory to Landlord. Tenant's duct distribution shall be balanced by an independent balancing
contractor acceptable to the Landlord. Submit the balancing report to the Landlord.
b) Washroom Exhaust System – Tenant installed washroom facilities within the Leased Premises shall
include a Tenant supplied sanitary exhaust fan to be connected to the Landlord supplied duct connection
through the roof, according to code and the requirements of this Manual and the Outline Drawings.
c)
Smoke Management – If the Authority Having Jurisdiction requires smoke management within the Leased
Premises because of Tenant additions to Landlord’s Work, Tenant, at Tenant’s expense, shall provide the
complete system.
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d) Refrigeration – Location of all refrigeration equipment on the roof, roof openings or equipment hung from
structure, shall be approved by the Landlord, prior to installation. All roof openings will be installed by
Landlord’s roofing contractor at the Tenant’s expense.
e)
Exhaust/Negative Pressure – All exhaust and make up air systems shall be by Tenant in accordance with
Exhibit C, this Manual, and the Approved Drawings. As determined by Landlord, all tenants producing
odors within their premises shall be required to install full height partitions and provide sufficient exhaust
to the exterior of the building to keep the premises at a negative pressure relative to Mainstreet and all
adjacent areas.
f)
Kitchen Exhaust Fans – All Kitchen Hood exhaust fans shall be upblast type UL and ULC listed for this
application. Fans shall be similar to Greenheck model CUE and CUBE. The complete installation shall
conform to NFPA 96 and all Authority Having Jurisdiction
g) Gas Service – The Food Court Tenant will be responsible for the connection of their gas fired appliances
and the provision of a gas check meter.
C.20 Electrical
Landlord will provide power from a master meter and redistribute to Tenants.
Tenant shall design, provide and maintain a complete electrical distribution system, including but not limited to,
additional distribution panels, circuits, conductors, fixtures, lamps, related equipment and devices within the Leased
Premises, all in accordance with the requirements of this Manual and Approved Drawings. No appurtenances,
including but not limited to light fixtures, antennas, signs, etc., will be affixed to the exterior walls or roof of
Landlord’s building without Landlord’s expressed written permission.
Circuit breakers and additional panel boards, if required, are to be provided by the Tenant. Tenant’s electrical
distribution system shall be designed to withstand and safely interrupt the available short circuit current within the
leased premises.
Emergency lighting and exit signs to be provided by Tenant at Tenant’s expense, to meet code and Tenant’s design.
Additional fire alarm devices or any other inter-connections as required by the Fire Department or Authority Having
Jurisdiction, to be provided by Tenant including fire alarm module to interrupt tenant sound system (if any) in the
event of an alarm. Tenant to have Landlord’s contractor verify system at Tenant’s expense. All work to be carried
out by Landlord’s fire alarm contractor at Tenant’s expense.
Tenant to provide wiring, control and installation of hot water heater, all electric signs and externally illuminated
signs.
C.21 Plumbing
Tenant shall connect to and extend service from Landlord’s plumbing system and provide fixtures, vent connections,
washroom accessories, as required by code and accessible cleanouts in washroom area.
All fixtures shall be low flow type.
All domestic water piping shall be type "L" copper, plastic sanitary piping is not acceptable.
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Hot water heaters shall be electric and supplied, installed by Tenant. Tenant shall provide a water check meter with
a remote read-out, if required by Landlord. Tenant shall extend and connect condensate drain line(s) from Tenant
installed refrigeration equipment pursuant to code requirements.
C.22 Fire Protection System
All revisions to the fire protection system required by Tenant’s layout shall be performed by Landlord’s designated
sprinkler contractor at Tenant’s sole expense.
Tenant shall, if required by code or Authority Having Jurisdiction, install within the Leased Premises, at Tenant’s
expense, remote test stations for each of the duct smoke detectors. All such devices shall be compatible with
Landlord’s Fire Alarm System.
Tenant shall be responsible for any adjustments and additions to the base building sprinkler system. Sprinkler
system modifications are to be made using base building design criteria and shall be to NFPA/Landlord’s Insurance
Authority (Factory Mutual) standards.
Tenant shall provide fire extinguishers, as required by Authority Having Jurisdiction and the Fire Department.
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D. Tenant Design Submission
D.1 Submission Requirements
Any renderings, drawings, and floor plans contained in this Manual are included for illustrative purposes only.
The Landlord’s actual configuration and design, as constructed, may vary in certain aspects from such renderings,
drawings and floor plans.
The Tenant should discuss specific thoughts about their design concepts and raise any questions about their Lease
Agreement before beginning preliminary design work.
The Tenant must prepare and submit for the Landlord’s review, complete drawings and specifications for the
finishing of the Leased Premises. See Exhibit C for due dates of original and, if necessary, subsequent submissions.
Tenant shall engage an architect (“Tenant’s Architect”) and a Professional Engineer ( Tenant's Engineer) for the
appropriate discipline, registered in the Province and licensed to do business in the Country and/or the City in which
The Project is located to prepare the store working drawings and specifications to be submitted for Landlord’s
approval. The fees for Tenant’s Architect and the Tenant's Engineer shall be paid for by Tenant. Landlord’s
approval of Tenant’s plans is not a statement that the plans are in compliance with code and other local
requirements.
On each occasion that Tenant shall fail to submit or resubmit drawings, specifications or any amendments thereto
within the time periods provided for in the Exhibit C, and such failure continues for five (5) days following notice
from Landlord that such drawings, specifications or amendments thereto are overdue, Tenant shall reimburse the
Landlord the cost of providing additional coordination and other services. The payment of this fee shall not excuse
Tenant from default for failure to submit or resubmit drawings or specifications and shall not preclude the exercise
of default or other remedies by Landlord.
D.2 Tenant Package
Landlord will furnish Tenant with copies each of the Tenant Design Criteria Manual and the Lease Outline
Drawing(s). Other Base Building drawings may be provided upon request by the Tenant showing structural and
architectural detailing of the Project specific to the Tenant’s Demised Premises.
The documents are provided so the Tenant may review and then transmit the information to their Architects,
Designers, and / or Contractors for purposes of designing and building their Demised Premises. Any questions with
respect to the information provided should be immediately directed to Landlord’s Tenant Coordinator for
clarification.
Tenants are expected to clearly designate deviations from the criteria set forth in Manual on each set of drawings
submitted for Landlord’s review. Tenant is required to visit the Demised Premises to verify all existing
conditions prior to the start of both store design and construction.
Tenant Drawings will not be reviewed by the Building Department without the prior review and approval of the
Landlord.
a) Store Design Drawings
Any requested deviations from Landlord’s criteria as stated in Tenant’s Lease, Exhibit C, and Tenant
Manual are to be clearly designated on the drawings and shall be accompanied by a written request for such
deviations.
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Two (2) sets of full size bond prints and a digital file in PDF format of store design drawings shall be
submitted to Landlord for review purposes.
i)
The preliminary set of Architectural Design Drawings shall minimally include an elevation of
Landlord’s storefront showing Tenant’s signage, floor plans, elevations, sections, and renderings
indicating colour selections and finishes, material samples firmly attached to board(s) (maximum
size: 8 ½” x 11”), and layouts including location of fixtures both permanent and movable. Provide
the weights of all items to be suspended from the structure in excess of 100 lbs. each.
ii) Mechanical System: Basic equipment to be used and its location, duct distribution system,
diffuser locations, and any louvers or vents to be provided, including mechanical loads and
equipment and material specifications.
iii) Electrical System: Lighting layout plans, and lighting fixture schedule, indicating location and
type of lighting fixtures, power and systems plans showing outlets and other wiring devices and
systems equipment. Provide an estimate of total electrical loads.
iv) Plumbing System: Floor plans showing the location, layout, and type of fixtures to be furnished,
including riser diagrams and equipment and material specifications.
v) Fire Protection System: Location of any additional heads required by Tenant’s Work. Tenants
shall provide fire extinguishers, as required by governing authorities and the Fire Department.
After receipt of store design drawings, Landlord shall return to Tenant one (1) set of store design drawings
with modifications required and/or approval, clearly indicated. If, upon receipt of store design drawings
bearing Landlord’s comments and Landlord’s stamp of review, Tenant wishes to take exception thereto,
Tenant may do so in writing within seven (7) days from date of receipt of said drawings, by certified or
registered mail addressed to Landlord at the address listed in Exhibit C and the notice address in the Lease.
Unless such action is taken, it will be deemed that all comments made by Landlord on store design
drawings are acceptable to and adopted by Tenant.
If store design drawings are returned to Tenant with comments, but not bearing approval of Landlord, said
store design drawings shall immediately be revised by Tenant and resubmitted to Landlord for approval
within seven (7) days of their receipt by Tenant. Revised submissions shall identify the revisions from the
previous submission.
b) Store Working Drawings
The complete set of drawings shall incorporate all of Landlord’s comments on Tenant’s Store Design
Drawings and shall contain detailing and engineering sufficient for Tenant to obtain a Building Permit and
construct the Demised Premises. Modifications from Tenant’s Store Design Drawings shall be “bubbled”
and identified with a revision number. The revision number and date will be identified on the title block of
each sheet as appropriate.
Any additional deviations from Landlord’s criteria not previously approved or accepted by Landlord on
Tenant’s Store Design Drawings are to be clearly designated on the drawings and accompanied by a written
request for such additional deviations. Four (4) sets of full size bond prints and a PDF, with
specifications, shall be submitted to Landlord for approval within twenty-one (21) days of receipt by
Tenant of Landlord’s written approval of store design drawings.
Store Working Drawings and Specifications shall include, but not be limited to, the following:
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i)
ii)
iii)
iv)
v)
Key plan and CRU number
Floor plan and layout of fixture location, both movable and permanent
Overall sections
Reflected ceiling plan
Plan, elevation, and sections of storefront, with finish material’s board(s)(maximum size 8 ½” x
11”) including manufacturers, model numbers, colour numbers, and all other identifying
information
vi) Interior elevations
vii) Full sections of types of partitions used
viii) Details of special conditions encountered
ix) Door schedule with jamb details
x) Finish and colour schedules with samples
xi) Heating, ventilating, and air conditioning plans, including load tabulations
xii) Electrical plans, including load tabulations
xiii) Plumbing plans
xiv) Structural load tabulations
xv) Any and all other plans and specifications as may be required by the fire and building authorities
or other governing bodies
As soon as practicable after receipt of Store Working Drawings and Specifications, Landlord shall return to
Tenant one (1) set of prints of Store Working Drawings and Specifications bearing Landlord’s comments.
If Tenant wishes to take exception thereto, Tenant may do so in writing by certified or registered mail
addressed to Landlord at the address listed on Exhibit C and at the notice address in the Lease, within seven
(7) days from the date of receipt of Store Working Drawings and Specifications. Unless such action is
taken, it will be deemed that all comments made by Landlord on Store Working Drawings and
Specifications are acceptable to and adopted by Tenant.
If Store Working Drawings and Specifications are returned to Tenant without Landlord’s approval, they
shall immediately be revised by Tenant and resubmitted to Landlord for approval within seven (7) days of
their receipt by Tenant.
c)
Construction Drawings
“For Construction” Store Working Drawings and Specifications shall incorporate Landlord’s comments
and stamp of review to Tenant and shall thereafter be submitted for Tenant’s Building Permit through the
plan-check process as set forth by the Authority Having Jurisdiction and Landlord. Tenant shall submit in
the form of one (1) set of reproducible prints and specifications and the number of sets of prints
required for permit submission by the Authority Having Jurisdiction. Accordingly, each sheet shall be
submitted in quantities, signed, and sealed per the Authority Having Jurisdiction.
Tenant shall secure all necessary permits including, but not limited to occupancy and health department
permits from the Authority Having Jurisdiction in sufficient time to allow Tenant to open the Leased
Premises on the Joint Opening Date. Store Working Drawings and Specifications shall be submitted for
building and other permits after such drawings have been approved by Landlord in the submitted process as
outlined above. Landlord’s written approval shall be obtained by Tenant prior to the undertaking of any
construction work which deviated from Tenant’s approved Store Working Drawings and Specifications, or
which modifies whatsoever Landlord’s building shell or utilities, or any work not explicitly shown on the
Store Working Drawings and Specifications. Landlord’s approval of the foregoing shall not constitute the
assumption of any responsibility by Landlord for the accuracy or sufficiency thereof, and Tenant shall be
solely responsible.
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d) Sign Drawings
All sign drawings submittals shall be separate from, and not incorporated onto, Store Design Working
Drawings. Sign Drawings shall be submitted to Landlord no later than the point at which Tenant’s Store
Working Drawings are submitted. Each submittal shall include:
i) Storefront, in elevation view, with Tenant’s sign shown to scale on Landlord provided entry
element or sign band. Tenant sign shall be represented in colour clearly showing Tenant’s
proposed sign design.
ii) Two (2) copies of detailed shop drawings including sign fabrication details and intended
attachment methods to Landlord’s entry element or sign band
iii) Shop drawings shall include the total weight of the sign and locations of proposed attachments. In
the event the weight of Tenant’s proposed sign exceeds that provided by Landlord’s entry element
or sign band, Tenant shall provide engineered structural drawings showing proposed additional
support.
e)
As-Built Drawings
Upon completion of Tenant’s Work and prior to leaving the Project, Tenant’s contractor shall provide
Landlord with as-built electronic submittal on CD in AutoCAD and one redlined set of Construction
Drawings indicating any modifications made during the course of construction. Drawings shall clearly
indicate the source of any such modifications, such as; field conditions, direction from Authority Having
Jurisdiction, or Landlord directives.
D.3 General Information
It is highly recommended that the Tenant communicate frequently with their assigned Tenant Coordinator and
discuss their proposed design and construction schedule.
Tenant is obligated to obtain Landlord’s approval stamp on every set of drawings prior to submittal for permit. All
fees associated with obtaining permits for Tenant’s Work is Tenant’s responsibility.
The Tenant is encouraged to discuss proposed design deviation with their assigned Tenant Coordinator prior to
starting store design. This will help to ensure the design and subsequent construction process is smooth.
Landlord and Landlord’s architect shall, from time to time, be entitled to monitor Tenant’s Work and shall have the
right to require all work, which does not comply with Tenant’s approved Store Working Drawings and
Specifications to be corrected within fourteen (14) days of notification to Tenant.
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E. Tenant Design Criteria
E.1 General
Throughout this Manual, certain terms are used which are common terms in the retail industry. Some of these terms
have specific implications with respect to applicable local codes and ordinances.
Mainstreet as used herein shall mean the mall common area. The separation between the Leased Premises and
Mainstreet, herein referred to as “Storefront”, including glazing, entry elements, doors, grilles, bracing and
supports, depressions and any walls between the Leased Premises and Mainstreet shall be designed and installed by
Landlord at Tenant’s expense.
Refer to Outline Drawings for additional information.
Landlord’s approval does not assure satisfactory performance of Tenant systems, nor compliance with any
Provincial, Federal and or/ Local codes, regulations, and ordinances. It is the Tenant’s sole responsibility to ensure
that Tenant’s systems will meet the Tenant’s operational needs and perform in accordance with the provisions of the
Authority Having Jurisdiction.
E.2 Merchandizing Zone
The Merchandizing Zone is the area at the front of the Tenant's space that extends from the Lease Line to all points
approximately 4’-0” into the Tenant space.
This area of the storefront should convey a store’s merchandise identity and generate customer interest. It should
also convey excitement and give the consumer a reason to stop at the store. Tenants shall use the following design
criteria for displays within this zone:
a)
b)
c)
d)
e)
f)
g)
h)
i)
Store Design Drawings shall include a Merchandising Zone layout plan. The submittal shall include cut
sheets for fixtures and/or mannequin types and include photos of any existing storefront renderings that will
help explain the layout plan. A rendering is required if photos are not available.
Signs for special sales or clearances, shall not be hung in the Merchandising Zone. Signs taped or attached
by suction cups directly to storefront glazing are prohibited.
Neon signs are not allowed within the Merchandising Zone.
All Merchandising Zone fixtures shall be professional and industry standard for display windows. Use of
antiques or one-of-a-kind fixtures are encouraged.
The incorporation of a low wall or partition may be approved if held to a maximum of 4’-0” A.F.F. and set
back from glass a minimum of 4’-0”.
No pegboard, gridwall, slatwall, mirror, wall fixtures, TV monitors or video devices may be placed in or
extend into any part of the Merchandising Zone.
The Merchandising Zone will be illuminated only with lighting provided by Landlord as follows:
i) Standard Base Building Storefront System:
 Track light heads in display windows only, as indicated on Outline Drawings
 Down lights (recessed) at entry only, as indicated on Outline Drawings
ii) Open Counter Operations (Food Service):
 No track lighting of any kind allowed over counter. Menu board may be illuminated by Tenant.
 Down lights (recessed) across entire Demised Premise frontage, as indicated on Outline
Drawings. Tenant is responsible for bulbs meeting local code requirements.
Fluorescent lighting will not be permitted within the Merchandising Zone.
Vinyl floor covering or carpet within the Merchandise Zone is not permitted.
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Veneer wood strips (i.e. Pergo or Amtico type flooring) will not be permitted at the “entry” to the Tenant
space for distance of 4’-0” back from the lease line.
k) Tenant shall provide base to match Tenant installed flooring. Height of base shall not exceed Landlord’s
base at entry column enclosures. No vinyl cove base permitted in merchandizing zone.
l) Finish treatments to walls and entry soffit in Merchandising Zone shall be light or neutral colours to match
Mall Standard. If wall coverings or graphics are desired, full colour renderings must be submitted for
Landlord review and approval.
j)
E.3 Entry Elements/Portals
Each Tenant shall be supplied with entrance articulation, which has been designed to allow maximum Tenant
expression while maintaining the overall Neighborhood identity.
E.4 Interior Finishes
Tenant, in accordance with this Tenant Design Manual, Building Code and Authority Having Jurisdiction shall
furnish all labor, material, equipment and services necessary to complete in a good, substantial and approved
manner, the work described herein:
a) All Tenant construction shall be confined to the Leased Premises.
b) No wood or other combustible materials shall be used above the ceiling line.
c) All Tenant fixtures, furniture, carpeting (including under-padding), upholstery materials, drapery and other
furnishing must meet code requirements.
d) Any damage by Tenant’s contractor to Landlord’s improvements or any fire rated assembly must be
promptly reported by Tenant’s contractor to Landlord and will be repaired by Landlord’s designated
contractor at Tenant’s expense.
E.5 Demising Partitions
Landlord installed demising partitions, which have a fire resistance rating, are indicated on Tenant’s
Outline Drawing. Tenant modifications to such partitions shall be done in a manner that all ratings are
maintained.
b) All Tenant partition construction shall have taped joints. All walls exposed to public view shall be finished
with a minimum of three (3) coats of joint compound and sanded smooth.
c) All demising partitions are non-load bearing constructed of 6” metal studs to roof deck and Tenant may not
hang fixtures from them.
d) Should Tenant require wall reinforcing and/or backing to accommodate the loading of Tenant’s wall hung
fixtures, it shall be furnished and installed by Tenant at Tenant’s expense.
e) Any combustible materials applied to partitions shall meet all flame-spread and smoke generation
requirements of Authority Having Jurisdiction and receive a ULC labeled fire retardant coating if required
by code.
a)
E.6 Tenant Interior Partitions
a)
All interior walls within the Tenant’s sales area shall be metal stud construction (sized appropriately by a
structural engineer) and shall have 5/8" gypsum board, taped, sanded and finished up to 12’-0” A.F.F. or
12” above the top of the storefront glass, whichever is greater. Acceptable finishes are:
i) Paint – minimum of two (2) coats. Walls above Tenant light fixture/ceiling line shall be painted a
light neutral colour. Tenants shall protect against overspray into adjacent Tenant space, Landlord
common areas, Mainstreet and service corridors.
ii) Slatwall – shall not exceed 50% of wall area. Slatwall must have a laminated finish, slot inserts to
cover screws, and finished edge conditions.
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iii) Wall coverings – as approved by Landlord
iv) Mirrors can be used as accents only, not as a total finish.
v) Wall Panel System – Acceptable finish is high pressure laminate.
considered during Landlord’s design review.
Other finishes will be
b) The use of the following materials will not be allowed:
i) Simulated stone and brick (trompe l’oeil may be acceptable – submit for Landlord’s review)
ii) Wood grained plastic laminates
iii) Pegboard walls and pegboard fixture systems
iv) Rough finish drywall
v) Textured (T-111) plywood
vi) Carpeting on walls
vii) Other materials as noted by Landlord during design review
E.7 Noise/Vibration Criteria
Tenants shall not produce transient sound which is audible outside of leased premises. To achieve this required
level, Tenants shall:
a)
b)
c)
d)
e)
Mount tenant speakers and/or amplifying devices at appropriate height as approved by the Landlord
Only use paging devices or microphones which have an adjustable compressor/limiter
Install only Audio/Visual systems that have basic tone controls; minimally, bass and treble adjustments
Place sound producing equipment at least 2’-0” below the top of Demising Walls finishes.
Install vibration isolators with any equipment from which vibration may transmit to adjacent Tenant spaces
or to Landlord’s common areas
Tenants in the following use groups are encouraged to consult with a Sound Attenuation Engineer to ensure
Landlord’s criteria are met:
 Food establishments
 Game rooms, arcades, video, record and tape stores
 Pet stores
 Other establishments as noted by Landlord during design review
Tenants may wish to consider utilizing construction methods that aid in the reduction or elimination of transient
sounds and vibration. These methods include the use of sound baffling panels around sound producing equipment,
vibration isolators, and optimal placement of equipment.
In the event Tenant’s operations are found to produce transient sound or vibration in excess of the stated criteria,
Tenant shall be required to adjust activities or systems producing excess sound or vibration accordingly.
E.8 Doors
Tenant’s interior doors shall have a minimum of 1-1/2 pair butts, wall or floor stops, kick plates, lock sets
and push-pull plates, as required by code, and be a minimum 1-3/4” thick. All exit doors shall have
hardware as required by code.
b) Interior doors may be hollow core and shall be finished with a stain, clear varnish, or paint. Tenant shall be
responsible for all door hardware within the Leased Premises.
c) All dressing rooms shall have doors in areas visible to the public. Curtains may only be used in areas that
are not in public view.
d) The relocation of any exterior Tenant door shall be performed by Landlord at Tenant’s sole expense and
must be coordinated with the structure of Landlord’s building.
a)
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E.9 Floors
Tenants shall install floor covering in the Sales Area which conforms to the following criteria:
a) Hardwood flooring with wear resistant surface coating
b) Ceramic, quarry and stone tile installations must be commercial grade with non-slip surface.
c) Carpet must be commercial grade with proper fire ratings. Carpeting will not be permitted where colour,
quality or weave is not suitable for high traffic areas and, under no circumstance, in the Merchandising
Zone.
d) Patterned, sealed or stained concrete is permitted. Tenant must achieve flush transition to Mainstreet
flooring with no deviation in colour or pattern. Use of this flooring system is subject to Landlord approval.
e) No vinyl reducer strips are permitted between the Merchandising Zone and Sales Area. There must be a
flush transition and clean separation between different flooring materials. “L” metal type screeds are
recommended.
f) Vinyl flooring will be allowed outside the Merchandising Zone only if vinyl is a pure vinyl made for high
traffic areas and floor patterns are creative in design, a minimum of one field and two accent colours.
Samples and proposed design layout must be submitted to Landlord for approval if this type flooring is
desired.
g) Tenant floor finish shall be absolutely flush with Mall floor finish. Tenants shall feather the slab as
required to achieve a flush condition. An “L” metal screed will be provided by Landlord at the junction of
Mainstreet floor and Tenant’s entry. No other “transition strip” is allowed.
h) Tenant shall fill in slab depressions and cracks in the Leased Premises and cover with appropriate floor
finish.
i) Tenant’s floor finish shall extend only to Landlord’s transition strip which is located approximately center
of Tenant’s closure line. In the event the Tenant’s floor stops short of the transition strip, the Landlord
must approve design change and the Tenant is required to carry, at Tenant’s expense, the base building
floor and wall finishes to the closure where exposed to the Mainstreet. The “closure” of a store is defined
as the line where the Tenant’s storefront meets Mainstreet floor when the store is closed, as viewed from
the mall. Flooring will be the same material and pattern as that of the mall. The Landlord will specify the
flooring material. Failure to comply with this requirement will result in replacement of unapproved
materials by the Landlord at Tenant’s expense.
j) Tenant shall provide finish base to match flooring installed throughout the Demised Premises.
k) Stockrooms with exposed concrete floor shall be sealed and have a 4” vinyl cove base installed
E.10 Ceilings
Ceiling in Tenant spaces is optional. Tenants are encouraged to have an open ceiling which may be painted and
incorporate an open grid with added architectural details or dropped bulkheads.
However, any Tenant who installs a ceiling shall coordinate the design with all Landlord systems or utilities as
described in this Manual and Exhibit C. All work related to ceiling and ceiling treatments, if any, shall be the
responsibility of Tenant. Tenant installed ceilings shall conform to the following criteria:
a)
All ceilings shall be minimum of 11’-0” A.F.F. or 12” above the storefront glass; whichever is greater,
except where otherwise noted on the Outline Drawing. Tenant ceiling must be compatible with the base
building fire/life safety system. Tenant shall not have a stockroom ceiling. Tenant shall bear the cost of
design and rearranging the fire/life safety system for the Base Building to accommodate Tenant’s enclosed
areas if deemed necessary by Landlord’s engineers or the Authority Having Jurisdiction. Base Building
fire sprinklers at the roof deck shall remain in place. All additional sprinklers required to accommodate
ceilings installed by the Tenant shall be connected to the nearest feed or cross main or branch line for the
overhead sprinkler system. Such additional heads shall be installed by Landlord’s designated contractor at
Tenant’s expense both as required by Authority Having Jurisdiction and Landlord’s insurance carrier.
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b) All Tenant installed ductwork, conduits, pipes and any other mechanical or electrical equipment exposed to
public view from outside the Leased Premises shall be laid out and installed in a neat and orderly
configuration. Tenant shall paint the above improvements with a colour and finish to match Landlord’s
finish if Tenant’s improvements can be seen from Mainstreet.
c)
Maximum distance between openings in ceiling or egg crate ceiling tile shall be 10’-0”.
d) Minimum required opening in ceiling or egg crate is 10% of total area.
e)
Landlord will allow the following ceiling types:
i)
ii)
iii)
iv)
v)
vi)
f)
Metal or cloth baffle system
Open cell metal grid with added architectural details or dropped bulkheads
Suspended pipe frame grid and banners
Painted gypsum board
Acoustical 24”x24” or 24”x48” lay-in tile
Open cell metallic egg crate in varying colour and styles (must meet openness requirements of
local codes)
Wall to wall suspended ceilings are allowed. The structure of Landlord’s building has been designed to
accept a super-imposed loading of three (3) pounds per square foot for the installation of Tenant’s
suspended ceiling and equipment. Where the Tenant’s suspended ceiling design does not provide inherent
access capability to the space above, suitable access panels shall be provided by the Tenant at any
equipment or control devices requiring routine adjustment, inspection, or maintenance by either the
Landlord or the Tenant.
g) All ceiling suspension systems shall be metal. Support for ceiling hangers shall be from structural
members and is subject to review by Landlord’s structural engineer at Tenant’s expense. Support from
metal roof deck or Landlord utilities shall not be permitted.
h) All ceilings, related framing, blocking and accessories shall be noncombustible. No combustible or fire
retardant treated wood or other materials may be used above finished ceiling surfaces under any
circumstance.
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E.11 Lighting
Within the Tenant’s Leased Premises, except at the Merchandising Zone, the Tenant may utilize light fixtures which
meet the criteria listed below.
a) General Lighting
i)
All lighting must be reviewed and approved by Landlord. Tenant is responsible for maintenance
of all lighting within the entire Leased Premises, including lights at the storefront and entry
elements.
ii) Tenants shall comply with all applicable energy conservation requirements.
iii) Fluorescent fixtures used for general store lighting shall be deep cell parabolic-type fixtures. No
prismatic lens fixtures shall be allowed.
iv) To protect the visual environment for the benefit of all Tenants, the brightness of Tenant’s lighting
is subject to Landlord approval. Tenants shall provide a minimum of 25 foot-candles (average)
and a maximum of 75 foot-candles (average) measured at 36” A.F.F.
v) Reflected ceiling plans shall indicate all light fixtures within the entire Leased Premises. Tenant
must designate all Landlord provided light fixtures as “existing” on all documents.
vi) Installation of Tenant lighting outside of Leased Premises is prohibited.
vii) Luminous ceilings are prohibited.
viii) Strobe, spinner or chaser type lighting is prohibited.
ix) All showcases and display cases must be adequately lit and ventilated. Direct visual exposure of
incandescent lamps and /or fluorescent tubes is prohibited.
x) Mercury vapor lighting is prohibited.
xi) If Metal Halide fixtures are to be considered, Tenant shall submit cut sheets including photometric
data. Prismatic glass with metal shield for cut off, must be used to properly defuse the light
source. Use of this light is subject to Landlord approval.
xii) If fluorescent lighting is the primary source, a second lamp type (incandescent) should be used for
accent along walls.
xiii) Tenant’s lighting shall be controlled separately and illuminated during mall operating hours.
xiv) Emergency lighting shall be provided in accordance with applicable codes.
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b) Fluorescent Lighting
All fixtures shall be provided and installed by Tenant with switch legs and local switches rated 20 amps at
347 volts.
i) Tenant’s interior fluorescent lights shall have internal protection devices.
ii) Fluorescent ballasts shall be electronic, high power factor type with individual non-resetting
overload protection.
iii) Ballast total Harmonic Current Distortion shall not exceed 10%.
iv) Lamps and tubes shall be T-8, deluxe warm white for better colour rendition (3000 Kelvin) and a
colour rendering index (CRI) of 85. Higher colour temperature or lower CRI may only be used in
storage areas not exposed to public view.
v) Fluorescent lighting shall not be installed perpendicular to Tenant's storefront.
c)
Track Lighting
i) Quartz incandescent par 30 spots or low voltage lamps are encouraged.
ii) Lights shall be finished to match ceiling; other finishes to be approved by Landlord.
iii) Track heads shall be equipped with shields, louvers or gimbals.
d) Signage Lighting
Tenant’s engineer shall refer to Section E.12 Signage for specific light fixture and signage lighting
requirements. Complete descriptive information must be submitted to Landlord.
Landlord will furnish and install track and recessed light fixtures in the soffit of each Tenant’s storefront.
Each track and recessed fixture will be left with a four-foot whip, which Tenant shall extend to Tenant’s
lighting panel. Tenant shall maintain these fixtures and re-lamp with only the following lamp types:
Track Lights:
75PAR30/NSP or 50PAR30/NSP
Recessed Down Lights:
26w CF26 DT/E/IN/35K
Average illumination levels between 35 and 75 foot-candles shall be maintained at 3’-0” A.F.F.
E.12 Signage
Signs are used to create a lively atmosphere, to establish the identities of the Tenants, and to give clear functional
information. Graphic design, materials, construction and installation of all Tenant signs must be reviewed and
approved by Landlord.
Each Tenant shall have one Primary Sign mounted in the designated area above the store’s entrance.
Tenants utilizing an additional entrance shall install a second Primary Sign. All entrance signs are to be
identical in design, size and content of message.
b) Graphic design should be lively, simple and clear. Signage is limited to the Tenant's trade name as defined
in the Lease. Additional elements are subject to Landlord approval.
c) Helvetica typestyle is specifically not allowed.
d) Signage is generally not to exceed 30 plf on standard portal designs. In the entertainment neighborhood
where signage supports are provided signs shall not exceed 330 lbs. maximum load.
a)
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Figure 12.1 Prohibited Signage Examples – Helvetica Font
e)
Animated components, formed plastic, paper, box signs and injection molded plastic signs are prohibited.
Figure 12.2 Prohibited Signage Examples
Animated sign – exposed Neon
Paper banner on storefront
Formed plastic
molded letters
&
injection
All Tenant service doors will have standard identification (i.e., Tenant’s name and number) designed and
installed by Landlord.
g) Space numbers shall be installed by the Landlord on each storefront. Location, size, style and application
will be dictated by the Authority Having Jurisdiction.
h) In no case shall the signage exceed the following:
i)
No wider than width of the clear opening of the rolling grille.
ii)
Upper case, lower case and script letters shall have a maximum overall height of 18" for
ascending or descending letters. Lower case letters, without ascending or descending elements
shall have a maximum height of 12"
iii)
If a Tenant name is four letters or less, then the lower case letter height limit can be raised to
16" from 12" as described above.
iv)
If a Tenant name contains 14 letters or more, then the lower case letter height limit is reduced
down to a maximum of 10" from 12" as described in item #1 above.
v)
Sign letters generally should not appear to crowd the top, bottom or sides of the bulkhead panel
on which they are mounted.
vi)
LOGOS shall be consistent with the scale established by the corporate symbol, the allowable
sign area and the building elevation. The LL, reserves the right in the process of signage
review and approval of drawings, to limit the size of the tenant logo. Logo image shall also
conform to the maximum height of 18".
vii) Sign backer panels above the LL neutral band are also prohibited.
i) All signage materials shall be ULC labeled as required by the Authority Having Jurisdiction. ULC labeling
visible from Mainstreet shall be kept to the absolute minimum required. Unnecessary labeling found on
Tenant signs will be removed immediately by Landlord at Tenant’s expense (mounting the ULC label on
the top of the sign is preferred).
j) Sign fabrication labels are not allowed under any circumstances.
k) Maximum brightness of lit signs shall be fifty (50) lamberts measured 1’-0” from the source of light.
l) The typical sign support is designed to support a channel letter sign with 4” return with remote ballast.
Tenant is responsible for providing additional support when required for heavier signs. Structural detail
and calculations must be approved by Landlord prior to installation.
f)
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m) No exposed conduit or transformers shall be visible to public view. Enclosed wire ways shall be
limited to 2”x 2” and painted to match adjacent background construction.
n) Any cost incurred in the design, construction, installation and maintenance of signs shall be the
responsibility of the Tenant. See Merchandising Zone criteria regarding sale and temporary event signs.
o) Tenant’s Storefront signage should contain no weep holes.
p) The following sign types are allowable in Mainstreet, Entry Courts & Entertainment Neighbourhood:
Type 1
Options A, B, C, D
Type 2
Type 3
Options A & B (Restaurants)
q) The following sign types are allowable in Courtyards:
Type 1
Options A, B, C, D
Type 2
Type 3
Options A & B (Restaurants)
r) The following sign types are allowable in the Fashion Neighborhood:
Type 1
Options A, B, D
Type 2
s) The following sign types are allowable for Kiosks, Restaurants:
Type 1
Options A, B, C, D
Type 2
(Restaurants only)
Type 3
Options A & B
t) The following sign types are allowable in the Foodcourt:
Type 1
Options A, B
Type 4
Options A & B
Sign Type 1
Option A: Internally Illuminated Letters
Materials: Individual Pan-channel Letters with opaque metal returns with or without translucent acrylic faces
Restrictions: Letterforms may not exceed 18” in height with a return thickness of 5”.
Letters without acrylic faces (exposed neon) must place neon a maximum of ¾” from the front face of the letter.
Figure 12.3 Internally Illuminated Signage Examples
Metal returns –
pan-channel letter
LED option with
acrylic face
NEON option with
acrylic face
"inner workings"
Exposed neon face
with metal returns
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Option B: Silhouette & Halo-Illuminated Letters
Materials: Fabricated metal with polished, brushed or baked enamel painted finish, backlit with warm white
neon
Restrictions: May only be used against solid sign panel. Letterforms may not exceed 18” in height, and must
have a return thickness depth of a minimum of 1 ½” to a maximum of 3”.
Figure 12.4 Silhouette & Halo-Illuminated Signage Examples
BACK VIEW: aluminum face &
returns - clear backing for halo/ neon lit
signage
FRONT VIEW: Baked enamel/
aluminum channel letter with
pins for mounting
Halo lit Letters mounted on
solid panel (clear anodized
aluminum)
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Option C: Neon (Exposed Luminous Tubing)
Materials: Exposed luminous tubing that forms store’s name
Restrictions: The tubing shields may not exceed 12 millimeters in diameter. Dimmer transformers shall be
used on all exposed neon tubes. No exposed tubing crossovers, raceways, or transformer boxes will be
permitted. A minimum of two (2) colours shall be used.
Figure 12.5
Neon Signage Examples
BACK VIEW: prohibited
exposed dimmers on back
of neon tubing
Neon tubing mounted on substrate –
no exposed crossovers or raceways
Proper neon channel letters with no
cross overs (mostly found in script text)
Option D: Mixed Media
Materials: Option A, B, or C in combination with non-illuminated letter or graphic forms
Restrictions: A minimum of two (2) colours shall be used.
Figure 12.6
Mixed Media Signage Examples
"World" logo on shaped sign cabinet with Neon exposed
pan-channel bottom mounted letters
Pan-channel letter on graphic/ moulded plastic
forms
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Sign Type 2: Permanent Applied Vinyl on Storefront Glass
Materials: Silk-screened paints, gold leaf, vinyl letters or logo
Restrictions: limited to Trade names and are to be 4” high maximum and located 3’-0” above floor line
and are subject to landlords review. Graphics must be applied on Tenant side of glass. Application must be
Sub surface (reversed and applied on the inside of the store).
No web addresses are permitted.
Figure 12.7
Tenant Trade Names
Sign Type 2a: Seasonal Applied Graphics on Storefront Glass
Materials: Silk-screened paints, gold leaf, vinyl letters or logo, creative/professional graphics
Restrictions: Graphics must be applied on Tenant side of glass. Application must be Sub surface
(reversed and applied on the inside of the store).
Figure 12.8
Applied Graphics – visually enhanced storefront displays
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






Vinyl graphics applied to the storefront should be used to visually enhance storefront displays, avoid
cluttering the display, keep it clean
Promotional Sales graphics are subject to landlords approval
A min of 85% transparency must be maintained, subject to landlords approval
Must be professionally applied; no bubbles crooked application
Limited to seasonal usage, must be changed out with in 3 months
Additional brand name signage may be allowed subject to landlords approval
Visa/Mastercard signage must be placed in lower corner beside storefront entrance
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Figure 12.9





Prohibited storefront graphics
No Handmade signs
No Alarm System signs
No hiring, help wanted signs
No externally applied graphics (must be installed from tenants side)
Graphics must be professionally installed, no bubbles, crooked installation, peeling
Sign Type 3: Additional Signage for Restaurants
Option A: Printed menus for Restaurants
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Materials: Tamper-resistant enclosure fabricated from materials appropriate to the restaurant design used to
display actual dining table printed menus
Option B: Sandwich Boards for Restaurants
Materials: Freestanding fabricated “A” frame structures of wood, metal or acrylic with painted, silk-screened
or applied vinyl copy and graphics
Restrictions: Size and location must be specifically approved by Landlord.
Figure 12.10
Sandwichboard - Signage Examples
Blackboard - updateable
sign
Metal A-Frame
Sign Type 4: Additional Signage for Food Court Tenants*
Option A: Secondary “Tag Line” Descriptive Text
Materials: Consistent with signage Type I Options A, B, and D, but with a maximum height of 12” and return
thickness of 4-1/2”.
Restrictions: Text should be integral to assist to describe Tenant product and opportunity to utilize this sign type is
at the sole discretion of the Landlord. Size and location must be specifically approved by the Landlord.
Figure 12.11 Tag Line - Signage Examples
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Option B: 3D Sculpted Signage Elements
Materials: Variety of high quality custom manipulated foam, resins, acrylic, fiberglass, metal, wood and paint.
Restrictions: All components and conditions are to comply with all applicable codes and public safety
considerations. Size, location, materials, content, and final execution must be specifically approved by the
Landlord.
*Refer to additional criteria for Food Court Tenants in Section F “Food Service Design Criteria.”
Figure 12.12
3D Large Format Sculpted Elements - Signage Examples
E.13 Structural
Structural Design Loads (Gravity Loads)
a)
Uniformly distributed roof dead loads
 The uniformly distributed design superimposed dead load for the shell construction totals 17 psf, of
which 7 psf was included for Tenant’s ceiling and lights.
b) Special Loads
 Rooftop units. Pre-selected joists have been strengthened to support mechanical rooftop units. The
selected locations of the rooftop units are shown in the structural drawings for the Tenant shell, and are
identified by the dashed rectangle labeled “RTU”. The general arrangement is that the RTU’s are to be
placed in “universal curbs” that span the 6’-8" between a pair of joists. In general, Landlord has
planned for one RTU on each pair of strengthened joists and two RTU's per 40 ft. bay. The design
weight taken for the operational unit plus curb is 1800 lbs. per RTU. The Tenant must consult the
current structural drawings of the Tenant’s shell building and Outline Drawing to determine where the
Mall roof framing plans have accounted for the weights of RTU’s.
c)
Additional Loads
 Any loads applied to the Landlord’s structure, including the roof framing, columns and exterior or
demising stud walls, which exceed the allowances expressly indicated within this document, shall be
submitted for review by the Landlord’s Engineer at the tenants expense.
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Possible Tenant Issues
This section will attempt to anticipate some of the structural issues that a Tenant could face, and provide direction
and coordination assistance for those issues.
Heavier Ceilings
A weight allowance for lighting, ceiling construction and roof supported items of 7 psf was included in the
design criteria. Where ceilings are used, the weight of ceiling, lights and other hangings cannot exceed load to
the joists of 46 plf (7 psf x 6.67 ft. spacing) without exceeding the capacity of the in-place construction.
Where the overhead decorative work will deliver more than 46 plf to a joist along its full length, joist
strengthening is required. Where the work will deliver a load of more than 46 plf to a joist, but not over its full
length, it may be acceptable without strengthening. In either case, a new load diagram describing the loading
condition must be submitted to the joist supplier for the evaluation.
Loads to Joist Chords
Loads added to the roof framing by the Tenant’s construction are to be directed to either the top or bottom
chords of the joists. No hanging loads can be attached to the roof deck. All loads must be attached to the joist
chords, either directly or by light channel framing.
Hanging Equipment
If the Tenant needs to hang a piece of equipment such as a small generator or hot water heater and the Tenant
has not installed ceiling, lights or other hanging objects that use all of the 7 psf Tenant hanging load allowance,
and no new roof loads have been applied in this area, it may be possible to avoid the need for joist strengthening
by using that load allowance for these hanging loads. The procedure for making this check is described.
The Tenant must provide a store layout indicating locations of all hanging items, including extent of
ceiling, layout of light fixtures, etc.
Provide information for each type of fixture, ceiling type and hanging item, including size, weight,
attachment points and any other information required by the engineer.
For equipment items, provide information regarding proposed location and flexibility in adjusting the
proposed location.
Design of any supporting frame, if required, will be at Tenant's cost.
Landlord must approve the addition of any hung equipment prior to design and construction.
E.14 Heating, Ventilating and Air Conditioning (HVAC)
Display Cooking
The preceding HVAC Criteria applies to work to be performed by all Tenants and to certain work performed only by
Restaurant Tenants. The following Special Design and Installation criteria will apply in addition to all of the
preceding requirements when Tenants install display cooking equipment exposed to the public.
Display cooking under a kitchen hood will be allowed in the Merchandise Zone of Restaurant Tenants only if the
installation makes adequate provision for safety and hygiene, and is arranged so that it will not have a deleterious
effect on common area air conditioning. Display Cooking locations must be specifically approved by Landlord,
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kitchen exhaust and makeup air systems must comply with the criteria above, and display cooking installation must
conform to the following criteria:
a)
Install transparent tempered glass guard panels on the three sides of the display cooking surface which are
exposed to the public to protect the public from any spatter, to separate the cooking surface from the public
area and provide better containment of any smoke or fumes generated in the cooking process. The top of
the glass guard panels must come within 38mm clear between the edge of display cooking equipment or
casework and the inside edge of the glass guard panels. The guard panels shall be arranged so that the
public cannot touch the cooking surface.
b) Display cooking surface must be provided with an approved kitchen hood. Hood and ductwork shall be
installed in accordance with the HVAC Design Criteria above.
c) Kitchen Hood inlet area must exceed the cooking area as prescribed in NFPA 96 and the Hood
Manufacturer to provide proper capture.
d) Display cooking exhaust installation must include all the duct fire protection and clean-out provisions
described above for kitchen exhaust systems.
E.15 Plumbing
Installation
Pipe to be supported securely from hangers as follows:
a)
Pipe hangers to be supported from structural steel beams by means of beam clamps. Beam clamps shall be
steel with bolt, nut, and socket threaded for rod connection.
b) Hangers are not to be supported from steel roof decking.
c) Hangers must not pierce insulation vapor barriers.
d) All hangers, rods, beam clamps, etc. to be painted to match Landlord finishes, if visible from common area
e) All hangers exposed to public view must be evenly spaced and grouped as much as possible with supports
for other trades to minimize visual clutter in the upper portions of all spaces exposed to public view.
Support systems must be neat and workmanlike, and free of extra length support rods below the supported
member. Hardware and accessories must be selected for a smooth finished appearance to the completed
support assembly.
f) Minimum hanger rod diameter shall not be less than, and maximum spacing of supports for steel and
copper horizontal piping must not be greater than, the values indicated in the ASHRAE 2008 Equipment
Handbook. Cast Iron pipe must be supported at least every five feet, and at every joint and fitting. Cast
Iron pipe branches without support must have hangers four feet maximum on-center.
Provide cast brass escutcheons with set screw, deep type, to cover sleeves or fitting projections.
escutcheons for all exposed piping through floors, at floor and exposed ceiling slab.
Provide
Plumbing fixtures must comply with all Alberta Building Codes and must be equal in quality to that of the American
Standard Company of the following models: Water Closet (Flush Tank) Cadet II 1.6 gal/flush, Urinal (Wall Hung)
1.0 gal/flush, Lynnbrook Lavatory (Wall Hung) Lucerne.
Pipe Insulation
Insulate all domestic (hot and cold) and condensate drain piping.
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F. Food Service Design Criteria
The following information in this Section is to be read in conjunction with the rest of the Tenant Design Criteria
Manual as it affects the following Tenants: Food Court Tenants, Food Court Kiosks, In-Line Food Tenants,
Restaurants, and Mainstreet or Court Kiosks
The Food Court is centrally located within the Project. The Food Court’s image is reflected in the architectural
features, seating, and decorative objects in the court. The Food Court Tenants surround the general seating area.
The individual Tenant is part of an exciting, memorable group of stores enticing the passerby with the sight, smell
and taste of foods sold. The unique and thoughtful design of the whole visual identity of the food stall, along with
the quality, service and variety of foods sold are essential to the overall success of the group of stores brought
together in this special place.
The store should tell a cohesive story about the food sold. The many aspects of the operation should all support the
theme. Cooking out front, the logo, the menu board, the finishes from front to back of the stall, the appearance of
the staff and the display of the product all work together to broadcast a strong message to the customer.
Food sells itself. Show the fresh ingredients and final products wherever possible. Overwhelm the shopper with the
abundance of what is offered, and emphasize the uniqueness of the cuisine at the front counter.
“Up front” is the key. Catch the passerby with the arrangement and beautiful containers, as well as the colours, sight
and smell of the food at the front counter, not the cash register, soda dispenser, condiments, napkins and silverware.
Remember, everyone has those to give or sell. Emphasize the uniqueness of the product.
The cook should be the center of attention. He or she is the master of ceremonies, underlining how fresh the product
is, as well as performing a memorable show in the store. Chopping, slicing, baking, or grilling-whatever the
particular activity, its attraction of sight and smell emphasizes the quality of the product.
The employees are the most visible representation beyond the food. Their courtesy in dealing with the public and
their well designed appearance are important to the success of the theme. The choices for their uniforms are an
opportunity to consistently support the overall concept for the store.
Integral to the design of the store is graphic presentation. Together with the architectural design, and the
presentation of the particular cuisine, the consistency, uniqueness and conceptual support that good professional
graphic design lends to the successful execution of the theme is significant. Careful selection of the name for the
store and products can emphasize further the established theme.
The guidance provided by an overall theme, or set of design concepts, for the store as it relates to success cannot be
over-emphasized. It is the difference between looking temporary or permanent, complete or incomplete. Establish
the desired image and carry it through every aspect on your new endeavor to a successful conclusion.
F.1 Food Court Tenant
Tenants to read this Section in conjunction with the Section E of the Tenant Design Criteria Manual.
The following interior finishes for food stalls pertain to the Merchandizing Zone which is the first 8’-0” from the
counter front back into the lease space. (Refer to the Outline Drawing).
a) Ceilings
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Tenant is responsible for installing a drywall ceiling from the front bulkhead throughout the Merchandising
Zone or full extent of area visible to the public and as may be required by the Authority Having
Jurisdiction. The ceiling shall be installed between a maximum height of 12’-6” and a minimum height of
11’-9” A.F.F.
b) Lighting
General illumination throughout food stalls is by Tenant.
i)
ii)
iii)
iv)
v)
Track lighting shall be installed by Tenant over the front counter. Refer to the Outline Drawing for
specification. Additional light fixtures over the front counter must be approved by Landlord.
Task and display lighting may be installed in back of front counter for general illumination and to
spot menu board. Tenants shall use the fixtures listed below or other fixtures approved by Landlord
 Halo-Power-Track with L3750 or L1763 – L100
 Lightolier Lytespan Track with 7631-7591 or 6411-7566
Colour-correct, fluorescent lighting integral with food cases is permitted with proper shielding.
Tenant may install fluorescent fixtures in food prep or storage areas that are not visible to public
view.
Fluorescent lighting is not allowed in the front area or areas visible to the public.
NOTE: The Authority Having Jurisdiction requires lensed fixtures in food preparation areas.
c)
Demising Partitions
Refer to the Outline Drawing for type and location of demising walls provided by Landlord.
i)
ii)
A portion of the demising wall finish surface, in the area visible to the public, will be by Landlord.
The remaining portion of the demising wall in the Tenant’s serving area in full public view shall be
finished by the Tenant, with tile approved by Landlord.
d) Counters
i)
Tenant shall install a continuous serving counter to a maximum of 3’-0” high. Tenant is responsible for
compliance with all Alberta Building Code.
ii) Counter tops must be one of the following materials:
 Stainless Steel
 Enameled steel
 Solid Surfacing (e.g. Corian)
 Ceramic tile
 Plastic laminate is not allowed.
iii) The counter top, which includes the tray slide, must extend over the counter face by a distance of 4”
and return towards finish floor for a distance of not greater than 8”, forming a “light cove” in which
Tenant will install continuous luminous tubing or fluorescent lighting. Light source shall not be visible
to the public from any sight line. Additionally, Tenant installed lighting within reach of the general
public shall be properly shielded to ensure safe interaction. Cove lights are to “wash” the counter face.
The front face of the counter is to be installed 4” back from the face of the demising pier (see LOD). If
tray shelves or tray runners are to be incorporated in the counter, the leading edge of the element is to
be located flush with the front face of counter top and not greater than a height consistent and in
conformance with the Alberta Building Code. Tray runners are not permitted beyond Tenant Lease
Line.
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iv) Counter fronts must allow for a 6” high tile base (colour and specifications by Landlord) flush with the
front or recessed with metal edge detail to prevent chipping of finish material
v) The counter front finish must be of one of these materials:
 Stainless Steel
 Enameled Steel
 Finished hardwoods
 Glass block
 Ceramic or Porcelain tile
 Marble or granite
 Plastic or metallic laminates are not allowed
The front should not be one single colour or finish for the entire length. Alternating or accents of material
or colours is recommended.
e)
Equipment and Fixtures
i)
ii)
iii)
iv)
v)
vi)
vii)
f)
Equipment placed on counter tops shall be set back a minimum of 6” from the counter front edge and
set below the Equipment Control Line. The Equipment Control Line is 4’-6” A.F.F.
The Demising Piers at the front counter have been designed to “open” the food stalls and increase
visibility. All equipment and fixtures abutting the Demising Pier shall be selected and/or installed to
be no higher than 18” above the maximum counter height.
Beverage machines, cash registers, cup dispensers and other “miscellaneous equipment” placed on the
front counter are subject to design review. They must be recessed into the front or side counter and
place below the 4’-6” Equipment Control Line. Attention should be given to the use of these items in
the overall design of the storefront.
The use of self-serve pop machines is prohibited.
No simulated wood grain finishes will be permitted on equipment within public view.
All napkin holders, straw dispensers, and plastic utensils must be kept off the sneeze guard.
All paper good and supplies shall not to be visible to the public.
Displays
i)
ii)
iii)
iv)
v)
Movable and/or portable displays are not permitted on the front counter or on the Demising Piers. No
displays are permitted beyond the Tenant Lease Line.
Plants (live or artificial) are not permitted.
Tenants are encouraged to provide food displays at back or side walls. The displays shall be
illuminated and neatly stocked by the Tenant. Metal rack or wood/glass shelves are permitted.
The placement and handling of photographs of food items needs careful consideration. Avoid framed
photographs mounted directly on walls overlapping a tile accent wall. Photographs can be back-lit
transparencies or mounted directly to a stiff backboard.
Displays set on front counters are limited to 4’-6” overall height A.F.F. Low pie cases and condiment
trays are permitted. Front counter displays shall be protected by transparent glass or acrylic guards.
g) Security
Roll-down or side closing security closures are not permitted at the front counter.
h) Signage
i)
Each Tenant is required to install one Primary Sign mounted within the designated sign area above
the front counter.
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ii) A secondary message (logo, graphic neon, or general graphic) is encouraged on side or back walls.
iii) Handwritten signs at the front counter, side or back walls are prohibited. Temporary signage for
“specials” requires approval by Landlord.
iv) No signage is permitted outside the Tenant Lease Line.
v) A significant portion of the sign should be comprised of exposed luminous tubing forming the store
name and shall be attached and located as required by Landlord. However, Tenants are encouraged to
use other forms of lighting and signing components to create a more diversified sign. The Tenant shall
submit concepts for review and approval by Landlord. A minimum of two (2) colours of tubing shall
be incorporated into the sign design.
i)
Menu Board
i)
ii)
iii)
iv)
v)
j)
Materials: Internally or externally illuminated acrylic, glass, or metal with changeable acrylic, plastic
painted, silk screened vinyl copy
Commercial product advertising or supplier’s logo on menu boards is not permitted. Paper signs are
not permitted.
The menu board may be suspended or mounted on the wall separating the customer service and
preparation areas. Minimum distance from the Tenant Lease Line is 8’-0”.
“Daily Specials” advertising signs or signs for seasonal or temporary promotions must be integrated
into the menu board or into permanent sign holders.
Copy letters shall be clearly visibly from 20’-0” away.
Miscellaneous Signage
Many Tenants require signs indicating specific location for customers to order and pay for the items.
These signs are subject to the following criteria:
i) Limited to 8” high x 16” long
ii) Copy shall not exceed 2” high on a single line and contain only the following messages: “ORDER
HERE” or “PAY HERE”
iii) Signs are to be suspended on same line as suspended light fixtures with 1/16” stainless steel cable or
monofilament. Metal or plastic chains are not acceptable.
k) HVAC
Integral Food Court Tenants shall install individual kitchen exhaust systems. Exhaust discharge shall be
located in a place acceptable to the Landlord in order to prevent odours from affecting the intake of other
rooftop units. Make-up air shall be drawn from the Landlord’s common area air conditioning system
through the serving area.
A line-of-sight survey indicating the location and visual appearance of any new equipment to be placed on
Landlord’s roof must be submitted to Landlord for approval. In no event may any equipment be visible to
the general public from Landlord’s established line-of-sight point. Confirm point with on-site Tenant
Coordinator. Tenant will be required to place equipment in accordance with Landlord’s direction. In any
event, Tenant is solely responsible for complete screening of all Tenant installed equipment.
The Tenant must engage the Landlords approved contractor(s) to complete any work requiring roof access,
as no Tenant contractors will be granted access to the roof. Tenant’s designated contractor shall provide to
the Landlords approved contractor(s) all components requiring roof access, necessary for installation of
tenants exhaust fan, make up air, and additional HVAC units. Location of roof curb(s) shall be subject to
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approval of the Landlord. Tenant shall provide Landlord’s contractor(s) with all information required to
install any roof curb(s) no later than eight (8) weeks prior to Tenant’s required installation date.
l)
Natural Gas
Tenant shall arrange with the Landlord for distribution piping from the Landlord’s point of service to the
Leased Premises at the sole cost of the Tenant. The extension of all gas piping to any Tenant equipment,
gas check meter with remote read-out, including cooking appliances, shall be the Tenant’s work.
m) Plumbing
Tenant shall have the following plumbing connections:
Water Connection
Sewer Connection
Grease Waste Connection
1 ½”
4”
4”
Any vent pipe(s) required shall be by Tenant, roof penetration by Landlord’s designated roofing contractor
at Tenant’s expense.
Any Tenant requiring a water service larger than 1 ½” shall pick up such service, at Tenant’s sole expense,
at the location indicated on the Outline Drawing.
n) Electrical
Maximum design capacity for each Tenant’s electrical system (600V, 3ph, 4w) is approx. 100 watts per
square foot.
o) Telephone
Cable hooks will be provided by the Landlord in all service corridors for plenum rated cable provided by
the Landlord Preferred Telephone Company. Empty conduit will be provided only for Tenants who do not
have direct access to a service corridor. The Tenant shall arrange for telephone service directly with the
Telephone Company and arrange for installation of the Tenant’s telephone system equipment and wiring
within the Lease Premises.
p) Kitchen Hood Suppression System
Landlord’s contractor shall provide an interface between Tenant's Kitchen Extinguishing System and the
Landlord's Building Fire Alarm System at Tenant's expense. Tenant shall ensure that the Kitchen
Extinguishing System is compatible with the Landlord’s building fire alarm system.
Tenants are strongly encouraged to utilize the OIL SCREEN Kitchen Ventilation System which removes
98% of the grease, does not involve filter replacement and has a lower capital cost as well as lower
maintenance cost. Further information may be obtained from the Tenant Coordinator.
F.2 Food Court Kiosks
Kiosk Tenants must consult with
developing Design Drawings.
Landlord’s Tenant Coordinator prior to addressing preliminary design and
All designs and Shop Drawings are subject to Landlord review and approval.
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F.3 In-Line Food Tenants
In-Line Food Tenants shall follow the same criteria for Food Court Tenants, however, the following criteria is
primarily focused on the Tenants who have an open storefront design. Tenants who have a glazed storefront are
required to follow the criteria as applicable.
The In-Line Tenant is encouraged to incorporate Landlord’s Mainstreet image defined by the Architectural features
and colour schemes that have been incorporated into the Project.
a) Counters
i)
Tenants with a serving counter, which separates the public from the serving area or kitchen, shall place
the counter a minimum of 24” back from the Lease Line. Tenant must provide a sufficient amount of
distance between the counter front and Mainstreet so customer queuing does not spill out into
Mainstreet. Tenant is responsible for compliance with all Alberta Building Codes.
ii) Counter tops must be one of the following material:
 Stainless steel
 Enameled steel
 Solid Surfacing
 Ceramic tile
 Plastic laminate is not allowed
b) Ceilings
Tenant is responsible for installing a drywall ceiling from the front bulkhead throughout the 8’-0”
Merchandising Zone or full extent of area visible to the public. The height shall be a maximum of 12’-0”
and a minimum of 10’-0”. The Tenant is responsible for installing a drywall or a 2’x2’ lay-in tile ceiling in
the food prep area (are not visible to the public).
A minimum opening equaling 10% of the total ceiling area shall be open to accommodate Landlord’s
mechanical systems.
c)
Floors
Tenant is responsible for installing a smooth transition between Mainstreet flooring and the face of the
Front Counter ( approx. 24"). Tenant’s finish floor must be absolutely flush with Landlord’s finish floor.
The material can be a granite, marble, or ceramic tile and should be in keeping with the design of the
Storefront. A tile finish shall continue up the side walls to the soffit and from the back of the demising
pier throughout the Merchandising Zone.
d) Demising Walls
Refer to the Outline Drawings for type and location of demising walls provided by Landlord. Tenant
finishes on demising walls shall be designed to compliment all surrounding Landlord finishes.
e)
Security Grille
Roll-down security closures, at Tenant’s expense, are permitted at the front of the store so long as they
occur at the same setback from Tenant’s Lease Line as they do in adjacent Tenant spaces.
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f)
Signage
i)
Each In-Line Food Tenant is required to install one Primary Sign mounted within the designated sign
area above the front counter.
ii) All Tenant identification signage must occur in the designated signage area.
iii) A secondary message (logo, graphic neon, or general graphic) is encouraged on side or back walls.
g) HVAC
Refer to Section B.4, C.19 and F 1 (k)
h) Plumbing
Tenant shall have the following connections:
Toilet Exhaust
Gas Service
Water Connection
Sewer Connection
Grease Waste Connection
by Tenant
Available by and at Tenant’s expense
3/4”
4”
by Tenant
Any additional vent pipe(s) required shall be by Tenant and roof penetration by Landlord’s designated
contractor at Tenant’s expense.
i)
Electrical
Refer to Sections B.3 and C.20
j)
Telephone
An empty raceway will be provided only for Tenants who do not have direct access to a service corridor.
The Tenant shall arrange for telephone service directly with a Telephone Company and arrange for
installation of the Tenant’s telephone system equipment and wiring within the Leased Premises.
k) General
Utility connections shall be made in such a manner that they are not visible to the public from any
point.
F.4 Restaurants
Tenants are encouraged to take advantage of exterior exposures by installing an exterior entrance and adjacent
glazing.
The types of exterior treatment installed by Tenants may include glass storefronts or lean-to glass greenhouses.
Café seating is encouraged or required in certain areas of the mall behind the lease line. Please refer to your LOD
and verify mall egress requirements with Landlord prior to starting any café seating design.
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a) Interior Storefront
Maximum transparency is required. Minimal use of curtains, blinds, shutters or planters is encouraged to
allow maximum visibility into the Restaurant. Painted drywall may not be installed on interior or exterior
as part of the storefront.
Awnings (not continuous) may be incorporated over the storefront but must not be installed closer than 10’0” from the mall entrance doors, adjacent Tenant or Tenant’s vertical Lease Line and must be at least 8’-6”
above the mall finish floor and extend no more than 3’-0” from any vertical surface. Non-continuous popouts or bay windows may not exceed 1’-0” from the Lease Line.
Tenant’s storefront design shall incorporate fluorescent cove lighting to up-light the smoke wall; limited in
amps and watts to that of a standard two tube strip fixture which shall tie into a circuit provided by
Landlord. These lights shall be powered through Landlord’s electrical panel and will be used as part of the
Mall’s emergency lighting. Tenant shall call out these fixtures and provide Landlord with complete
specifications with their Store Design Drawings so Landlord may design and engineer the required
circuit(s). Landlord shall designate point-of-connection to Tenant. Landlord may, at their option, reduce or
increase the number of lights required to properly illuminate Mainstreet.
b) Signs
Signs shall be in character with the Restaurant’s theme and shall conform to the following criteria:
i) Each Restaurant Tenant is required to install one Primary Sign parallel to the Lease Line.
ii) The following sign types may be incorporated:
 Internally-illuminated letters
 Silhouette or halo-illuminated letters
 Luminous Tubing
 Applied graphics on awnings
 Applied graphics on glass storefront
iii) The following exterior sign types are acceptable:
 Applied graphics to canopy
 Luminous tubing mounted on the interior of the storefront glazing
 A building mounted sign up to 3’-0” in height will be allowed but is subject to Landlord’s and the
Authority Having Jurisdiction review and approval.
iv) Menu Sign Materials: Tamper-resistant enclosure flush mounted in storefront fabricated from
materials appropriate to the Restaurant’s storefront design used to display actual printed menu
(attached to storefront). Maximum size 2’-0” wide x 3’-0” high
c)
Furniture and Finishes
All interior and exterior furnishings and finishes are subject to review and approval by Landlord. Staff
lockers, if required by Building or Health Department, must be provided by Tenant within Tenant’s Leased
Premises.
d) Kitchens
Equipment and material in kitchens are subject to approval by all Authorities Having Jurisdiction. All
work shall comply with Landlord’s Fire Life Safety Requirements.
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e)
Kitchen Hood Suppression System
Landlord’s contractor shall provide an interface between Tenant's Kitchen Extinguishing System and the
Landlord's Building Fire Alarm System at Tenant's expense. Tenant shall ensure that the Kitchen
Extinguishing System is compatible with the Landlord’s building fire alarm system.
f)
Food Storage Rooms
i)
Submit drawings and or specifications of all storage devices (shelving, cabinets, etc.) and refrigeration
equipment.
ii) Equipment shall comply with all codes and ordinances and is subject to review and approval by
Authority Having Jurisdiction.
iii) Wood shelving and cabinets are not allowed. All storage to be of metal and raised at least 6” above
finished floor.
iv) The overall height of any shelving, cabinets or equipment shall not obstruct the sprinkler coverage
(Minimum vertical clearance of 18” to sprinkler heads).
g) HVAC/Roof-Top Equipment
Restaurant Tenants are provided with Roof-Top HVAC units based on Design Criteria in B4. Should
additional Roof-Top HVAC units be required, the Tenant shall install the additional units using the
Landlord’s designated contractors. The Tenant shall be responsible for the completion of the HVAC
distribution. Restaurant Tenant shall install individual kitchen exhaust and make-up air systems. Tenants
providing make-up air system in conjunction with the outdoor air provided through the Roof-Top HVAC
units shall replace 85% of the total exhausts including Kitchen, washrooms, etc. The remainder shall be
drawn from the Landlord’s common area air conditioning system through the dining room. Restaurant
Tenants may elect to condition the portion of the make-up air not introduced through the Roof-Top HVAC
units.
A line-of-sight survey indicating the location and visual appearance of any new equipment to be placed on
Landlord’s roof must be submitted for Landlord approval. In no event may any equipment be visible to the
general public from Landlord’s established line-of-sight point. Confirm point with on-site Tenant
Coordinator. Tenant will be required to place equipment in accordance with Landlord’s direction. In any
event, Tenant is solely responsible for complete screening of all Tenant installed equipment.
Landlord’s designated contractor shall install a roof curb (or curbs) at Tenant’s expense for Tenant’s
kitchen equipment, exhaust fan(s), roof mounted make-up air units and additional roof-top HVAC units.
Location of the roof curb(s) shall be subject to Landlord’s approval. Tenant shall provide Landlord’s
contractor with all information required to install any roof curb(s) no later than eight (8) weeks prior to
Tenant’s required installation date. All roof penetrations; including roof jacks, shall be made by
Landlord’s designated contractor at Tenant’s expense. All roof curbs shall be provided by the Tenant for
installation by the Landlord’s contractor.
h) Natural Gas
The Landlord will provide all natural gas piping to roof-top HVAC units provided based on B.4 of the
Design Criteria Manual and in accordance with the Outline Drawings. All additional gas piping for
cooking, roof-top make-up air units, and additional roof-top HVAC units and hot water will be at Tenant’s
expense.
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i)
Plumbing
Tenant will have the following plumbing connections:
Water Connection
Sewer Connection
Grease Waste Connection
Exterior ( in-ground) Grease Interceptor
2”
6”
by Tenant at Tenant’s expense
by Tenant at Tenant’s expense
Any additional vent pipe(s) required shall be by Tenant and roof penetration by Landlord’s designated
contractor at Tenant’s expense.
Any Tenant requiring a water service larger than 2” shall pick up such service, at Tenant’s sole expense,
at the location indicated on the Outline Drawings.
j)
Electrical
Maximum design capacity for each Tenant’s electrical system (600V, 3ph, 4w) is approx. 50 watts per
square foot.
k) Telephone
Cable hooks will be provided by Landlord in all service corridors for cable provided by the Landlord's
Preferred Telephone Company for the Tenant’s use. Empty conduit will be provided only for Tenants who
do not have direct access to a service corridor. The Tenant shall arrange for telephone service directly with
the Telephone Company and arrange for installation of the Tenant’s telephone system equipment and
wiring within the Leased Premises.
l)
Means of Egress
Restaurant Tenants with an occupant load of more than 300 persons or an area greater than 2,150 s.f. and a
travel distance greater than 82 ft. are responsible to design their spaces such that not more than ½ of their
required means of egress discharges into Mainstreet. At least one-half of the occupants are required to exit
directly to the exterior or exit passageway.
F.5 Mainstreet or Court Kiosks
a) HVAC
Landlord’s common area air conditioning system shall maintain the sales area of the Mainstreet Kiosk
Tenant’s Premises at 78˚+/- -2˚F, provided that Tenant furnished lights and equipment in the sales area do
not exceed 5 watts per square foot.
Toilet exhaust is not available.
b) Plumbing
No plumbing services are available unless shown on Outline Drawing.
c)
Electrical
Landlord will provide a 60 amp, 120 volt, receptacle for each Tenant near Tenant’s Kiosk location.
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d) Telephone
An empty conduit will be provided only for Tenant’s use. The Tenant shall arrange for telephone service
directly with the Telephone Company and arrange for installation of the Tenant’s telephone system
equipment and wiring within the Leased Premises.
e)
General
Utility connections shall be made in such a manner that they are not visible to the public from any
point.
G. Construction Regulations
G.1 Commencement of Construction
The Tenant shall ensure that his design has been approved and his contracts have been awarded so that the Tenant’s
contractor is on site ready to start work at the commencement of the Tenant’s Finishing Period. The Tenant or his
Contractor shall inspect the premises at the start of the Finishing Period. Any errors or omissions in the Landlord’s
Work described in Exhibit C shall be reported to the Landlord immediately. If no such report is received by the
Landlord within the first ten (10) days of the Tenant’s Finishing Period, the Tenant will be deemed to have
accepted the premises. The Landlord may not be able to make alterations or corrections to the premises after the
“acceptance” deadline date.
Tenant shall start construction of it’s Leased Premises not later that ten (10) days from either of the following dates,
whichever shall be the later to occur: (1) the date of receipt by Tenant of written notice from Landlord that Landlord
has substantially completed the work to be performed by Landlord under Exhibit C, and payment therefore, as
required by Exhibit C is due (other than such work which cannot be performed thereof) and that the Leased Premises
are ready for Tenant’s Work; or (2) that date on which Landlord approves Tenant’s store working drawings and
specifications for the Leased Premises. Tenant shall carry such construction to completion with all due diligence.
The Tenant will complete all construction and finishing of the Premises, and will fully STAFF and STOCK the
Premises, so as to OPEN FOR BUSINESS on the Joint Opening Day or the date otherwise specified in the Lease.
In the event that the Tenant fails to open for business on the Joint Opening Day the Landlord will have the right,
without prejudice, to any other rights which it may have under this Lease, or at law, to recover from the Tenant, as
liquidated damages, and not as penalty, the sum of $5,000.00 (Five Thousand Dollars) for the first day and the sum
of $500.00 (Five Hundred Dollars) for each day thereafter on which the Tenant fails to open for business, as set
forth above. The cost of providing finished temporary hoarding, signage, painting and floor/ceiling finishes as
required will be back-charged to the Tenant.
G.2 Permits, Fees and Approvals
Tenant shall submit to Landlord, via certified or registered mail, at least five (5) days prior to the commencement of
construction, the following information:
a) Copy of building and all other permits needed to perform Tenant’s Work within the Leased Premises
b) The names and addresses of the general, mechanical, plumbing and electrical contractors Tenant intends to
engage in the construction of the Leased Premises, including a 24-hour emergency number
c) The actual commencement of construction date and the estimated date of completion of construction work,
fixture work, and date of projected opening
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d) Performance and payment bonds from Tenant’s general contractor and major subcontractors, including, but
not limited to the mechanical, electrical and plumbing subcontractors, in amounts satisfactory to Landlord,
to cover 100% of the contract amounts plus all change orders
e) If requested, itemized statement of estimated construction costs including architectural, engineering, and
contracting fees
f) Evidence of insurance with a company or companies authorized to transact business in the Province where
the Project is located, as required below
g) Tenant’s general contractor’s $2,500.00 security deposit. The security deposit will be held against any
breakage caused by Tenant’s contractor and shall be refunded when Landlord’s construction punch list is
completed and As-Built Drawings are received from the contractor
The Tenant is responsible for obtaining all permits, paying all fees, and obtaining all required approvals from any
Authorities Having Jurisdiction over his work. It is a good idea for all tenants when applying for their Building
Permit to, at the same time, pick up and/or apply for their Occupancy Permits. This step will save time and extra
trips in the future. Note: An Occupancy Permit is required before a Tenant may open for business. Prior to
receiving an Occupancy Permit, final inspection must be made by the following inspectors:
 Building Inspection
 Fire Department
 Health Department
Tenant shall have furnished Landlord with copies of all finalized permits; certificates of Occupancy or/and other
documentation issued by governing authorities certifying Tenant is cleared to open for business; and a copy of
business or other operating licenses.
G.3 Labour Affiliations
All contractors engaged by Tenant shall be reputable, bondable and licensed contractors in the Province in which the
Project is located possessing good labor relations, capable of performing quality workmanship and working in
harmony with Landlord’s general contractor and other contractors on the job. All work shall be coordinated with the
general project work. Work undertaken by Tenant at Tenant’s expense shall not be awarded to Landlord’s
contractor without Landlord’s written consent. Tenant’s contractors shall adhere to Landlord’s policy of a drug and
alcohol-free workplace.
Tenant’s contractors and construction shall comply in all respects with applicable federal, provincial and local
statutes, ordinances, regulations, laws and codes. All required building and other permits in connection with the
construction and completion of the Leased Premises shall be obtained and paid for by Tenant. Tenant and its
contractors shall comply with the guidelines for Tenant work procedures and temporary construction facilities set
forth in the Tenant Design Criteria Manual which may be issued from time to time.
All workers on this project must have labour affiliations or union agreements compatible with those of the
Landlord’s constructors. All costs due to walkouts or work stoppages resulting from a Tenant’s failure to comply
with this requirement will be charged to the Tenant.
G.4 Working Hours
Should construction progress of work preformed within regular working hours be insufficient to ensure a
satisfactory on-time store opening, the Tenant Coordinator may require that the Tenant’s forces work overtime or in
extra shifts. Tenant’s contractor, when first arriving on site, must check in with Landlord’s general contractor, who
will inform him of rules and regulations to be observed on this project.
G.5 Safety Regulations
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All persons on site in connection with Tenant Work shall comply fully with all safety regulations in force, and the
Landlord will cooperate with the concerned authorities in enforcing these regulations. Minors shall not be permitted
on the construction site at any time.
Landlord has retained a Fire Protection Consultant to analyze the applicable life safety and fire protection code
requirements. This Consultant has prepared a report that summarizes these requirements and sets forth certain
requirements and sets forth certain clarifications and equivalences that have been accepted by the Authority Having
Jurisdiction.
Landlord shall have the right to stop Tenant’s Work whenever necessary to obtain compliance with applicable
building and safety codes or the Landlord approved store working drawings and specifications.
G.6 Temporary Services
The Tenant will pay to the Landlord a Service Fee as a contribution toward the cost of the Landlord providing for
the Tenant the services identified herewith. See Exhibit C for fee calculations.
a)
Utility costs or charges for any services to the Leased Premises shall be the responsibility of Tenant from
the date Tenant commences work or is obligated to commence work, whichever is earlier
b) If necessary, Tenant will provide temporary heat for the Leased Premises during construction. No open
burners are permitted and only electricity may be used for temporary heat
c)
Temporary Electrical Service - Immediately upon taking occupancy of the Premises for the purpose of
finishing, the Tenant shall arrange to have the electrical service to the Premises energized. If the electrical
service is not available in the Leased Premises during construction, Landlord shall provide electrical
service in an area designated by Landlord. Tenants utilizing the Landlord’s General Contractor’s electrical
power for the purposes of finishing their premises shall be charged for it, and the Landlord cannot
guarantee its uninterrupted availability
d) Temporary Trash Removal - Landlord shall provide trash containers during the initial construction which
will start with the date Tenant starts construction in its premises and ends with the date Tenant opens for
business. Tenant shall not allow trash to accumulate with the Leased Premises or any other areas adjacent
to the Leased Premises. Additional service fee will be charged to Tenant for any costs incurred by
Landlord in removing trash from areas in and around the Leased Premises if Landlord determines that
Tenant or its contractor is responsible for such trash
G.7 Tenant’s Work by Landlord
All work performed or to be preformed by the Landlord for or on behalf of Tenant shall be paid for by the Tenant.
The Landlord shall obtain the Tenant’s approval for the work and for the resultant cost prior to commencement of
the work, if time permits. The approved costs shall be paid by the Tenant direct to the Landlord following the
completion for the work, or shall be deducted from the Tenant’s construction allowance (if applicable), at the
Landlord’s option.
G.8 Roof Work
Tenants shall not enter upon the roof of this project without the approval of the Tenant Coordinator. All Tenant
Work involving the roof enclosure, including openings through the roof and mounting equipment upon the roof,
shall first have the written approval of the Landlord. All such work shall be performed by the Landlord’s Contractor
at the Tenant’s expense. Tenant’s Engineer shall provide details showing how ceiling-hung mechanical and
electrical equipment is to be supported, including the weight at each connection to the structure. Tenant must receive
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written permission from the Landlord’s Structural Engineer in order to hang any equipment from the roof structure.
Cost of such review shall be at Tenant’s expense.
All rooftop equipment to be painted to match the colour of the Landlord’s equipment.
No roof-mounted antenna or satellite-receiving dish is permitted unless approved in writing by the Landlord with
respect to location and detail.
G.9 Reviewed Drawings
Landlord or its architect and/or engineer shall review Tenant’s plans and specifications for compliance with the
provisions of Exhibit C and this Tenant Design Criteria Manual. In addition, Landlord shall assign a Tenant
Coordinator(s) to work with Tenant and Tenant’s Architect, engineer and contractor for the design and construction
of the Leased Premises. The cost of reviewing Tenant’s drawings shall be in addition to the Service Fee. See
Exhibit C for fee outline.
No Tenant’s construction may proceed until the applicable drawings have received the Landlord’s review, and all
Tenants Work shall be constructed as shown on reviewed drawings. A complete set of drawings bearing the
Landlord’s approval stamp shall be kept on site by the Tenant’s Contractor at all times for the ready reference of
authorized persons. Contractors using drawings not having the Landlord’s review stamp will be refused permission
to work on site.
G.10 Access to Leased Premises
Tenants having rear service doors shall use same for all routine access to Leased Premises. Tenants having no
access other than from the mall shall use routes of access as shall be designated by the Landlord. Oversize objects
may be delivered to the leased premises only via mall routes similarly designated.
G.11 Use of Mall Floor
Tenants shall not enter upon the mall floor, except as noted in Section G.10 above, without the prior approval of the
Landlord. Temporary scaffolding mounted on rubber-tired rollers will be permitted on the mall floor for Tenant
storefront work, by prior arrangement with the Landlord. The Leased Premises must be enclosed immediately after
the commencement of the Tenant’s Finishing Period either with the permanent storefront or a temporary plywood or
drywall hoarding.
G.12 Insurance and Security
The Tenant shall maintain and or cause their contractor(s) to maintain, at their sole cost, insurance in effect
throughout the whole Finishing Period, naming the Landlord as an additional-named insured, as follows:
a)
Comprehensive General Liability Insurance with respect to the construction, in an amount not less than
$5,000,000.00 for any one injury to or death of one or more persons and loss or damage to the property of
others in or about the Premises
b) A Builder’s Risk Property Insurance covering all permanent construction and temporary work against all
risks of physical loss or damage, for not less than the total contract price of the Tenant’s Work
c) If required to do so by the Landlord, the Tenant shall provide certificates of insurance in a form acceptable
to the Landlord
d) See Exhibit C for more detailed requirements
e) Store security during the Finishing Period is the responsibility of the Tenant
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All insurance required under this clause will be on terms and conditions satisfactory to Landlord including an
undertaking by the insurers to give thirty (30) days prior written notice to Landlord of any material change in,
cancellation of, or termination of such insurance.
Provided that is the breach or non performance of any of the covenants or agreements herein contained on the part of
Tenant shall immediately endanger the Premises or any other of the building or property in or on the Project, or
result in the voiding, cancellation or threatened cancellation of any insurance policy affecting such buildings or
property or part thereof; Landlord may, without terminating the Lease and after giving such notice, as is reasonable
in the circumstances, enter the Premises and take such action including removing Tenant and any persons and
property from the Project, as is reasonably required to remove or abate the cause or the danger of voiding or
cancellation of the policy, and Landlord shall not be liable for any damages of any kind arising out of such action.
Tenant shall indemnify and/or cause their contractor(s) to indemnify, defend and hold harmless Landlord,
mortgagee, and any persons, firms or corporations designated by Landlord, if any, from all costs, liability, claims,
damages or expenses due to or arising out of any work done by, or act, neglect or omission of Tenant or its servants,
employees, agents, contractors, invitees, or other persons for whom Tenant is in law responsible in and about the
Project or due to or arising out of any breach by Tenant of any provision of Exhibit C and hereby assumes all risk of
damage to property or injury to persons about the Premises from any cause arising from Tenant’s construction.
G.13 Parking
Tenants and Tenant’s Contractors shall park vehicles on site only in areas designated by the Landlord or his
contractor for this purpose.
G.14 Damage to Property
The Tenant shall be held responsible for any damage to Landlord’s property resulting form the actions of the Tenant,
his contractor or his suppliers. Note particularly that any damage to sprayed fireproofing installed by the Landlord
shall be repaired by the Landlord and back-charged to the appropriate Tenant.
G.15 Temporary Storefront
If Tenant is not open for business in the Leased Premises and Landlord’s Project is open, or if, in Landlord’s sole
judgment, Landlord determines that a temporary storefront is necessary so as not to disrupt the construction, opening
or operation of any portion of the Project, then Landlord shall install, at Tenant’s expense, for Tenant’s use during
construction a full height temporary barricade approximately on the storefront lease line or behind the storefront
glass. Tenant shall reimburse Landlord for the temporary storefront. Upon completion of Tenant’s construction and
fixturing in the Leased Premises, Tenant shall remove, disassemble and dispose of such temporary storefront.
G.16 Coming Soon Sign
If during Tenant’s initial construction, tenant fixturing and merchandise stocking, the Project is open (or shall open)
for business, Landlord will provide and install, following the earlier to occur of (a) erection of the initial
construction barricade, or (b) completion of the storefront for the Leased Premises, a “coming soon” sign on the
front (barricade or storefront, as the case may be) of the Leased Premises. Tenant shall reimburse Landlord for
providing such sign.
G.17 Clean-Up
Tenant shall cause its contractors to maintain the Leased Premises and the common areas adjacent thereto affected
by Tenant’s Work in a clean and orderly condition during construction. Flammable waste must be confined to
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covered metal containers until removed by Tenant. If Tenant fails to clean up, Tenant hereby authorizes Landlord to
clean up for Tenant at Tenant’s expense.
G.18 Full Payment
Upon Landlord’s request, Tenant shall satisfy Landlord that adequate arrangements have been made to insure that all
Tenants’ contractors shall be paid in full for work ordered by Tenant.
G.19 General
All work on this project shall be performed by skilled workers using new material, to the highest standards, of
current good construction practice.
Workers on site shall use only those washroom facilities and water resources designated for construction personnel.
Landlord shall have the right to perform, at Tenant’s expense, any of the Tenant’s work which Landlord determines
in its sole discretion be performed (a) immediately and/or on an emergency basis for the best interest of the Project,
(b) to the extent required for Landlord’s compliance with all applicable building codes, (c) to the extent necessary to
obtain any Certificate of Occupancy required by Landlord or any other tenant in the Project or (d) to the extent
necessary for Landlord to maintain order with respect to the scheduling of work within the Project, to observe safety
precautions and to preserve Landlord’s warranties.
Tenant’s Work shall be subject to the inspection and approval of Landlord and Landlord’s architect and consultants.
All work performed by Tenant shall be performed so as to cause no interference with other Tenants and the
construction and operation of the Project. Tenant will take all precautionary steps to protect its facilities and the
facilities of others affected by Tenant’s Work and properly police same.
Upon and from the completion of Tenant’s Work in the Leased Premises and acceptance by Landlord’s architect,
Tenant Contractor shall provide a minimum one-year warranty on all work, materials, and equipment to Landlord.
Landlord shall have the right to order any Tenant or Tenant’s contractor who willfully violates any of the above
requirements to cease work, and to remove himself and his equipment and employees from the Project.
Please contact tenant coordinator(s) with any questions.
DAWN MACINNES
Tenant Coordination | Western Region
11012 Macleod Trail S, Suite 750
Calgary AB T2J 6A5
P: 403.225.5357
E: [email protected]
KATIE WIEBE
Tenant Coordination / Western Region
11012 Macleod Trail S, Suite 750
Calgary, AB T2J 6A5
P: 403-225-4744
E: [email protected]