Markville Design Criteria

C AD I LL AC
V1. 3
FAI RVI E W TE NANT D E SIG N CR ITE R IA
M a r c h
2 011
TA B L E O F C O N T E N T S
Welcome to: Markville Shopping Centre

Markville Shopping Centre Location and
Contact Information
1.0
Landlord Control Zone

Design Guidelines
Finishing Standards
Lighting
Storefront Closures
Security Systems
Signage and Graphics
8
10
13
20
22
26
27
5.0
Food Court Design Criteria

2.0
2.1
2.2
2.3
2.4
2.5
2.6
3.0
Architectural Design Criteria

1.1
1.2
1.3
1.4
1.5
1.6
1.7
2.0
4.0
General Food Court Information

Food Court Design Guidelines
Finishing Standards
Lighting
Storefront Closures
Equipment
Signage
37
38
42
50
52
53
56
Storefront Sections, Details

3.1
3.2
3.3
3.4
Markville Shopping Centre Key Plans

Bulkhead Conditions A, B, C (lower level)
Bulkhead Condition D (upper level)
Bulkhead Condition E (upper level)
61
65
66
70
6.0
Engineering Criteria
4.0
4.1
4.2
4.3
4.4
4.5
General Information
Mechanical System
Plumbing System
Electrical System
Sprinkler and Standpipe System
Structural System
77
78
81
83
85
86
5.1
5.2
5.3
5.4
5.5
5.6
5.7
5.8
Tenant Construction
Site Regulations
Hoarding & Enclosure of Premises
Health & Safety Regulations
Insurance Certificates & Building Permits
Construction Deposits
Construction Violations & Fines
Construction Completion
89
91
96
98
99
100
101
102
Site Rules And Regulations
Submission Guidelines
6.0
6.1
6.2
6.3
6.4
General Submission Guidelines

Preliminary Drawings
Architectural Working Drawings
Sample Boards
Mechanical and Electrical Drawings
105
106
107
108
109
TENANT DESIGN CRITERIA
Introduction
INTRODUCTION
Welcome to Markville Shopping Centre
This manual outlines design criteria, procedures, requirements and recommendations which have been developed by the Landlord for the
purpose of assisting the Tenants of Markville Shopping Centre in the development of their leased premises. Tenants, their designers and
contractors must acquaint themselves thoroughly with the material herein so their design and construction can proceed in a coordinated and
expeditious manner.
The individuality of the storefront faade and retail image can be expressed by modern and traditional elements. The Landlord will provide a
building shell for the insertion of tenant storefronts, signage and tenant merchandising systems. Each Tenants storefront shall have a variety
of planes to create a definite three-dimensional feel, and to avoid the flat, open storefront that speaks of absence of design. The shape of
the storefront should not emphasize the position and shape of the front lease line. Rather, it should provide an interesting shape to the mall,
through imaginative positioning of sign bulkheads, the location and geometry of display windows and entrances, and by the subtle marrying
of the mall flooring with the Tenants floor finishes. Each design shall be dealt with individually and no other previously approved exception
shall create any precedence in these matters.
Tenants are required to employ competent professionals in the fields of design and contracting relative to their development work. All
submissions must be prepared, signed and sealed by a REGISTERED ARCHITECT, INTERIOR DESIGNER and/or ENGINEER. The firms or
individuals nominated by Tenants to direct these functions are subject to the approval of the Landlord. Please contact the Landlord for
restrictions with regards to contract employees (i.e. All trades in Ontario must be unionized, Bill 124).
Note:
The drawings contained in the Schedule C are included for illustrative purposes as an aid for Tenants compliance with the design criteria
set forth herein. The Landlords actual configuration and design of the property, as constructed, may vary in certain aspects from such
drawings. In case of deviations between the design criteria drawings and those of the Landlords lease outline drawings, the latter will apply.
Also, any conflict between the Schedule C and the provisions of the lease with respect to the obligations of the Landlord and
the Tenant or the payment of work, the provisions of the lease shall control. The Tenant must verify all conditions on site.
Markville Shopping Centre is an operating shopping centre, and Tenants who have construction to carry out are required to remember this
when scheduling and directing their work. The Landlord requires the active cooperation and consideration of all concerned, so that interference
with business of operating merchants is kept to a minimum.
All questions, submissions and proposals relative to Tenant work should be directed to the Landlords representative.
*
The Landlord reserves the right to amend or add to the information in this Manual at any time and the tenant is obligated to abide by
such changes upon notification.
The design of each Tenants storefront plays a very important role in creating an exciting retail atmosphere. Therefore, the Landlord insists that
Tenants look beyond the ordinary to create a dramatic store design with a unique identity.
L O C AT I O N & C O N TA C T I N F O R M AT I O N
Markville Shopping Centre Contact Information:

General Manager:
John Barclay
barclayj@cadillacfairview.com
Retail Manager & Landlords Representative:

Sandra Lorentiu
LorentiuS@cadillacfairview.com
Marketing Director:
Winnie Wong
winnie.wong@cadillacfairview.com
Operations Manager & Landlords Representative:
Steve Lingum
steve.lingum@cadillacfairview.com
Manager, Security & Life Safety
Brian Randall
Brian.Randall@cadillacfairview.com
Markville Shopping Centre

5000 Hwy 7 East at McCowan Road
Markham, Ontario L3R 4M9
Guest Services: (905) 477-6600
Fax: (905) 940-2239
Leasing Representative:
Robert Ryan
Robert.Ryan@cadillacfairview.com
416-598-8401
Cadillac Fairview Contact Information

Head Office
20 Queen St. West, 5th Floor
Toronto, ON, M5H 3R4
(416) 598-8200
Tenant Coordinator:
Kelly Wall
kelly.wall@cadillacfairview.com
416-598-8498
SECTION 1.0
Architectural Design Criteria
1.1
LANDLORD CONTROL ZONE
The first 10-0 from the storefront lease line (across the entire width of the store) into the Tenant space, has been designated as a Landlord
Control Zone. As the appearance and design of this zone is critical to the overall store appearance all finishes, graphics, signs, materials and
methods of presentation are subject to the Landlords approval. The storefront area is specifically reserved for creative product presentation. All
Tenants must comply with the following requirements:
The storefront areas are specifically reserved for creative product presentation. The use of such areas for mass product
presentation and/or in store shopping is prohibited. All areas exposed to public view are especially subject to approval by the
Landlord. Particular attention shall also be paid to conformance with the technical design criteria for Tenant HVAC, plumbing,
and electrical work.
Interior display platforms are to be provided at the faade show windows.
Particular attention shall be paid by the Tenant to the visual organization of the storefront within the control zone, as well as
the rear and side walls of the sales area. All finishes, graphics, signs, materials, and methods of presentation are subject to
Landlord approval.
Display fixtures or merchandise, either temporary or permanent, must be placed behind the Tenants entry door closure line.
Merchandise racks and display features must not block customer traffic flow in and out of the store.
Layout of the store, fixture locations (both permanent and moveable) are explicit requirements of the Schedule C and as such
must be included in the submittal and receive approval, as provided herein. The Landlord will not permit reshuffling or
additional fixtures or signs (both permanent and moveable) unless their design and location received written approval prior to
installation.
General stock must be contained within stockroom areas specifically designed for this purpose. All stock shall be hidden from
public view. No open warehouse concepts will be allowed.
Freestanding temporary signage or poster holders are not permitted outside of the Tenants closure line and are subject to
Landlord approval in the Landlord Control Zone. They must also be located so traffic flow in and out of the store is not impeded.
Television monitors (if permitted in the Landlord Control Zone) must be incorporated into the overall storefront design 24 beyond
the lease line. Monitors must be approved (for size, style and content) by the Landlord and are not permitted to transmit
sound into the Landlord common area.
Speakers are not permitted in the Landlord Control Zone and sound from within the Tenants space is not permitted to
transmit sound into the Landlord common area.
The use of duratrans, transparencies, or graphic light boxes must be set back behind glass minimum 2-0 from the lease line. The
use of illuminated graphic boxes or posters at the storefront shall be part of an overall storefront presentation that includes other
elements such as display fixtures and merchandise. Graphic light boxes at lease line will not be permitted.
LANDLORD CONTROL ZONE continued
Where perfume, pets, cosmetics, health, bath and beauty products are sold, an exhaust system (for negative pressure air flow) is
required to prevent strong scents and smells from infiltrating the Landlord common area. Exhaust systems are also required
for hair, beauty and nail salons where strong scented chemicals are utilized, so as to prevent scents and smells from infiltrating
the Landlord common area.
Where service counters or automated service equipment make up a portion of the storefront, they must be recessed from the
lease line a minimum of 24. Adequate space must be provided for the queuing of all customers within the leased premises. The
location of interactive electronics installations or customer activated payment machines must be within the leased premises and
may not constitute a visual element of the storefront.
All cash registers must be installed in recessed positions and be kept at lest 36 away from the storefront lease lines and in such a
manner as not be readily visible from the common area.
The Tenant must match mall border tile from the lease line to the Tenants storefront line and/or closure line. The Landlord may
require the Tenant to extend the mall tile finish further into the premises to an interesting and architecturally reasonable location.
A high quality hard surface flooring such as wood flooring, stone, or ceramic tile shall be provided throughout this zone.
Carpeting will not be permitted.
Ceiling materials shall be gypsum board, wood, or other type of hard surface material. Acoustical ceilings and open ceilings
are not permitted.
Recessed incandescent or halogen down lights shall be used. Compact fluorescent fixtures are not permitted.
Placement of track lighting in display windows must be recessed or concealed from mall side view.
Sprinkler heads in the ceiling shall be the fully recessed type with cover plates.
All walls within this zone shall be provided with high quality finish materials. Plain painted drywall, slat wall or pegboard
surfaces, are not permitted.
Compatibility with adjacent and previously approved storefronts will be considered as one of the criteria for approval.
Should there be existing conditions that do not meet this criteria for whatever reasoning, the criteria as it is written, shall
take precedence.
Any installation that does not conform with this criteria, the Landlords review notes, or have the Landlords prior written
approval will be removed by the Landlord at the Tenants expense. Any costs incurred by the Landlord with regards to
such actions, are subject to a 15% administration fee. The Landlord shall not be held responsible for the condition,
storage, or the return of any such removed installation. The Landlord shall not be held responsible for any loss of
goods, or loss of business as a result of these actions. All items removed will be disposed of at the time of removal. The
cost of such disposal shall be charged back to the Tenant, including all administration fees.
1.1
1.2
10
DESIGN GUIDELINES
Designers are urged to utilize a variety of planes in their storefronts to create a definite three dimensional feel and to avoid the flat, open
storefront which speaks of absence of design rather than a considered approach. The shape of the storefront should not emphasize the
position and shape of the front lease line, which by its nature is predictable. It should foster a statement of interesting shape to the mall by the
imaginative positioning of sign bulkheads by the location and geometry of display windows and by the subtle coordination of the mall tile with
the Tenants floor finishes at interesting and architecturally reasonable locations.
Food Tenants whose spaces are not located within the immediate food court section, must locate their storefront counters a
minimum of 2-0 behind the lease line, and follow the guidelines for foodcourt finishes in the service areas.
1.2.1
STOREFRONT OPENINGS
Storefront openings are to have a minimum height of 9-0 (unless

otherwise specified) and should be sufficiently enclosed to work with
the elements of the mall.
Openings are to be a minimum opening of 6-0 wide; however, they

should not exceed 50% of the entire storefront .
The Tenant shall maximize the use of transparent glass to maintain a

show window type concept.
Solid straight bulkheads dropped above the floor across the entire
storefront, and wide-open storefronts with only a sign panel hung
into the opening are not permitted.
Ratio of storefront opening, glazing and permitted solid surfaces: 50%

open, 30% solid, 20% glazing
1.2.1.1 CORNER LOCATIONS
For Tenants located on corners, a secondary entrance may be required.
Tenant may utilize the corner for the entrance into the space
One sign is permitted on each elevation.
Each elevation must incorporate display windows for transparency into

a Tenants space.
DESIGN GUIDELINES continued
1.2.2
1.2.3
STOREFRONT DECORATIVE PROJECTIONS
Decorative and three-dimensional elements such as sconce lighting,

architectural details, etc., are encouraged to create interest and visual
harmony to the storefront. Natural and high quality materials such as
stone, brick, wood and metal are encouraged.
Tenants storefront construction is not permitted to project beyond

the lease line (refer to relevant storefront condition) except for
projecting elements such as signage, light sconces and other decorative
elements that are approved by the Landlord.
STRUCTURAL
Tenants storefront must tie into existing building bulkheads including closure grilles and signage. Submission of drawings are to
include detailed sections of the tie-in.
All storefront treatment shall be the full width and height of the storefront opening, and shall abut the demising piers. All
storefront construction shall be self supporting. No portion of the storefront construction may be suspended from the mall
bulkhead and must secure to the deck above.
Where elements of the storefront (such as overhead grille closures) are used, structural engineering drawings must be submitted
with design drawings.
Structural steel support columns must be buried within the mall demising cap or within architectural detailing on the storefront.
Under no condition will structural steel columns be allowed to be covered with simple surface finishes.
Where demising piers are damaged due to previous construction, the Tenants contractor shall repair/replace all finishes and/or
tiles and grout to match the standard mall layout, at the Tenants expense.
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1.2
12
1.2
1.2.4
PARTITIONS
At a minimum, Tenants must use gypsum board and steel studs that contain recycled content.
Interior wall construction is to be composed of non-combustible metal stud framing with 5/8 gypsum board, taped, sanded and
finished on both sides. Cement board shall be used in lieu of gypsum board where required in waterproofing walls around
wet areas. Metal stud framing shall extend up to the structure above as required so the wall is adequately braced and supported.
Demising walls, which separate adjacent Tenants or walls adjacent to a mall service corridor, shall be constructed to provide a
minimum one-hour rating as required by code.
All grout shall be sealed in areas of moisture or grease producing equipment.
All drywall partitions are to be non load-bearing.
Demising walls by Landlord, which separate adjacent Tenants, or walls adjacent to a property service corridor will be constructed
to provide a minimum two-hour rating as required by code for restaurants, and a one-hour rating for retail.
If, in the Landlords opinion, sound insulation is required to ensure sound transmission between two Tenants is minimized, the
Tenant shall provide and install such insulation at Landlords direction and at Tenants expense.
Tenant shall be responsible for maintaining the code-required fire rating at all demising wall penetration (duct work, piping,
conduit etc.). This work shall include the installation of fire stops, fire dampers and fire rated penetration seals as required by code.
WALL CONSTRUCTION NOT PERMITTED:
Wood stud construction
Modifications to the exterior walls of the building shell
F I N I S H I N G S TA N D A R D S
The storefront materials are critical in creating the overall atmosphere and look for each Tenant. Tenants are required to provide a high quality,
well-detailed and unique interior and exterior environment. All materials, including flooring, walls, ceilings and lighting, are to be a high
quality, durable and long lasting material with minimal maintenance requirements. Finishes are to be installed over a durable substrate and
all storefront finishes shall be fire retardant and comply with local fire code requirements. All trade fixtures shall be first class new fixtures with
durable finishes consistent with the anticipated public exposure.
Although not mandatory, tenants are encouraged to incorporate rapidly renewable materials such as: bamboo, cork, linoleum,
wheatboard, etc, as part of their fit-up. Materials that can be replaced by renewable products include partitions, furniture, flooring,
wall coverings and panel products. Review all room and finish schedules and consider the use of renewable materials to replace those
typically specified. Indoor air quality should also be considered when selecting a product. Associated sealants, adhesives, coatings
and paints should be investigated to ensure they meet the volatile organic content (VOC) limits.
1.3.1
GENERAL FINISHING REQUIREMENTS
1.3.1.1 FINISHED WOOD & WOOD VENEERS
Finished wood used in the storefront and interior shall be kiln-dried hardwood with a mill-quality finish and shall receive an
approved fire-retardant coating or treatment. Joints must be sealed tight from grease and food particles.
Tenants are encouraged to use FSC (Forest Stewardship Council) certified wood for their wood based products). Some of the
most likely wood based products used in a Tenants space are: paneling products, wood doors, finishes (including flooring) and
permanent furniture and carpentry.
1.3.1.2 PLASTIC LAMINATES
Plastic laminates (not solid colours) may only be used as storefront facing material if affixed to a plywood base of an appropriate
thickness, and if joints between adjacent panels of the material are concealed in an acceptable manner; exposed butt joints are
not permitted.
Plastic laminates may be considered on the overall quality of design and application
Plastic laminates used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be
even, straight and sealed tight.
Identification of all seaming details and grain direction must be shown and detailed in drawings.
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1.3
1.3
14
F I N I S H I N G S TA N D A R D S c o n t i n u e d
1.3.1.3 METAL
Metal may be used in architectural detail, hardware panels and other applications. The gauge, detailing and finish of all metal
surfaces must be suitable for food service and heavy wear. Allowable finishes include polished, brushed, factory-applied paint
and natural if appropriate. Stainless steel finishes are encouraged and most accepted by the Health Department. Anodized
finishes are not allowed. Landlord must review any artificially weathered patina finishes for acceptability. Copper, brass and
bronze are not allowed in food preparation areas per local code.
All metal used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be even, straight
and sealed tight. Heavy gauge or textured metals are required for large flat panel areas to avoid oil-canning.
1.3.1.4 STONE
Granite, marble, limestone, slate and other natural stones are encouraged for the qualities of substance and elegance that it
brings to storefronts and interiors. Granite is particularly suitable as a counter material due to its highly durable nature. Stone
may be used in a variety of available natural finishes such as flamed or honed for vertical applications or polished for countertops.
In all cases, installations must be suitable for food service and extended wear.
The reflective surfaces of polished stone installations require a high degree of detail and craftsmanship to be executed properly
and should only be used in small areas. All stone joints, maximum 1/16, shall be neat, even and regular. An eased and polished
edge is required at all exposed joint, edges and corners. Careful and craftsman-like details are required at all transitions between
stone and other materials. Some stone and grout may need to be sealed at levels where it could be stained.
1.3.1.5 TILE
Natural stone tile is preferred for its substance, elegance and durability. However, as limited accents, tile may be used as a
decorative feature to natural stone surrounds. Decorative, non-glossy porcelain tiles or intricate mosaic tiles may be used as
accents and in limited field applications. Tile, as an overall finish material is not acceptable. All horizontal tile corners and edges
must be bull-nosed or covered. If used on three dimensional volumes, tile must cover all surfaces or be suitably trimmed at
the corners. Tile edges may not be left exposed.
1.3
1.3.2
MATERIALS & APPLICATIONS
15
Tenants are required to install a minimum 4 high durable storefront base. The base
must be of highly durable material suitable for withstanding contact with maintenance
equipment and cleaning solutions, i.e. stone, masonry, metal, etc.
Materials such as rubber, vinyl or plastic laminates are not suitable surfaces for this
application and are not permitted.
All natural materials must be sealed to protect against direct penetration. Where such materials are used, the Landlord reserves
the right to request they be refurbished on a periodic basis or be refurbished by the Landlord at the Tenants expense.
Base materials must be scribed to the floor line - caulking is not permitted.
1.3.2.2 GLAZING MATERIALS
Storefront glazing must be of tempered glass (minimum or 12mm thick). Note: tempered glass stamp must be placed in a
clear and visible location.
Joints are to be sealed with a continuous bead of clear silicone or glass clips (minimum of two clips between each panel) may be
used to secure and stabilize panels.
At the discretion of the Landlord, the storefront design may incorporate glass directly to the floor without a base, but it should be
understood that the centres common area floors are wet mopped using liquids and rotary brushes. Hard surface base materials
are recommended to avoid damage to glazing materials.
Gaps between panes are not to exceed .
Glass specifications are to conform to all building code requirements.
Reflective glass (including the extensive use of mirror) is not permitted on storefronts or in the storefront entry zone. Tenant is to
provide shading or reflective film over large glass areas receiving direct solar exposure.
1.3.2.3 PAINTS, COATINGS, ADHESIVES & SEALANTS
Tenants are required to use low emitting adhesives and sealants during their fit-ups.
All paint and other such coatings used in the construction of a Tenants space must have a low VOC (Volatile Organic
Compounds) rating.
New environmental regulations, and consumer demand, have led to the development of low-VOC and zero-VOC paints and
finishes. Most paint manufacturers now produce one or more non-VOC variety of paint. These new paints are durable, costeffective and less harmful to human and environmental health.
1.3.2.1 BASE MATERIALS
1.3
16
1.3.2.4 FLOORING
Tenants are required to supply and install the same flooring material and pattern between their
front lease line and storefront closure line as that installed by the Landlord in the adjacent mall
area, and may be required to carry the tile in further as per Landlords request. Landlord flooring
can be purchased from the Landlord. Please contact the Landlords Representative for further
details.
All transitions between floor finishes of unequal thickness are to be accomplished by a gradual
transition with floor leveling (a minimum of 3-0) compound to create a smooth and level
walking surface. Tripping hazards such as carpet trim strips and noticeable reducer trim are not
permitted. Vinyl transitions are not permitted.
All flooring must have a ten year commercial grade warranty.
Carpeting, if used in the sales area, shall be of the highest quality. Commercial grade high quality
loop pile or loop/cut pile combination carpeting is required.
Tenants are encouraged to use carpeting that contains recycled content. However any
carpeting in the back of house portions of the Tenants space must contain recycled
content.
Tenants are to use low-emitting carpets for all carpets installed as part of their fit-up.
Single colour low profile all loop carpeting is not permitted.
Vinyl tile or any other sheet goods flooring and simulated materials are not permitted.
In restrooms, Tenant shall provide non-slip quality tile, porcelain ceramic tile floor or other
impervious floor material which complies with local jurisdictions. Tenant is specifi cally prohibited
from using vinyl sheet flooring, vinyl composition tile or any similar material in the Landlord
Control Zone
Tenant floor finish within the storefront must be level with the Landlords mall floor finish.
Detailing and construction methods for feathering or cutting of any Tenant flooring to meet the
mall floor level is subject to the Landlords approval.
All proposed coring of the concrete slab floors must be submitted to the Landlord, for review
by Landlords structural engineer, a minimum of 30 days before the proposed coring date. Submittal
requests shall be in sketch form showing framing in the general areas, gridlines, existing penetrations
and proposed penetrations for all trades. In addition, a large scale drawing of the existing
enforcement in the area of proposed penetrations, based on an X-ray investigation must be included.
Cutting of the reinforcement must be avoided during coring.
1.3.2.5 CEILINGS
Individual access panels shall be provided to allow access to the Landlords or Tenants pull boxes,
damper control, valves, junction boxes, or other equipment. Tenant is to coordinate this with the
Landlords Representative.
All ceilings and associated framing, furring and blocking shall be non-combustible material.
Absolutely no wood of any kind shall be used above any ceiling or soffit. Painted gypsum board
ceilings or other high quality non-combustible ceiling materials are permitted.
Acoustical ceiling systems are not permitted in the sales area; however, they may be used in
the storage rooms and other such areas. At a minimum, Tenants must use ceiling tile (for back of
house) that contain recycled content.
All ceiling construction is to be properly supported. Drywall bulkheads and other suspended
objects are not to be supported solely by wire suspension systems and must be properly
braced to the building structure. The Landlord recommends the use of Unistrut Metal Framing
or a similar system. No puncture through roof deck for any type of ceiling or element suspension
will be permitted.
Wood ceilings are not acceptable ceiling material, except where installed in accordance with the
following: (1) All wood must be fire retardant; and (2) the wood trim or panels must be installed
on the underside of a gypsum board ceiling so no wood is exposed to the plenum space above
the ceiling.
A wide opening ceiling, spanning an area greater than 30% is not permitted; however, may be
considered based on its design merits should it incorporate other elements such as suspended
ceiling panels, bulkheads, etc. (Acoustical ceiling tiles are not permitted in the sales area). These
elements add character to interior store design. Should an open ceiling concept be approved,
all structural, mechanical and electrical elements above the sales area are to be cleaned, painted,
and built in compliance with code and plenum return requirements.
17
1.3
18
1.3
1.3.3
MATERIALS PERMITTED
The use of the following materials are permitted:
Tempered glass (minimum of 1/2 or 12mm

thick) for framed glass

thick) for showcases
Glass block
Sandblasted or stained glass
Marble, granite, ceramic tile, brick
Polished or hand-cut stone
Precast concrete elements (i.e. columns,

pilasters, mouldings)
Glass fibre reinforced gypsum
Solid surface, laminates or equal (pattern

subject to Landlords approval)
Anodized aluminum
Electrostatic colours metals
Stainless steel
Polished, brushed or textured metals
Finished grade hardwoods, painted or stained
Natural Stone
Stainless Steel
Tile
Wood
Corian
Glass
Glass Tile
Granite
Concrete
1.3
1.3.3
MATERIALS NOT PERMITTED
19
Plywood
Pegboard
Plastic Laminate
Continuous Slatwall
Chipboard
Plaster
Stippling
Foil
Mirror
Mirror finishes
Glossy or large expanses of acrylic or plexi-glass
Vinyl or fabric wall coverings
Rubber, vinyl or plastic laminate baseboards
Painted drywall or stippled finishes
Continuous slat wall
Field painted metal
Continuous pegboard
Venetian plaster
Stucco/Dryvit
Imitation brick
Foil face laminates
Plywood panelling
Vinyl or resilient flooring
False brick or rusticated stone
Imitation wood grained laminates
Foil faced laminates
Softwood for counter millwork or trims
Plywood paneling or any unfinished wood

composite
Plastic laminates
Painted gypsum board wall
The use of the following materials is not permitted:
1.4
LIGHTING
20
Pendant Fixtures
Trough Lighting
Cove Lighting
Pendant Fixtures
Combination Lighting
Combination Lighting
Accent Lighting
General Lighting
Chandelier
LIGHTING
Lighting greatly influences the perception of storefronts, displays and interiors. It also distinguishes the well-designed retail environment from
background and support areas. The owner does not provide lighting for Tenant storefronts. General illumination will not be adequate to light
storefront merchandise. Tenants are asked to follow the guidelines listed below:
All lighting designs must incorporate energy efficient lighting and shall be of a high quality commercial grade.
Tenant storefront display lighting is to be of an approved type, recessed light or track light. All storefront track lights must be
recessed or concealed from mall view.
Colour temperatures and CRI must be defined with detailed specifications. CRI must be 80 or higher.
Lamps within the lighting fixtures shall not be directed to shine or to be visible from the mall and is not permitted to spill onto the
Landlord common area. Where Tenant uses up lighting to illuminate storefront bulkhead, lighting must not spill onto Landlords
bulkhead/ceiling above.
All lighting fixtures shall be constructed and installed to be glare free.
Specific Landlord approval is required for the use of coated metal halide lighting. For consideration, information must be
submitted which documents the quality of the light and style of fixture. (ie. copper)
Fluorescent lighting without lenses will not be permitted anywhere in public areas of stores. Exposed fluorescent tube fixtures are
to be used in non-public storage areas only. All fluorescent lighting shall utilize lamps, which provide colour corrected light
appropriate for a retail environment (3500K). Fluorescent lighting must be used in combination with directional and/or spot lights.
Recessed compact fluorescent pot fixtures should be provided with parabolic diffusers and should have a have a colour
temperature ranging between 3000K - 3500K. NOTE: These are not permitted in the Landlord Control Zone.
Recessed incandescent can-type fixtures must have specular or semi-specular Alzak reflectors, coilex baffles, or other glare free
shielding devices.
Mercury vapour or high pressure sodium lamps, strobe, spinner chase or moving types of lighting are not permitted.
Exposed, unshielded neon tube lighting of any kind is not permitted.
Should LEDs be considered, note that the performance largely depends on the ambient temperature of the operating environment.
Driving an LED hard in high ambient temperatures may result in overheating of the LED package, eventually leading to device
failure. Adequate heat-synching is required to maintain longevity.
Tenant is required to provide a diffuser when linear lighting (fluorescent, strip lights, etc.) are used as cove lighting to illuminate
storefront bulkhead. Lighting in cove to be stagger-mounted to prevent uneven light distribution.
Tenants on the lower level of a multi-storey shopping centre must ensure that bulkhead and signage lighting lamps are not visible
from above.
The installation and use of automated lighting controls is mandated for back of house applications where lighting is not required
constantly (ie. office, washrooms) and/or does not a compromise the health and safety of the employees and the space.
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1.4
1.5
22
STOREFRONT CLOSURES
CLOSURE CONDITIONS
Storefront doors are to be substantially made of glass or of a visible nature to the Tenants store interior and must be a minimum
of 9-0 high.
No open folding grille closures are permitted. All must have tempered glass or perforated metal inserts.
Where sliding and overhead grilles are being utilized, the storefront shall be designed to minimize the appearance of such doors
and grilles when open.
Closure grilles must stack within approved pockets, which conceal them from view. Spring loaded floor and ceiling locking-pins
must be used.
Ceiling tracks for folding doors must be cleanly recessed into the bulkhead and may only protrude from the bulkheads surface
and factory finished to match surroundings. Natural brushed aluminum finish shall be the base standard. All other finishes
require the specific approval of the Landlord.
All materials used in closure systems, sliding, or swinging doors are subject to the Landlords approval.
All closure types must be used interchangeably in all storefront types, except food court Tenants where no closure systems are
required.
Floor tracks, surface mounted striker posts, or wall channels are not permitted. Specifications (with structural site specific
drawings) for roll down grilles, must be submitted to the Landlord for separate approval prior to fabrication.
Garage doors are not permitted.
Closure systems are designated by type. See detail requirements for each closure system to follow.
1.5.1
EGRESS/EXITS
All interior and exit doors, frames, and hardware servicing the Tenants premises are to be furnished and installed by the Tenant.
New rear door installations will include masonite and steel corner guards to match base building.
Rear exit doors must be recessed and conform to all requirements of the Landlord and local jurisdictions.
Rear exit door to be a 3-0 x 7-0 60-minute UL rated hollow metal door with a welded steel jamb and steel hinges, painted to
match base building doors.
All exit doors will have a printed placard indicating Tenants name and space number per local code, to be provided by the
Landlord at the Tenants expense.
If any existing conduit, fixtures or utilities must be relocated due to the Tenants rear door placement, the Landlord will relocate
them at the Tenants expense.
STOREFRONT CLOSURES continued
1.5.1.1 FRAMELESS GLASS & DOOR SYSTEMS
Frameless Glass & Door System
If a metal framing system is used, the metal base and head member shall be stainless steel,
or solid colour metal (in factory finish only).
Doors must swing towards the common area and be on double acting hinges to be held
in the open position (with floor bolts and dust proof sockets) during business hours.
Doors must swing out, however not swing past the maximum storefront projection line or
the lease line.
When doors are in the open position, a minimum opening width of 6-0 must be
maintained.
Common area Landlord flooring from lease line to storefront closure is to be installed by
the Tenant at the Tenants expense.
Floor mounted hold open devices are not permitted. Floor bolts in dust-proof sockets
are required.
1.5.1.2 WOOD DOORS IN A GLASS STOREFRONT
Wood framed doors are permitted only if primarily constructed of glass (minimum 75%).
Hinges shall be pivot type - no butt hinges will be permitted.
Under some conditions wood storefront closures, trim and fittings will be permitted.
Such details must conform to flame spread ratings required by applicable building codes
and authorities having jurisdiction.
Wood Doors in Glass Storefront
1.5.1.3 HORIZONTAL STACKING DOORS
Horizontal Stacking Doors
Horizontal stacking doors are permitted provided that when in the open position, the
doors are completely concealed and stacked parallel to the demising wall.
The doors are to be glass with anodized aluminum head and base similar to Kawneer 1040
Sliding Front.
The overhead track must be installed flush with the finish ceiling bulkhead.
This type of closure must occur 24 beyond lease line
Common area flooring from must be installed from lease line to the closure line by the
Tenant at the Tenants expense.
23
1.5
1.5
24
1.5.1.4 HORIZONTAL FOLDING GRILLES
Folding grilles are permitted provided that when in the open position, the doors are
completely concealed in door pockets. All door pockets must have closure panels
complete with spring loaded touch latches or flush locks. The finish on the closure
panel must match the storefront finishes. Lexan inserts are not permitted,.
Surface mounted locks, handles, or knobs, are not permitted.
The grille is to have tempered glass inserts. Lexan is not permitted.
The overhead track must be installed flush (fully recessed) with the finish ceiling
bulkhead.
This type of closure must occur a minimum of 24 back of lease line.
Tenant must provide common area Landlord flooring from lease line to a point at least
6 beyond the closure line or as designated by the Landlord (on the drawings) at
Tenants expense.
Pocket door must be closed when grille is closed.
All floor sockets must be dust proof.
Horizontal Folding Grilles
1.5.1.5 OVERHEAD GRILLES
Overhead Grilles
Overhead grilles may be used provided they meet with local exiting codes with
regards to egress operation.
Overhead grilles are permitted provided that when in the open position, the doors are
completely concealed in drywall soffit areas above. All ceilings must have hidden
drywall service panels. Open grilles are not permitted.
All grilles are to be supported from the floor. Tenant to provide site specific structural engineers drawings (site specific) for all
overhead locations.
The overhead opening trims, must be installed flush (fully recessed) within the finished ceiling bulkhead.
This type of closure must occur a minimum of 30 back of lease line.
Common area flooring must be installed from lease line to the closure line by the Tenant at the Tenants expense.
In the event of an emergency, doors must be able to open manually.
Vertical guides must be completely recessed and integrated into the overall storefront design.
1.5.1.6 APPROVED CLOSURE SYSTEMS:
25
DYNAMIC CLOSURES:
Futura
Paravent
Centurion
Elegance
NATIONAL DAGENDOR MANUFACTURING LTD.
Supra
MOBIFLEX
Aeroflex
Royal
AMSTEL MANUFACTURING
Vista
1.5
1.6
26
SECURITY SYSTEMS
The Tenant is fully responsible for the security of the leased premises, all its contents from and after the time of availability for Tenant work.
Storefront electronic security systems and other shoplifting detection devices at the storefront must be located behind the closure line. Such
devices must be completely hidden from view and integrated with the Tenants storefront design. Electronic security systems, which obstruct
entry into the store are unacceptable as are any components which remain outside the storefront when the store is closed.
Any theft detection/security system must be indicated on the Tenants working drawings, and the Tenant shall submit shop drawings which shall
indicate size, location, design and appearance along with the overall design submission. No systems shall be installed prior to approval by the
Landlord. The Landlord may remove such system at Tenants expense. All wiring to security systems must be concealed from view. Power poles
or wiring channels exposed to view are not permitted.
Tenant may use the following:
Under floor antenna systems that are not visible to the public. Note: Verify structural capacity of this application with the
Landlord.
Suspended overhead bar type systems concealed behind a storefront soffit above the entry.
Small pod type systems on each side of the storefront opening. Pods must be enclosed in a millwork element, which coordinates
with the interior design and finishes of the store.
* Freestanding tower type systems are not permitted. All other systems are subject to Landlords approval.
ACCEPTABLE SECURITY SYSTEMS
UNACCEPTABLE SECURITY SYSTEMS
1.7
SIGNAGE & GRAPHICS
Store signage is for the purpose of identification only, and must be limited to trade name (as agreed in lease documentation with the Landlord)
and logo. Advertising or product names may not be displayed as part of the overall signage. The installation of all Tenant storefront signs shall
be conducted in accordance with the sign criteria listed below. All interior signs are subject to prior written Landlord approval.
27
All signs will be reviewed with compatibility to surroundings as part of the approval process. The Landlord reserves the right to approve sign
presentations on an individual basis.
GENERAL SIGN CONDITIONS
The Tenant is required to design, fabricate and maintain an identification sign as shown in this criteria. Signage should be
decorative as well as informative and should reinforce the overall design of the store. These objectives can be achieved through
careful use of colours, materials, type styles and size.
The sign should not dominate or overpower the storefront itself. Size and letter height is subject to Landlord approval.
Signage should be limited to trade name and logo only. No description or listing of goods or services will be permitted.
All illuminated signs must be controlled by a 24 hour timer and operated during the hours specified by the Landlord.
The electrical feed shall be included in the Tenants electrical contract and will not be the responsibility of the sign contractor.
The electricity for the Tenants sign is to be fed from the Tenants electrical panel.
The Tenant shall submit storefront elevation and sign shop drawings (prepared by sign manufacturer) for approval prior to
manufacture of the signs. All drawings must be submitted as part of the final drawings submission package.
Halo lit letters may not be mounted on reflective surfaces or backers and require a rear diffuser to be installed. All neon and
lighting connections must be hidden from direct view.
The size, location and method of installation must be specifically approved by the Landlord. All hangers, bracing, anchors,
conduit, mounting grounds and electrical connections are subject to Landlord approval.
The Tenant will not erect or affix any sign or advertisement to the exterior of the leased premises or in the Landlord Control Zone
including windows and doors, without the prior written approval of the Landlord. Any signs or advertisements erected or affixed
without the Landlords approval will be removed by the Landlord at the Tenants expense.
Advertising slogans and/or product identification are not permitted within the immediate storefront area. All such
classification or category signage is subject to independent approval by the Landlord as per the Landlord Control Zone.
Website signage (of any sort) is not permitted on or around the Tenants storefront.
All emergency exit signs must use light emitting diode (LED) technology.
1.7.1
28
1.7
SIGNAGE & GRAPHICS continued
1.7.2
ACCEPTABLE SIGN APPLICATIONS
Silhouette (Halo Type) reverse channel letters with neon or LED illumination.
Individual metal channel letters with illuminated plexiglass face.
Halo-lit individual can-type letters. All must be on recessed pins, hidden from view. No visible screws or edge connected tabs.
Internally illuminated panels with insized letters are permitted, provided the letters do not protrude more than 1 and the
background millwork substrate is an integral part of the architecture of the storefront. This sign may not resemble in any way a
lit box assembly.
Individual cut out letters are permitted, provided they are minimum of thick and are mounted on pins maximum off the
bulkhead face, and they have completely finished edges. All must be made of solid M.D.F. (medium density fibreboard), solid
wood, cast metal, or solid acrylic. An external light source may be required.
LED light sources are encouraged.
1.7.2
UNACCEPTABLE SIGN APPLICATIONS
Plexi, plastic, metal, injection backers or frames
Animated portions, flashing lights or audible sound
Moving signs or moving light - signs may not be illuminated intermittently or with varying intensity
Formed plastic or injection molded plastic signs
Vacuum formed plastic letters
Exposed or surface mounted box or cabinet type signs
Exposed raceways, ballast boxes, transformers, crossovers, fasteners or conduit
Sandblasted wood signs in natural wood finish with painted, raised letters and/or logos
Advertising placards, banners, pennants, names, insignia, trademarks or other descriptive or promotional material affixed or
maintained on windows, glass fixtures and equipment or any other area of the storefront, including method of payment and sale
signs. Stickers or decals on or around the storefront surface and signs that are not professional in appearance.
Internally illuminate box signs with lit background faces
Vinyl letters as primary signing applications
Moving signs or moving light will not be permitted and signs may not be illuminated intermittently or with varying intensity
Exposed tube neon signs and open face channel letters with exposed tube neon.
Foam, cloth, paper, cardboard
Pylon or pole signs
Visible screws or edge connected tabs
Moveable and/or portable displays or signage.
29
1.7
30
1.7
1.7.3
SIGNAGE - INTERIOR
1.7.4
Tenants are limited to one sign per storefront elevation.
Secondary signage (if permitted), shall be mounted directly on glazing below the height of 3-0 and have a maximum height of 4.
Manufacturers stickers on signs must be concealed.
Maximum overall width of sign is restricted to 50% of the storefront width measured from the inside edge of the demising caps.
The size, locations and method of installation must be specifically approved by the Landlord. All hangers, bracings, anchors,
conduit, mounting grounds and electrical connections are subject to Landlord approval.
Rear service doors to Tenants premises must have standard identification designed and installed by the Landlord at the Tenants
expense. No other signage is permitted.
Individually illuminated channel letters are not to exceed 5 in depth for can-type letters.
Halo lit letters may not be mounted on reflective surfaces or backers and require a rear diffuser to be installed. All neon must be
hidden from direct view. All electrical connections must be hidden from view.
Where individual cut out letters are mounted on glass fascia panels, they must be solid or vinyl letters (cut in reverse) and
mounted to the back side of glass.
Diffusers must be incorporated for letters illuminated with LED lights.
Website addresses are not permitted on storefronts or within the Landlord Control Zone.
Alarm system stickers and method of payment stickers (ie. VISA, debit etc.) are not permitted on the storefront or within the
Landlord Control Zone.
SIGNAGE - EXTERIOR
Exterior signage will only be allowed for Tenants who have a significant exterior public presence and as previously agreed upon
in the Tenants lease agreement.
Exterior signage shall be three-dimensional individual letters, and size of signage shall be proportional to the scale of the overall
exterior faade design. Surface mounted raceways and illuminated light boxes are not permitted.
The Tenant is responsible for obtaining all necessary approval (design, location, mounting details, etc.) in writing by the Landlord
and obtaining any sign permits as required by governing authorities prior to installation.
1.7
1.7.5
31
BLADE/BANNER SIGNS
Blade signs are limited to one per elevation; location will depend on a adjacent Tenant
conditions and eligibility will be at the Landlords sole discretion.
Blade signs must be mounted to Tenant storefront and not to the demising pier.
The Tenants identity graphic must be dimensional in character and shall not appear as
applied paint, vinyl or digital output.
Mounting brackets must have fully concealed hardware.
Blade signs are not permitted below 9-0
Illuminated box signs are not permitted. (See acceptable sign applications)
Exposed tube neon signs and open face channel letters with exposed tube neon are not
permitted.
All illuminated signs must be controlled by a 24 hour timer and operated during the hours
specified by the Landlord.
24
B
L
A
D
E
36
48
ACCEPTABLE BLADE SIGNS
BLADE
24
UNACCEPTABLE BLADE SIGN
Please verify with the property tenant coordinator, if blade signs are permitted for your
location. If permitted, please design the blade sign to conform to the following conditions:
32
1.7
1.7.6
MERCHANDISING, GRAPHICS & DISPLAY
Tenant window presentations shall be the very best examples of their image. Store images shall be creatively adapted to the
design criteria.
A total store design concept must be developed that coordinates storefront, signage, interior design, lighting and
visual display.
Tenants are encouraged to build this total design concept around unique aspects or themes of their business operation or
product type. The customer experience must be enhanced by a one-of-a-kind environment, showcasing superior merchandising
skills and excellence in customer service.
The first 10-0 of a Tenant store, from lease line is considered the Landlord Control Zone and will be reviewed closely by the
Landlord. The store windows located within this zone must incorporate an upgraded finish level as defined by the design criteria
with an exciting and well-designed presentation to shoppers passing by the Tenants storefront. Within the Landlord Control
Zone, all fixturing types and layouts must relate to a display-oriented presentation.
All graphics, signs , materials and methods of presentation are subject to the Landlords approval and will be removed at the
Tenants expense should these items be deemed unacceptable by the Landlord.
Mass merchandising, slatwall or the use of general merchandising concepts must not occur.
The use of curtains, drapes and other shielding devices within the Tenants storefront is not permitted. Full height display
fixtures must have integral lighting designed within fixture. Displays within the Landlord Control Zone shall be spaced out to
open sight lines into the premises along at least 50% of the storefront.
A system for attaching promotional materials within the Landlord Control Zone must be designed and submitted to Landlord for
review before installation.
No displays or signs are permitted beyond the lease line. All showcases and display cases must be lighted and vented. Direct
visual exposure of incandescent bulbs, and/or fluorescent tubes is not permitted. Display cases must be UL approved and wired
to meet all national and local electrical code.
1.7.6.1 ILLUMINATED POSTER BOXES
Illuminated poster boxes are not permitted on lease line or within the Landlord Control Zone
Illuminated poster boxes will be considered, when part of an overall visual presentation strategy that includes other methods of
visual display merchandising as well.
Visual displays as part of the overall display windows must incorporate display platforms and the ability to merchandise at
different levels.
The position of mass merchandise presentation or back lit poster boxes are subject to Landlord approval.
33
1.7.6.2 VINYL GRAPHIC APPLICATIONS
It is understood by the Landlord a Tenants need to advertise and apply graphics on the storefront glazing. The Landlord requires
that such applications be submitted to the Landlord for approval prior to fabrication and installation and that the following
general guidelines be followed:
All vinyl to be applied to interior side of Tenant storefront.
All signs must be professionally designed, installed, maintained and removed.
All sign areas must be thoroughly cleaned prior to and post installation.
Vinyl coverage must not exceed 50% of glazing. Content and coverage is subject to Landlord approval based on individual
merit.
Material chosen must be fit the type of application. ie. Tenant must determine the material appropriate for an interior vs.
exterior application.
Should the above stipulations not be followed, the Landlord will remove all such graphics at the Tenants expense.
ACCEPTABLE DISPLAY APPLICATIONS
UNACCEPTABLE DISPLAY APPLICATIONS
1.7
SECTION 2.0
Food Court Design Criteria
2.0
G E N E R A L F O O D C O U R T I N F O R M AT I O N
The food court features many merchants selling a wide variety of prepared foods for take-out or on-premise consumption in a comfortable
setting. The purpose of this portion of the design criteria is to assist the Tenant in maximizing their storefront potential as part of the current
design and any future project renovations which might occur at the property as well as a guide in the Tenants design process. The food court
design criteria must be read in conjunction with the remainder of the tenant design criteria.
37
***ALL AREAS EXPOSED TO PUBLIC VIEW ARE ESPECIALLY SUBJECT TO LANDLORD APPROVAL. ***
The face of food service counters shall align with the lease line. No portion of the front service counter is allowed to project past the lease
line. Particular attention shall also be paid by the Tenant to the visual organization of the store, the rear of all counters in public view and its
conformance with the technical design criteria for Tenant HVAC, plumbing, and electrical work as set out in the engineering portion of this
criteria.
Layout of the store, fixture locations, both permanent and moveable are explicit requirements of the Schedule C and as such must be included
in the submittal and receive approval, as provided herein. The Landlord will not permit reshuffling or the addition of fixtures and/or signs,
regardless if they are permanent or movable, unless their design and location receives written approval prior to installation.
2.0.1
LANDLORD CONTROL ZONE
The entire front of house section is considered to be part of the Landlord Control Zone. For more information, please refer to
section 1.1.
The merchandising concept of a food court is to emphasize a Tenants presence through food display in the front areas of their stores. Particular
attention shall be paid by the Tenant to the visual organization of the serving area. All graphics, signs, menu boards, materials, colours, finishes,
lighting and equipment layouts shall be submitted for Landlord approval. Please note that Tenants are responsible for providing all storage
necessary for the operation of their business within the leased premises except where specified by the Landlord. Note: All stored items must
be kept from public view at all times.
38
2.1
DESIGN GUIDELINES
2.1.1
STOREFRONTS
Tenant storefront construction must be set back behind the lease line.
Food Tenants whose spaces are not located within the immediate food court section, must locate their storefront counters a
minimum of 2-0 behind the lease line, and follow the guidelines for foodcourt finishes in the service areas.
All store treatment must encompass the full width of the storefront opening, and will abut the demising pier. Where existing
demising pier treatments are damaged, they shall be repaired or replaced by the Tenants general contractor at the Tenants
expense.
The demising piers have been finished with the property specific finishes. No penetration of these piers is permitted. No
additional finishes, display fixtures or signs are to be applied to this surface.
Tenants will generally have display and serving counters at the storefront lease lines. Storage units, refrigerators, counter displays
etc. located in the serving area shall be secured by locks where retractable storefront enclosure assemblies are prohibited. Please
verify with the Landlord for specific conditions.
Tenants back of house or food preparation/storage areas are not permitted to be visible from the mall common area. Service
doors and/or pass-through windows will be considered in the servery however its size and location will are subject to Landlord
approval.
Tenants must maintain a 3-6 counter height (or to the lower matching height of the demising wall) for the distance of 1-6 from
the demising piers. The remaining height can be less than 3-4, but a maximum of 4-6 for display cases is allowed. Counter
design, including heights, must comply with all accessibility guidelines enforced by national or local jurisdictions.
Counter fronts may not have a swinging access gate or mobile counters, and all access will be made through rear service
corridors (where available). If access is required, finishes should match the rest of the servery. Please verify this with the
Landlord.
Elements to be integrated into the counter design must include, but are not limited to, tray storage, rails and condiments.
Recessed items in the top counter surface (for cash registers, food trays, drink dispensers, etc.) must be set back a minimum of 6
from the front edge of the counter.
All food serving equipment, point of sale equipment, serving tray storage and rails, cup dispensers, utensils, straws, napkins,
trays, etc. must be fully recessed into the countertop in permanent holders and organized in a neat and orderly manner.
All sneeze guards are to be custom designed as an integral part of the front counter, may be flush with the face of the counter,
and shall be no higher than 4-6 above the floor. All vertical joints are to be butt glass joints to allow for maximum visibility.
Back counters, storage cabinets or rear display cases may be installed at Tenants option. Any such unit shall adhere to the entire
counter and display case material criteria and a maximum equipment height of 6- 6AFF.
39
2.1
2.1
40
2.1.1.1 CORNER LOCATIONS
2.1.2
2.1.3
For Tenants located on corners, a secondary service counter must be provided.
One sign is permitted on each elevation.
STOREFRONT DECORATIVE PROJECTIONS
Decorative and three-dimensional elements such as sconce lighting,

architectural details, etc., are encouraged to create interest and visual
harmony to the storefront. Natural and high quality materials such
as stone, brick, wood and metal are encouraged.
Tenants storefront construction shall not project beyond the lease line
(refer to relevant storefront condition) except for projecting
elements such as signage, light sconces and other decorative elements
that are approved by the Landlord.
STRUCTURAL
Tenants storefront must tie into existing building structure above,

including closure grilles and signage. Submission of drawings are to
include detailed sections of the tie-in.
All storefront treatment shall be the full width and height of the
storefront opening, and shall abut the demising piers. All storefront
construction shall be self supporting.
Where elements of the storefront (such as overhead grille closures)

are used; structural engineering drawings must be submitted with
design drawings.
Structural steel support columns must be buried within the mall

demising cap or within architectural detailing on the storefront. Under
No condition will structural steel columns be allowed to be covered
with simple surface finishes.
Where demising piers are damaged due to previous construction, the

Tenants contractor shall repair/replace all finishes and/or tiles and grout
to match the standard mall layout, at the Tenants expense.
2.1.4
PARTITIONS
Demising walls, which separate adjacent Tenants or walls adjacent to a mall service corridor, shall be constructed as required by
applicable building codes and local jurisdictions.
A full-height partition must separate the service and kitchen areas. Access to the kitchen is to be via a self closing door or
between staggered blind walls. Pass-through windows with customer views into preparation kitchen are not permitted except
in conditions where the front of house finishes are carried through to the back of house. Any exception to this requirement is
subject to the Landlords approval.
All grout shall be sealed in areas of moisture or grease producing equipment.
All preparation area walls visible to the public are to have durable material applied in full height to the ceiling. Material is subject
to Landlord approval. Manufacturer and application warranty specifications are required for final approval.
Metal stud framing with non combustible drywall is the basic construction of the demising partitions. (See lease outline drawing)
At a minimum, Tenants must use gypsum board and steel studs that contain recycled content.
All drywall partitions are to be non load-bearing.
Wall construction not permitted:
2.1.5
Concrete block or other masonry partitions.
Wood stud construction.
Modifications to the exterior walls of the building shell.
SECURITY
Electronic surveillance cameras located within the Tenants space must be concealed within interior architectural elements
and not visible to the public. Tenants security system shall be a stand-alone system and not connected to the mall system.
Tenants emergency alarm contact information must be kept current with the Landlord security office.
Where applicable, employee entry to the space must be by means of a Tenant-installed recessed rear entry door that matches the
base building specifications.
41
2.1
2.2
42
F I N I S H I N G S TA N D A R D S
The storefront materials are critical in creating the overall atmosphere and look for each Tenant. Tenants are required to provide a high quality,
well-detailed and unique interior and exterior environment. All materials, including flooring, walls, ceilings and lighting, are to be a high
quality, durable and long lasting material with minimal maintenance requirements. Finishes are to be installed over a durable substrate and
all storefront finishes shall be fire retardant and comply with local fire code requirements. All trade fixtures shall be first class new fixtures with
durable finishes consistent with the anticipated public exposure.
Although not mandatory, tenants are encouraged to incorporate rapidly renewable materials such as: bamboo, cork, linoleum,
wheatboard, etc, as part of their fit-up. Materials that can be replaced by renewable products include partitions, furniture, flooring,
wall coverings and panel products. Review all room and finish schedules and consider the use of renewable materials to replace those
typically specified. Indoor air quality should also be considered when selecting a product. Associated sealants, adhesives, coatings
and paints should be investigated to ensure they meet the volatile organic content (VOC) limits.
2.2.1
GENERAL FINISHING REQUIREMENTS
2.2.1.1 FINISHED WOOD & WOOD VENEERS
Finished wood used in the storefront and interior shall be kiln-dried hardwood with a mill-quality finish and shall receive an
approved fire-retardant coating or treatment. Joints must be sealed tight from grease and food particles.
Tenants are encouraged to use FSC (Forest Stewardship Council) certified wood for their wood based products). Some of the
most likely wood based products used in a Tenants space are: paneling products, wood doors, finishes (including flooring) and
permanent furniture and carpentry.
2.2.1.2 PLASTIC LAMINATES
Plastic laminates (not solid colours) may only be used as storefront facing material if affixed to a plywood base of an appropriate
thickness, and if joints between adjacent panels of the material are concealed in an acceptable manner; exposed butt joints are
not permitted.
Plastic laminates may be considered on the overall quality of design and application
Plastic laminates used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be
even, straight and sealed tight.
2.2.1.3 METAL
Metal may be used in architectural detail, hardware panels and other applications. The gauge, detailing and finish of all metal
surfaces must be suitable for food service and heavy wear. Allowable finishes include polished, brushed, factory-applied paint
and natural if appropriate. Stainless steel finishes are encouraged and most accepted by the Health Department. Anodized
finishes are not allowed. Landlord must review any artificially weathered patina finishes for acceptability. Copper, brass and
bronze are not allowed in food preparation areas per local code.
All metal used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be even, straight
and sealed tight. Heavy gauge or textured metals are required for large flat panel areas to avoid oil-canning.
2.2.1.4 STONE
Granite, marble, limestone, slate and other natural stones are encouraged for the qualities of substance and elegance that it
brings to storefronts and interiors. Granite is particularly suitable as a counter material due to its highly durable nature. Stone
may be used in a variety of available natural finishes such as flamed or honed for vertical applications or polished for countertops.
In all cases, installations must be suitable for food service and extended wear.
The reflective surfaces of polished stone installations require a high degree of detail and craftsmanship to be executed properly
and should only be used in small areas. All stone joints, maximum 1/16, shall be neat, even and regular. An eased and polished
edge is required at all exposed joint, edges and corners. Careful and craftsman-like details are required at all transitions between
stone and other materials. Some stone and grout may need to be sealed at levels where it could be stained.
2.2.1.5 TILE
Natural stone tile is preferred for its qualities of substance, elegance and durability. However, as limited accents, tile may be used
as a decorative feature to natural stone surrounds. Decorative, non-glossy porcelain tiles or intricate mosaic tiles may be used as
accents and in limited field applications. Tile, as an overall finish material is not acceptable. All horizontal tile corners and edges
must be bull-nosed or covered. If used on three dimensional volumes, tile must cover all surfaces or be suitably trimmed at
the corners. Tile edges may not be left exposed.
43
2.2
44
2.2
2.2.2
MATERIALS & APPLICATIONS
2.2.2.1 BASE MATERIALS
Tenants are required to install a minimum 4 high durable storefront base. The base must be of
highly durable material suitable for withstanding contact with maintenance equipment and cleaning
solutions, i.e. stone, masonry, metal, etc.
Materials such as rubber, vinyl or plastic laminates are not suitable surfaces for this application and
are not permitted.
Base materials must be scribed to the floor line - caulking is not permitted.
2.2.2.2 GLAZING MATERIALS
Storefront glazing must be of tempered glass (minimum or 12mm thick). Note: tempered glass stamp must be placed in a
clear and visible location.
Joints are to be sealed with a continuous bead of clear silicone or glass clips (minimum of two clips between each panel) may be
used to secure and stabilize panels.
Gaps between panes are not permitted to exceed or 6mm.
Glass specifications are to conform to all building code requirements.
Reflective glass (including the extensive use of mirror) is not permitted on storefronts or in the storefront entry zone. Tenant is to
provide shading or reflective film over large glass areas receiving direct solar exposure.
2.2.2.3 PAINTS, COATINGS, ADHESIVES & SEALANTS
Tenants are required to use low emitting adhesives and sealants during their fit-ups.
All paint and other such coatings used in the construction of a Tenants space must have a low VOC (Volatile Organic
Compounds) rating.
2.2
2.2.2.4 WORK/TASK SURFACES
Approved counter top and counter front materials include: clear glass, stainless steel, miscellaneous metals, solid surface, ceramic
tile, granite, stone or hardwood.
Unacceptable materials include but are not limited to: plastic laminates, metal laminates, wood and painted finishes.
Plastic laminates will not be permitted as a work surface material for the front of house.
2.2.2.5 COUNTER CABINET FINISHES
Clear lacquer finish is required on natural metals other than stainless steel to prevent tarnishing.
Sealant is required on natural stone to prevent staining.
Clear, leaded/stained, etched, beveled, fitted, crackled or textured glass or glass block is permitted.
Quality hardwood, stained and sealed, or enamel painted casework is permitted.
Porcelain ceramic tile, terrazzo, glass tile is permitted in a glazed or natural form.
45
2.2
46
2.2.2.6 CEILING
It is the Tenants responsibility to verify that the ceiling height selected by the Tenant is not in conflict with Landlords work
including but not limited to base building structure, ductwork, chilled water piping, etc.
Tenant is required to install a gypsum board ceiling in the servery, finished with a cleanable coating in all publicly visible spaces.
The back of house (preparation and storage area) ceilings may be composed of 24 x 24 recessed t-bar construction. At a
minimum, Tenants using ceiling tile for back of house application must specify tiles that contain recycled content.
All ceiling construction is to be properly supported. Drywall bulkheads and other suspended objects are not to be supported
solely by wire suspension systems and must be properly braced to the building structure. The Landlord recommends the use
of Unistrut Metal Framing or a similar system. No puncture through roof deck for any type of ceiling or element suspension will
be permitted.
All insert panels must be metal, vinyl faced, or other lay in panel construction specifically designed to minimize damage within
the service area.
Luminous ceilings are prohibited.
The use of wood or other combustible material above ceilings or in any concealed space is prohibited.
Tenant must provide access service hatches as required to easily service all services in ceiling area.
Where the Tenants ceiling aligns with the mall ceiling, the Tenant must continue the mall paint into their space. The Tenant is to
coordinate this with the Landlords Representative.
2.2.2.7 FLOORING
Common area floor tile material must be extended in the Tenants premises in all areas between the lease line and the counter or
to an architecturally designated point by the Landlord. All grout lines and grout must match existing Landlord floor patterns.
All flooring in Tenant spaces exposed to public view shall be ceramic tile or natural stone with matching grouts. All grouts and
floors shall be sealed prior to installation of any fixtures, to ensure against dirt build up.
In the food preparation area, Tenant shall provide non-slip quality porcelain or ceramic tile floor or other impervious floor
material which complies with local regulations. Flooring in back kitchens containing cooking equipment must have epoxy type
flooring with a continuous coved base with a minimum of 4 high. Vinyl base is not permitted.
Flooring visible to the public is to be quarry, porcelain, ceramic or stone tile with a 4 minimum self-coved base of the same
material and a continuous waterproofing membrane, which must continue 4 minimum up the wall service area. Tenant is
specifically prohibited from using vinyl sheet flooring, vinyl composition tile or any similar material in the front of house area.
Counters are to have a minimum 4 high base of ceramic tile, stone or metal (plastic laminate, wood and rubber bases are not
permitted).
All proposed coring of the concrete slab floors must be submitted to the Landlord, for review by Landlords structural engineer,
a minimum of 30 days before the proposed coring date. Submittal requests shall be in sketch form showing framing in the
general areas, gridlines, existing penetrations and proposed penetrations for all trades. In addition, a large scale drawing of
the existing reinforcement in the area of proposed penetrations, based on an X-ray investigation must be included. Cutting of
the reinforcement must be avoided during coring.
Coring shall not be performed without Landlords written approval to the Tenant. All penetrations must be made waterproof and
must conform to the fire rating of the floor slabs penetrated.
A 1/8 zinc strip is to be provided between Landlord tile and Tenants flooring entry.
Landlord flooring can be purchased through from the Landlord - please contact the Landlords Representative for further details.
47
2.2
48
2.2
2.2.3
MATERIALS PERMITTED
The use of the following materials is permitted:

thick) for framed glass

thick) for showcases
Glass block
Sandblasted or stained glass
Marble, granite, ceramic tile, brick
Polished or hand-cut stone
Precast concrete elements (i.e. columns,

pilasters, mouldings)
Glass fibre reinforced gypsum
Solid Surface, Laminates or equal (Pattern

subject to Landlords approval)
Anodized aluminums
Electrostatic colours metals
Stainless Steel
Polished, brushed or textured metals
Finished grade hardwoods, painted or stained
Natural Stone
Stainless Steel
Tile
Wood
Corian
Glass
Glass Tile
Granite
Concrete
2.2
2.2.3
MATERIALS NOT PERMITTED
49
Plywood
Pegboard
Plastic Laminate
Continuous Slatwall
Chipboard
Plaster
Stippling
Foil
Mirror
Mirror finishes
Glossy or large expanses of acrylic or plexi-glass
Vinyl or fabric wall coverings
Rubber, vinyl or plastic laminate baseboards
Painted drywall or stippled finishes
Continuous slat wall
Field painted metal
Continuous pegboard
Venetian Plaster
Stucco/Dryvit
Imitation brick
Foil face laminates
Plywood panelling
Vinyl or resilient flooring
False brick or rusticated stone
Imitation wood grained laminates
Foil faced laminates
Softwood for counter millwork or trims
Plywood paneling or any unfinished wood

composite
Plastic laminates for any portion of front or rear

counters exposed to public view
Painted gypsum board wall
The use of the following materials is not permitted:
2.3
LIGHTING
50
Tenants are required to design decorative and accent lighting systems which emphasizes
their food displays. All lighting installations must be approved by the Landlord.
All lighting designs must incorporate energy efficient lighting and shall be
of a high quality commercial grade.
Colour temperatures and CRI must be defined with detailed specifications.

CRI must be 80 or higher.
Tenant lighting is to be of an approved type recessed light or track light. All

storefront track lights must be recessed or concealed from mall view.
Lamps within the lighting fixtures shall not be directed to shine or to be

visible from the mall and are not permitted to spill onto the common area.
Where Tenant uses up lighting to illuminate storefront bulkhead, lighting
must not spill onto Landlords bulkhead/ceiling above.
All lighting fixtures shall be constructed and installed to be glare free.
Fluorescent lighting without lenses will not be permitted anywhere in public areas of stores. Exposed fluorescent tube fixtures
are to be used in non-public storage areas only. All fluorescent lighting shall utilize lamps, which provide colour corrected light
appropriate for a retail environment (3500K). Fluorescent must be used in combination with directional and/or spot lights.
2x2 and/or 2x4 fluorescent, compact fluorescent, mercury vapour, high pressure sodium lamps, strobe, spinner chase or moving
types of lighting are not permitted in the servery.
Recessed incandescent can-type fixtures must have specular or semi-specular Alzak reflectors, coilex baffles, or other glare free
shielding devices.
Exposed, unshielded neon tube lighting of any sort is not permitted.
Should LEDs be considered, note that the performance largely depends on the ambient temperature of the operating
environment. Driving an LED hard in high ambient temperatures may result in overheating of the LED package, eventually
leading to device failure. Adequate heat-synching is required to maintain longevity.
LIGHTING continued
The installation and use of automated lighting controls is mandated for back of house
applications where lighting is not required constantly (ie. office, washrooms) and/or is not
a compromise to the health and safety of the employees.
Tenant is required to provide a diffuser when linear lighting (fluorescent, strip lights, etc.)
are used as cove lighting to illuminate storefront bulkhead. Lighting in cove to be staggermounted so as to prevent uneven light distribution.
Lighting must be continuous with no hot or dark spots.
A Tenant on the lower level of a multi-storey shopping centre must ensure that bulkhead and
signage lighting lamps are not visible from above. Tenants are to provide indirect illumination
of storefront counter faces.
All display cases must be lit and vented. Low voltage light fixtures are strongly encouraged.
All lighting assemblies and bulbs must meet codes of all authorities having jurisdiction.
All lighting in the servery area must be approved type down lights or track lights.
Tenants are encouraged to integrate lighting within the lower level of their storefront counters to provide indirect illumination of
the counter face.
Lights in ceiling soffits are not permitted. Sprinklers and lights located in the soffit areas of the storefront shall be flush head
and recessed type respectively. The arrangement of sprinklers and lights shall be shown on the reflected ceiling plans and be so
noted.
Heating lights are to be horizontal. Equipment which may have hot surfaces, sharp edges or any other public safety hazard will
not be allowed to be installed at any location on the storefront serving counter.
All showcases and display cases must be building code approved and wired to meet all national and local electrical codes. All
wiring must be in conduit.
51
2.3
52
2.4
STOREFRONT CLOSURES
2.4.1
GENERAL CONDITIONS
2.4.2
Where sliding and overhead grilles are being utilized, the storefront shall be designed to minimize the appearance of such doors
and grilles when open.
Closure grilles must stack within approved pockets, which conceal them from view. Spring loaded floor and ceiling locking-pins
must be used.
Grilles must be open-style to permit air flow. Grilles must be suspended from slab above, not from Landlords bulkhead.
Ceiling tracks for folding doors must be cleanly recessed into the bulkhead and may only protrude from the bulkheads surface
and factory finished to match surroundings. Natural brushed aluminum finish shall be the base standard. All other finishes
require the specific approval of the Landlord.
All materials used in closure systems, sliding, or swinging doors are subject to the Landlords approval.
Surface mounted striker posts or wall channels are not permitted.
Specifications (with structural site specific drawings) for roll down grilles, must be submitted to the Landlord for separate
approval prior to fabrication.
Garage doors are not permitted.
EGRESS/EXITS
All interior and exit doors, frames, and hardware servicing the premises are to be furnished and installed by the Tenant. New rear
door installations will include masonite and steel corner guards to match base building.
Rear exit doors must be recessed and conform to all requirements of the Landlord and local jurisdictions.
Rear exit door to be a 3-0 x 7-0 60-minute UL rated hollow metal door with a welded steel jamb and steel hinges, painted to
match base building doors.
All exit doors will have a printed placard indicating the Tenants name and space number per local code, to be provided by the
Landlord at the Tenants expense.
If any existing conduit, fixtures or utilities must be relocated due to the Tenants rear door placement, the Landlord will relocate
them at the Tenants expense.
EQUIPMENT
2.5.1
GENERAL
53
All trade fixtures shall be first class new fixtures with durable finishes consistent with the anticipated public exposure. Used
equipment may not be installed without prior written approval by the Landlord. Photographs of this equipment must be
submitted to the Landlord. (Judgment will be based on compatibility of size, finishes, and condition of equipment). Equipment,
if it is being reused, shall be cleaned and maintained to like-new status.
Recesses in the top counter surface for equipment must be set back a minimum of 6 from the front edge of the counter.
All napkin holders, straw dispensers, condiments and plastic utensils must be kept off the sneeze guard or display cabinets. These
items require a fully recessed, built-in dispenser permanently incorporated into the design of the counter.
All paper goods and supplies are to be stored in areas not visible to the public. Any clutter or unsightly equipment such as boxes,
shelves, sinks, personal items, etc. must be fully concealed from public view.
Heating lights may not occur on the front counter. Any heating lights necessary for Tenant operation shall occur on the rear
counter and must be horizontal and not suspended from above. Equipment which may have hot surfaces, sharp edges or any
other public safety hazard are not permitted to be installed at any location on the storefront serving counter.
All cash registers must be installed in recessed positions, and be kept at least 6 away from the counter front and in such a
manner as not to be visible from the common area.
ACCEPTABLE EQUIPMENT DISPLAY
UNACCEPTABLE EQUIPMENT DISPLAY
2.5
54
2.5
EQUIPMENT continued
2.5.2
BEVERAGE MACHINE
2.5.3
Beverage machines and other miscellaneous equipment on the front counter are subject to design review and must be recessed
into the counter top so as not to exceed 4-6 AFF.
Drink dispensers and other kitchen equipment may not be placed on the front counter unless approved by Landlord.
Beverage refrigerators are restricted to back counter placement.
Branding labels (of any sort - ie. Coke, Pepsi) are not permitted.
REFRIGERATORS (Back of House)
2.5.4
COOKING GRILLES
2.5.5
All walk-in coolers, refrigerators, freezer boxes or safes must be submitted to the Landlord to review the loads imposed on the
structure prior to installation. Additional support, reinforcements or modifications necessary to structurally carry the Tenants
equipment shall be at the Tenants expense.
All equipment and fixtures including exhaust hoods, cooking appliances, warming trays, coolers, etc, which are allowed in the
front of house, must have walls, soffits or finished panels to conceal unfinished surfaces of this equipment, and where exposed,
finished surfaces must be compatible with the overall design of the space.
STORE FIXTURING
Layout of the store, fixture locations, both permanent and moveable are explicit requirements of the Schedule C and as such
must be included in the submittal and receive approval, as provided herein.
The Landlord will not permit reshuffling or additional fixtures or signs (both permanent and moveable) unless their design and
location received written approval prior to installation.
EQUIPMENT continued
2.5.6
EXHAUST SYSTEMS
The Tenant is to provide and install kitchen exhaust hood and fire suppression systems to meet all local codes.
Tenant to provide and install grease exhaust shaft and all fire-rated assemblies, per local codes, from Tenant premises to
a location outside the building designated by the Landlord. Routing must be coordinated and approved by the Landlord prior to
installation. Roof curb and roof patching to be performed by Landlord designated contractor at Tenants expense. Tenant shall
provide structural engineering and structural supports as required to carry Tenants roof top equipment.
Exhaust hoods, located in the serving area and visible to the public, shall be located in such a manner as to prevent damage to
the Landlords base building ceiling. All locations and specifications must be approved by the Landlord.
Provide technical data sheets from equipment manufactures for review as well as site specific installation sections and
specifications.
Exhaust hoods shall be enclosed in a decorative cover, to the underside of the structure/ceiling, of a suitable fire resistant
material conforming to building code requirements, and approved by the Landlord.
The Landlord reserves the right to designate on an individual basis when such exhaust hoods are required.
ACCEPTABLE EXHAUST HOOD INSTALLATION
55
2.5
2.6
56
The installation of all Tenant storefront signs shall be conducted in accordance with the sign criteria listed below. All interior signs are subject
to prior written Landlord approval. All signs will be reviewed with compatibility to surroundings as part of the approval process. The Landlord
reserves the right to approve signing presentations on an individual basis.
2.6.1
SIGNAGE
GENERAL SIGN CONDITIONS:
Tenant's signage is for the purpose of identification only, and must be limited to trade name and logo only. Advertising, slogans
and or product names may not be displayed a part of signage. No description or listing of goods or services will be permitted.
Each Tenant is required to design, fabricate and maintain an identification sign as shown in this criteria. Signage should be
decorative as well as informative and should reinforce the overall design of the store. These objectives can be achieved through
careful use of colours, materials, typestyles and size.
Tenant's signage shall be proportional to the scale of the overall storefront design. The sign should not dominate or overpower
the merchandise itself.
The maximum overall width of the signing may not exceed 50% of the storefront width measured from the inside edges of the
demising piers. At no time shall any portion of a sign or logo be any closer than 30 from the demising line of the storefront.
Where a Tenants space is 15-0 or less, the overall width of the signing area may be up to 70% of the storefront width, provided
that a minimum 30 side setback is maintained. Bottom of sign must reach a minimum height of 8-0. Lettering is not permitted
to exceed a height of 1-8.
Internally illuminated signage is considered a basic requirement; however, non-illuminated signage will be considered on the
basis of its own design merit.
All illuminated signs must be controlled by a 24 hour timer and operated during the hours specified by the Landlord.
The electrical feed shall be included in the Tenants electrical contract and will not be the responsibility of the sign contractor. The
electricity for the Tenants sign is to be fed from the Tenants electrical panel. All conduits, transformers or other related
equipment must be completely concealed from view.
LED light sources are encouraged.
The Tenant shall submit elevation and sign shop drawings, prepared by the manufacturer, for approval prior to manufacture of
the sign. All drawings must be submitted as part of the final drawings submission package.
Halo lit letters may not be mounted on reflective surfaces or backers and require a diffuser to be installed. All neon must be
hidden from direct view. All electrical connections must be hidden from view.
Exposed brackets and fastenings must be concealed or painted out to minimize their appearance, and manufacturers' and
governmental labels must be concealed from view.
All emergency exit signs must use LED technology.
Service doors to the Tenants premises shall have standard identification designed and installed by the Landlord at the Tenants
expense
SIGNAGE continued
2.6.2
ACCEPTABLE SIGN APPLICATIONS
2.6.2
Silhouette (halo type) reverse channel letters with neon or LED illumination.
Individual metal channel letters with illuminated plexiglass face.
Internally illuminated panels with insized letters are permitted, provided the letters do not protrude more than 1 and the
background millwork substrate is an integral part of the architecture of the storefront. This sign may not resemble in any way a
lit box assembly.
Individual cut out letters are permitted, provided they are minimum of thick and are mounted on pins maximum off the
bulkhead face, and they have completely finished edges. All must be made of solid M.D.F. (medium density fibreboard), solid
wood, cast metal, or solid acrylic. An external light source may be required.
UNACCEPTABLE SIGN APPLICATIONS
Plexi, plastic, metal, injection backers or frames
Animated portions, flashing lights or audible sound
Moving signs or moving light - signs may not be illuminated intermittently or with varying intensity
Formed plastic or injection molded plastic signs
Vacuum formed plastic letters
Exposed raceways, ballast boxes, transformers, crossovers, fasteners or conduit
Sandblasted wood signs in natural wood finish with painted, raised letters and/or logos
Advertising placards, banners, pennants, names, insignia, trademarks or other descriptive or promotional material affixed or
maintained on windows, glass fixtures and equipment or any other area of the storefront, including method of payment and sale
signs. Stickers or decals on or around the storefront surface and signs that are not professional in appearance are not permitted.
Internally illuminate box signs with lit background faces
Vinyl letters are not permitted as primary signing applications
Moving signs or moving light will not be permitted and signs may not be illuminated intermittently or with varying intensity
Exposed tube neon signs and open face channel letters with exposed tube neon are not permitted.
Foam, cloth, paper, cardboard, pylon, pole, moveable and/or portable displays or signage.
57
2.6
58
2.6
SIGNAGE continued
2.6.3
MENU BOARDS
Menu boards shall be located within the designated sign band zone indicated on the sectional
drawing in this subsection of the criteria. They must be set back a minimum distance of 4
off the side demising walls and be a minimum of 6-8 above finished floor. Where the depth
of demising walls varies within a location, the face of the menu board is a minimum of 40
back of its demising pier and the signboard remains straight across the store. Where there
is no variation of depth on the storefront, the sign band must be a minimum of 40 back of the
full height demising wall face.
Thin profile menu boards are encouraged and may be back-lit or front lit provided that no
exposed neon or fluorescent tubing is visible. High gloss surfaces are not permitted.
Menu boards which are back-lit, must have the applicable lighting colour temperatures
set between 3000K and 3500K. Track lights utilizing MR16 type adjustable lighting (or similar)
is required and must be recessed into the tenant ceiling.
The menu board is to be submitted as part of the preliminary submission, regarding the
fabrication technique, layout, letter style and quality of design by color illustration or
photograph. Tenants must submit their menu boards design proposals to the Landlord for
review and approval prior to fabrication.
All interior graphics must have a decorative frame assembly tied to the design character of the store. If this sign is intended as
a specials menu board, it must have professionally prepared graphics or have professionally hand lettered menu items and prices
applied. Note: this is the only location at which hand lettering is allowed.
Menu boards must be adjustable with respect to price and menu. No advertisement sign or trademarks (eg. Coca-Cola or Pepsi
Cola) will be allowed on the menu board. Additional signage on the menu board is limited to one designated logo or trade name
only. Small food identification signs or photographs must be professionally produced and are subject to the approval of the
Landlord
One flat screen monitor may be considered based on the overall design merits and size. Content is subject to Landlord approval.
SIGNAGE continued
2.6.3
MENU BOARDS
ACCEPTABLE MENU BOARD DESIGN
59
2.6
SECTION 3.0
Storefront Sections & Details
MARKVILLE SHOPPING CENTRE

KEY PLAN - LOWER LEVEL
Sears
30'
0302
Family
Alterations
506
0301
Q
Clot uest
hing
4,66 Co.
1
'
13
17 '
0350
Tip To
4,37 p
0
33'
28'
20'
0352
Bulk Barn
4,102
N OT T O S C A L E - Te n a n t t o v e r i f y a l l o n s i t e d i m e n s i o n s
22'
'
12
29 '
78 '
13'
20'
40 '
Lens0305
craf
3,52 ters
5
20'
20 '
20 '
20 '
03
Fa 07
Collen Attic
ct
1, able
Mov 0308B424 s
ie St
or
1,66 e, The
1
0309
GNC A
1,47
9
17 '
30'
34'
03
Daly 11A
ca
946 rol
03
Than 12A
o Sh
1,53 oes
0
49 '
0313B
Telus
836
24
'
12
51'
'
UP
6'
13'
14
'
13'
28
2 1'
28R
29
'
18
'
18
'
26
'
27
'
15
33
'
'
17
'
UP
29
'
'
33
75
'
21'
0018A
Town Shoes
2,142
0017
Suzy Shier
3,138
0016A
Cassis
3,396
0014A
Please Mum
1,473
0011
EB Games
1,369
0012
Hallmark Cards
2,678
0006
Doogan's
Pet Store
1,916
0007
Rapid Photo
1,366
0008
Kiddie Kobbler
1,366
0009A
Spexx
1,374
0010
As Seen on TV
1,343
20'
20'
20'
Z007
KeyMan
Engravables
240
45
'
20'
40'
19
'
Gap
NO.S-1
E003
GAP, The
(see logo)
16,154
14'
ba E
n 00
1, Beh 7
67 a
5 vio
ur
Ur
0047B
1,418
0047A
Tip Top
3,746
E006
Coast Mountain
Sports (see lo
18,438
Coast
Mountain
Sports
18'
0050A
Regis
Hairstylists
1,315
0049
2,472
51'
51'
0050C
Roots
2,794
23'
19
'
15
'
21'
'
82
6'
Z011
Bubble Tease
150
8'
'
20
29'
18'
30'
0064A
Fruity Crepes
484
43'
18'
8'
0053
American Eagle
Outfitters
3,588
0065
Marlin Travel
789
21'
'
87
10'
Z033
La Cremiere
210
33'
'
0057A
Bombay
Company, The
8,080
28'
19
0060A
Scotiabank
5,584
23'
'
32
0063A
Cinnabon
959
23'
'
0068B
California Thai
2,999
25'
15
0067B
Homelife Realty
953
30'
'
20
6'
7'
35'
44'
38'
80'
73
La Vie en
Rose and
Company
'
4
13
'
73
'
Y008
East Side Mario's
(see logo)
5,338
Y007
Swiss Chalet
(see logo)
6,704
E005
Shoppers Drug
Mart (see logo)
9,064
E004
La Vie en
Rose (see logo)
15,220
'
20'
24'
82
23'
41'
11'
82'
'
26'
20'
A
21 a
03 Senz
5
La 2,55
35
Wal-Mart
22 e
03 bore
m 1
Gy 2,18
17'
A
34 o
00 Ald 64
0
2,
0018B
Peoples
Jewellers
1,379
'
14
33
00 abi 9
t 61
2,
Z013
WirelessWave
200
u
35 ea
00 hat 7
C ,9 8
Le 2
40'
Z004
Sunglass Hut
150
15'
E008
H & M (see logo)
15,573
45'
0001A
General
Store, The
5,086
'
21
03 prit
Es 5 2
2,3
n
A sio
26 as
00 & P 91
s ,0
uit 1
0020A
Sportchek
(see logo)
19,540
28
A
23
0 3 e ns
Sir 02
2,1
32 g
00 rlin 9
e 2
St 1,3 31A o
e
00 ate 05
M ,3 0 , T h
1 03 p
s
0 ho 5
28 te
S 0
00 eno 5
dy 1,2
9
Bo
Blu 2,8
Fr
Sport Chek
3 0'
3 7'
UP
14R
B
18
03 ,389
1
'
32
0325A
Jacob/Jacob
Lingerie
5,196
20'
2 5'
28'
0314
Caldi Leather
1,082
A se
15 ou
03 n H
io 2
trit ,01
16
Nu 1
03 39
1,7
'
54
'
50
A
18
03 uess
G 24
3,9
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32'
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21
15'
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03 ,385
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29 irl
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Sp ,530
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14R
UP
14R
50 '
0332
Fairweather
6,647
0330A
Children's/Baby
Place, The
3,777
63
51'
Pers 0310
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610 Edge
24'
03
Beni 37A
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1,32 Co.
1
27 '
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33'
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23 '
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13'
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TheBay
3.1
3.1
MARKVILLE SHOPPING CENTRE

KEY PLAN - UPPER LEVEL
18'
0402C
Spa at Markville,
The
5,637
65'
42'
Mar 0452
& Pokville G
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7
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3
23'
Sears
0451
Academy for
Math & Science
856
24'
26'
16 '
Grang0448
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755 orist
23'
77 '
0447A
Rainbow Handbags
& Accessories
682
20'
BULKHEAD E
40'
40'
33'
20 '
20'
21'
20'
20'
15 '
25'
20'
13'
11
TheBay
'
21
'
40
'
32
'
'
20
'
'
19
'
19
20
'
19'
57
'
28'
11'
16
'
17
'
30
'
28'
15
'
'
10
Z009
Continental
Currency Exchange
100
0083
Stitches
2,168
20
Tim 0
09
D Ho 8 A
1 , onu rto
KO 00
3 3 ts ns
9
6
1,3 's G 9A
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ad 1
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76 Sec A
7 re
ts
14'
22'
14'
0080
Alia
768
0081
Anna Bella
796
0082A
Claire's
Boutique
1,230
0115B
Odeon
Shoe Repair
318
33'
74
'
0075C
Melonhead
1,246
0075B
TBooth
750
22'
42'
Old
Navy
0120B
Jacob Jr.
2,869
0121B
Boathouse
2,891
0124B 0124A
Soft Moc
Kamdorbo
1,501 1,152
0121A
Jacob Connexion
3,376
0126
Athlete's
World Superstore
3,610
0122A
West 49
2,278
0128
Smithbooks
4,426
0125
Jean Machine
1,349
56'
0069C
Brands Unlimited
1,320
0130B
Foot Locker
1,731
37'
'
19
0133
Gateway
Newstands
590
0132
Royal Doulton
600
0131A
Picture Picture
1,334
25'
E001
Old Navy
(see logo)
25,277
Toys R Us
E002
Toys 'R'
Us (see logo)
31,328
31'
16'
12'
1 6 ne
04 ie Ly
lan 0 9
Me 3,5
23'
15
0 4 Lara
fi 4
Ste 1 ,6 3
22'
Z001
Lotto Booth
77
40'
'
82
24'
58'
A
14 nt n
01 ince esig
V D 98
ir 9
Ha
8 2'
23'
0119B
Sewing Machine
Centre
754
Z005
Mode Originals
150
B Plus
20
0 4 aura
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La
20'
C
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Na 1,01
ity
A
23 rn
04 Mate
8
e
ym 1,67
n
A io
24 cas
04 Oc 00
ur 1,9
Yo
20'
24'
Th
20'
30'
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23
20'
21'
14'
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13
9999
Kids@Play
1
19'
20'
Z029
Fido
150
20'
20'
Pa
nd 01
1
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pa 1 ,
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Fr d 69380'
in
M
20'
0134
Tuxedo Royale
590
Y006B
Winners/HomeSense
40'
(see logo)
0136F
50,973
Altima Markville
Dental Centre
1,028
0085C
Accessorize
745
42'
Ja
22
'
9'
0103
Gentlemen's
Court I
532
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20
33'
ch
A t it
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R I 6
57
20'
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22'
18
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16 th
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6
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ra Co ., ,2 73'
1
21'
0113A
0115C Yogen Fruz
London Jewellers 168
728
30'
8'
0085B
Caryl
Baker Visage
252
Ga
61'
0086
Black's Camera
1,006
9'
39'
0079A
Abachi
1,507
24'
'
0087
Laura Secord
879
0077
Natural
Solutions
1,703
27'
0413A
Reitmans
3,792
'
21
0425
New York
New York
524
0412B
Whitfield's
301
21'
42'
'
71
'
17
35'
5'
0102A
Z003A
Kernels Freshly Squeezed
395
150
9'
29
0069B
Grand & Toy
3,286
4'
Co 0
st 10
1, a B 6A
54 lan
7 ca
0101A
Jewellery
Forever
358
37
'
29'
A
07 ne
0 1 rde 48
A 1,3
21'
18
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0069A
Shoe Company,
The
3,998
Y006C
Pickle Barrel,
The (see logo)
15,003
Winners/
HomeSense
0206
0208
New York Fries
A&W
376 0207
8'
365
Manchu Wok
0088
424
MMMuffins
17'
20'
21'
276
0205
Mrs. Vanelli's
463
19
'
0204
Kentucky
Fried Chicken
465
'
18
ThePickle Barrel
0203A
Koya Japan
326
'
19
'
19
2 1'
0109
CIBC
5,191
0097A
Tutti Fruitti
962
18'
Y003A
Good Life Fitness
(see logo)
17,610
22'
0211
Bourbon
Street Grill
407
32
04 ada
Str 9 1
2,1
18'
0202
Taco Bell
488
A ry
33 lle
04 we
Je 6
ro ,95
L'O 1
0210A
Mr. Sub
396
27
04 rs ps
Sta Sho
n's 6 3
M e 1,3
0201
Jimmy the Greek
449
14'
27'
0409
Brilliant
Gems & Jewellery
603
'
13
2 2'
33'
0429A
Laura Petites
4,572
Y005A
Best Buy
(see logo)
37,026
0096B
Churchill's
Cigar Store
383
18'
0209
Roasty Jack
Z002
323
Sushi-Q
160
Z006A
Loft, The
150
0403D
A Buck or Two
5,540
0406B
Miss City
1,501
'
60'
51
0411C
Fine Gold
Jewellers
1,279
0434
Four Seasons
Boutique
2,054
0426A
Fragrance Centre
310
0404A
Pearle Vision
2,461
23'
0408A
King's Watch Co.
760
04
Max 10
sa
1,09 m
4
04
Eddi 38
e Ba
5,35 uer
6
Best Buy
53 '
0403E
Bentley
972
04
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titud
947 es
04
Fligh 07
t Ce
693 ntre
20'
04
A La 42A
M
1,30 ode
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0441
Ta n B
Ja
1,06 y
0
04
Bikini 40
Villa
1,09 ge
0
40'
Urba 0443
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3,03 cents
4
19'
04
Carlt 46B
on
3,02 Cards
4
04
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W
1,51 or ld
4
Spen0445
cer
1,51 Gifts
3
33'
0449
D
Won r. Derby
g (D
en
842 tist)
BULKHEAD D
17 '
0412
Rogers Plus
970
LOWER LEVEL BULKHEAD CONDITIONS - TYPE A, B, C

65
3.2
3.3
BULKHEAD CONDITION D - Elevation Example

66
BULKHEAD CONDITION D - Section, Elevation

67
3.3
3.3
BULKHEAD CONDITION D - Plan Example

68
BULKHEAD CONDITION D - Demising Cap Detail

69
3.3
3.4
BULKHEAD CONDITION E - Section (1, 2)

70
SECTION 2
SECTION 1
3.4

71
SECTION 4
SECTION 3
3.4

72
SECTION 6
SECTION 5
3.4
BULKHEAD CONDITION E - Section (7

73
SECTION 7
3.4
B U L K H E A D CO N D I T I O N E - Ty p i c a l D e m i s i n g Ca p D e t a i l
74
SECTION 4.0
Engineering Criteria
G E N E R A L I N F O R M AT I O N
Tenants are required to retain a qualified professional engineer or engineers, certified in Ontario, for the preparation of their design and
working drawings for their electrical, mechanical, structural and sprinkler distribution system. This engineer is expected to survey the site
to verify site conditions and services provided in the Tenant premises. It is strongly recommended by the Landlord that Tenants retain the
Landlords base-building consultants for their mechanical, electrical, structural and sprinkler design.
Mechanical Engineer:
TMP (Toronto)
285 Yorkland Blvd.
Willowdale, ON, M2J 1S5
Tel: (416) 499-8000
Fax: (416) 499-7446
Email: tmp@tmptoronto.com
Electrical Engineer:
HAMMERSCHLAG & JOFFE INC

402-101 Duncan Mill Rd Ian L. Joffe
North York, ON, M3B 1Z3
Tel: (416) 444-9263
Fax: (416) 444-1463
Attention: Ian Joffe
Email: ianjoffe@hamjof.com
Structural Engineer:
BANERJEE & ASSOCIATES LTD.

260 Town Centre Boulevard, Suite 102
Markham, ON, L3R 8H8
Tel: (905) 470-7600
Fax: (905) 470-7700
Attention: Dave Tipler
Email: dtipler@banerjee.com
Landlords Representative:
Steve Lingum
Operations Manager
Tel: (905) 477-6600 ext 250
Email: steve.lingum@cadillacfairview.com
Should Tenants decide that they prefer to retain engineers other than the Landlords base-building consultants; the engineering drawings
produced must be submitted to the Landlord for approval. The cost of the review and comment on these drawings by the Landlords
consultants will be charged to the Tenant.
77
4.0
MECHANICAL SYSTEMS
4.1.1
ALL TENANTS
78
4.1
4.1.2
The Tenant is to connect to the HVAC system provided by the Landlord, which is designed for a maximum cooling capacity for
general lighting and miscellaneous electrical load of 6.0 watts per square foot of the premises.
In the existing area of the shopping centre, the Tenant is to reuse then existing mechanical service. If the existing mechanical
service of the premises is not adequate as a result of the Tenants design for the premises, the Tenant will provide the calculations
necessary for the Landlord to determine the service capacity required and subject to availability the Landlord may, at its option,
agree to provide the additional HVAC capacity at the Tenants expense.
In the case of food court tenants, the Tenant is responsible for additional make-up air and cooling required over the standard
cooling load of 6.0 watts per square foot of the premises which to be appropriated from the common elements adjacent to the
premises.
The Tenant will supply and install all distribution ductwork, diffusers, controls and appurtenances required for maintaining the
design conditions throughout the premises.
The Tenant will supply the sanitary ventilation system and install all necessary fans, ductwork, grilles, connecting to duct through
roof provided by the Landlord.
Any reheat coil and any electrical heating system installed in the premises must be connected to the Tenants service meter.
Exhaust systems will be required for any Tenant occupancy that may produce odors and substances, including but not limited
to: pet stores, hair salons, photo processing stores. The Landlord may also require that a suitable makeup air system be provided
by Tenants installing such system. In case of food service Tenants, exhaust hoods over cooking surfaces or areas must be
complete with an automatic fire fighting system and a duct system which fully satisfy the requirements of the fire prevention
authorities having jurisdiction.
Tenants are cautioned not to block or impede any diffusers in mall bulkhead soffits at storefronts.
Roof openings will be coordinated by the Landlord at the Tenants cost. The Tenant is to supply the required curbs and
sleepers. Access panels, catwalks and ladders as necessary for equipment serving must be provided by the Tenant.
HEATING, VENTILATION & AIR CONDITIONING
The Landlord will provide an HVAC system for the premises consisting of a chilled water air handling unit and/or a roof top
heating and cooling unit suitable to handle a total of 6.0 watts/SF of lighting and other sensible heat gain generated by Tenants
equipment.
The Tenant shall supply and install necessary air distribution system consisting of ductwork, diffusers and grilles and connected
to the equipment or ductwork provided by the Landlord for the premises. The Landlord will provide a base building energy
management system connection to control the HVAC equipment supplied by them. The Tenant shall install at Tenants cost,
an electronic controller supplied by the Landlord to final location engaging the services of the Landlords base building contractor
approved by the Landlord.
4.1
MECHANICAL SYSTEMS continued
4.1.3
EXHAUST VENTILATION
79
Where the Landlord makes a provision for a washroom, a sanitary exhaust facility will be provided within the Tenant premises at
a point designated by the Landlord. The Tenant must supply and install the ductwork for connection to this facility. The Tenant
shall supply and install an exhaust grille, and connect the grille to the exhaust ductwork.
The Tenant is responsible to provide a complete kitchen exhaust and make-up air system complete with kitchen exhaust
fan, make-up air unit, ductwork, fire suppression system, kitchen exhaust hoods and any other related equipment in
conformance to NFPA 96 and to the requirements of the authorities having jurisdiction.
In addition, the Landlord requires that the kitchen exhaust hood and fan be ULC listed. Tenants make-up air system shall
not be less than 80% of the kitchen exhaust system. If an approved ULC listed compensating style hood is used, the
untreated make-up air shall be supplied to the hood and shall not exceed 45% of the total make-up air. The balance of the
make-up air shall be heated.
Kitchen exhaust ductwork shall be manufactured from 16 GA mild steel or stainless steel and continuously welded.
The entire system design and installation shall meet NFPA 96 and other applicable codes and the requirements of the
authorities having jurisdiction.
If the Tenant is occupying an existing food court or restaurant premises, then the Tenant may use the existing exhaust
and ventilation system if approved by the Landlord; however, the Tenant bears the responsibility of ensuring the system is
adequate, compatible and in good condition and repair and will meet the requirements of the prevailing NFPA 96 Standards
and the requirements of authorities having jurisdiction.
Where existing kitchen exhaust ductwork is reused, Tenant is responsible to have the system cleaned by a qualified
contractor and submit a written report to the Landlord prior to operating the system.
Food court tenants are responsible for connecting their kitchen exhaust hood fire suppression, fire alarm systems and
control panels to the Landlords central fire alarm systems by engaging the services of Landlords base building fire alarm
contractor.
Tenant is responsible to maintain any system installed by them and shall provide Landlord with inspection and maintenance
reports when requested.
Minimum Requirements for Kitchen Hoods and Associated Exhaust Equipment Food Court and Restaurant
Tenants:
80
4.1
MECHANICAL SYSTEMS continued
4.1.4
GAS RESTRICTIONS
4.1.5
4.1.6
Food court and restaurant tenants may reuse existing gas service; however, Tenant is responsible to determine its adequacy and
capacity. If additional gas capacity is required, Tenant is responsible for the design and costs associated with the upgrade
including coordination with the gas utility.
If the service is metered by the gas utility, Tenant is responsible to make the necessary arrangements with the gas company for
installation of the meter.
If the gas service is extended from an existing Landlords service then the Tenant is responsible to provide a check meter on the
service for cost allocation purposes.
CONSTRUCTION OF TENANTS SYSTEMS
Where ceiling spaces remain open to the deck, all ductwork shall be architectural ridged round ductwork, suspended in layouts
coordinated to the design of the store. Layouts are specifically subject to Landlord approval.
In general, the Tenants mechanical systems shall be subject to:

Compliance with all requirements, by-laws and regulations of governmental authorities having jurisdiction.
Comments by and requirements of the Landlord prior to the systems approval.
Latest ASHRAE and SMACNA standards as to the air distribution system.
Heating water, chilled water and gas piping to be black carbon steel, Schedule 40 with cast iron fittings. Insulate all chilled/
heating water piping as per base building standard.
INSPECTION ACCESS
4.1.7
Access doors (and service ladders where necessary) must be installed by the Tenant to allow adequate service inspection of
pipes, ducts and concealed equipment. Size, type and locations of access doors shall be approved by Landlord.
AIR BALANCE REPORT
Upon completion of all leasehold improvement work, the Tenant must, at its expense, have an air balance conducted, with the
report submitted to the Landlord.
PLUMBING SYSTEMS
Where the Landlord provides a washroom connection, water and sewage services will be supplied sufficient for one two-piece
washroom for connection by the Tenants contractor to the Landlords designated point.
The Tenant is responsible for the distribution of supply and waste plumbing lines and fixtures required by the Tenant to serve its
own premises and for installation of a water heater within their premises. All piping to be as follows:
Domestic water piping above ground to be Type L copper, and buried pipe to be Type K copper run in conduit.
Waste piping above ground to be insulated Type DWV copper, except for waste piping from urinals which shall be cast iron,
and buried pipe to be Class 4000, cast iron.
All hot and cold water piping and above ground waste piping from coolers and other refrigerated equipment shall be
insulated with 1 preformed fibreglass pipe insulation as per base building standard.
Tenants will water consumption requirements greater than two piece washroom are required to install a metric pulse type water
check meter for each main water connection servicing the space. Where the check meter is installed in a location inaccessible for
easy reading a remote readout must be installed at eye level in the service corridor at the rear of the premise or within the premise
if the premise perimeter wall is a building exterior wall.
The Tenant is to install water conserving features where appropriate, including:
Washroom fixtures shall be commercial grade.
Toilet shall be low-consumption type (6.0 LPF) or a dual flush system (6/4.2 LPF). Tenant is required to replace any outdated
toilets to either a low-consumption or dual flush system.
Urinals are to be waterless or low-consuming (maximum 1.9 LPF). Tenant is required to replace any outdated urinals to a lowconsumption system.
Lavatory faucets must also be low-consuming (1.9 LPM - 3.8 LPM) and shall be equipped with an energy efficient aerator.
Kitchen sinks must install faucets with a maximum flow of 8.7 LPF. Ideally kitchenette faucets should target a flow rate of
between 1.9 LPM and 3.8 LPM. If suitable kitchen faucets with lower flow rates are not available, after-market aerators can be
installed.
Automatic valve controls and/or proximity detectors
The Tenant must, at its cost, provide floor drains in all kitchens and washrooms; install membrane-type waterproofing under all
kitchen and washroom floors and baseboards; and have these inspected by the Landlord prior to installing the finished floor.
* LPF - Litres per flush

* LPM - Litres per minute
81
4.2
4.2
82
PLUMBING SYSTEMS continued
All Tenants on the upper level must provide a cleanout on their waste line and extend it to floor level for cleaning purposes.
Tenant will only be permitted to install a tank less water heating system
Tenant is responsible for the installation and maintenance of back flow preventers where required by plumbing code
Grease interceptors shall be installed by the Tenant where required by local jurisdictions or determined by the Landlords
engineers. Hair Salon tenants must install hair interceptors on waste line serving hair wash sinks.
The Tenants contractor must ensure that all floor penetrations are sleeved, caulked, waterproofed and fireproofed. All core
drilling must be x-rayed at the Tenants expense, and approved by the Landlord. Tenant shall install a waterproofing membrane
system and install cast iron protective sleeves on floor penetrations in all water closets, food preparation and wet areas of the
space. Waterproofing membrane and sleeves for penetrations must return a minimum of 4 above the floor line and conform to
manufacturer requirements. Waterproofing system to be a Neoguard epoxy membrane or Mer-Krete hydroguard 2000
membrane for areas that have a floor finish of tile.
Each Tenant shall review the appropriate waterproofing guideline details and specifications, and determine if any discrepancies
exist, or if special details are required for the Tenant build-out. Tenant will design their plumbing piping to run horizontally,
wherever possible, joining into common drains to minimize the number of penetrations in the floor.
If required, the Tenant shall submit proposed changes or revisions to the waterproofing system design to the Landlord at least 30
days prior to commencing construction.
Tenant shall provide a floor plan indicating locations, types and sizes of floor penetrations including, but not limited to, floor
drains, clean outs, floor sinks, mechanical and electrical penetrations, grease trap connection, floor slope etc.
Piping under Tenants slab shall be protected from leaking into the space below by means of stainless steel pans suspended under
the piping. All drain pans must be hard piped to an indirect drain, such as a floor sink or a floor drain.
In addition to the provisions and requirements above, food use tenants should take note of the following items:
The Landlord will provide a water line
A sanitary drain
A sanitary vent connection to the Landlords designated points for the Tenants connection. Sizes of these services are as
outlined in Schedule C of the Tenants lease.
ELECTRICAL SYSTEMS
4.3.1
ALL TENANTS
The Landlord has provided a main electrical service conduit and power feed (to be verified by Tenant on site) terminating at a
location designated by the Landlord.
The Landlord will provide an electrical service sufficient in capacity to allow the Tenant a minimum total connected load of six
watts per square foot of leased area, for the Tenants distribution for its lighting and miscellaneous electrical uses. Power shall
be supplied at 600v.3 phase 3 wire terminating in a five foot loop of cable, minimum (when 600v.3 phase service is available
in mall for Tenant services).
Additional power requirements beyond those outlined above may be installed where available by the Tenants contractor with
prior approval by and to the specifications of the Landlord, at the Tenants expense.
Electrical panels, service disconnect switch, transformer and digital check meter shall be installed by the Tenant immediately upon
takeover of the leased premises and Ontario Hydro approval obtained thereof, enabling the Tenants contractor to have temporary
lighting and use of power tools. Power will be turned on by the Landlord only after the completion of the Ontario Hydro
inspection. All methods of temporary heating and power for the premises must be approved by the Landlord in writing prior
to their use.
For all electrical services Tenants are required to install a meter supplied by the Landlord within a designated area for
their incoming electrical service, at the Tenants expense, using the Landlords base building electrician to install the meter.
The Tenant is responsible for supplying, installing and/or relocating all electrical equipment within the premises, including the
following: main disconnect switch; digital check meter; lighting and power panels; branch wiring; splitter box; distribution;
starter; lighting outlets and receptacles; all lighting and electrical fixtures, including lamps; time clocks; exit signs; emergency
lighting; night lights; contractors; appliances; any required smoke detectors or pull stations completely wired to the alarm system
of the shopping centre; bell system and other equipment as required.
All Tenant fixtures and electrical equipment must be CSA and ULC approved. Methods used must be approved by the Landlord
prior to installation.
Tenant must also specify (where applicable) Energy Star computers and technological equipment.
All floor penetrations must be scanned and/or x-rayed at the Tenants expense, and approved by the Landlord prior to core
drilling. They must be sleeved, caulked, waterproofed and fireproofed.
The Tenant must supply the Landlord with a copy of its electrical permit from the Electrical Safety Authority (E.S.A.), with a copy
to be posted at the site by the Tenant. A copy of the final inspection approval from E.S.A. must also be provided by the Tenant to
the Landlord.
83
4.3
84
4.3
ELECTRICAL SYSTEMS continued
4.3.2
FOOD COURT TENANTS
All requirements as listed above apply for food court tenants except for the size of electrical service provided. In the case of food
court tenants, the Landlord shall provide a basic electrical service of maximum 60 amperes service at 600v.3 phase 3 wire in form
of an electrical service feeder brought to the premises at a allocation to be determined by the Landlord (when 600v.3 phase
service is available in mall for Tenant services). Additional power requirements beyond those outlined above may be installed
where available by the Tenants contractor with prior approval by and to the specifications of the Landlord, at the Tenants
expense.
When Tenants install fire alarm devices in their premises, they will be required, by the Landlord, to install a fire alarm panel which
will be tied into the main base building panel. Landlords approved trades must do any and all changes to the fire alarm system.
Landlords approved trades shall install fire alarm devices as requested by the fire department when new tenants occupy
existing tenants space.
Tenant spaces are to also reduce energy consumption by specifying Energy Star appliances such as dishwashers and
refrigerators. Energy Star appliances typically consume 15% - 40% less energy than federal standards and conventional products.
Energy Star dishwashers also require less water, reducing potable water consumption.
S P R I N K L E R / S TA N D P I P E S Y S T E M S
4.4.1
SPRINKLER DESIGN & INSTALLATION
Tenant premises will have an existing sprinkler system with piping and sprinkler heads installed in conformance to NFPA 13
Group II, Hazard Classification. The Tenant is responsible to modify the existing system as necessary, by a Landlord approved
member company of the Canadian Automatic Sprinkler Association and in accordance with all applicable bylaw requirements,
including the requirements of the National Fire Protection Association Standard No. 13 (latest edition) and the Landlords
underwriters. A list of approved sprinkler contractors may be obtained from the Tenant Coordinator.
Where the design intent for a particular store relates to ceiling spaces open to the deck, all sprinkler mains, and branch lines shall
be laid out in an orderly fashion with direct and balanced routing. All layouts are subject to review by the Landlord. All pipes
and hangers must be painted out to match surroundings.
The Landlords sprinkler contractor must be retained for any work at the Tenants expense.
Tenants are required to submit sprinkler drawings and hydraulic calculations to the Landlords insurer Aon Reed Stenhouse Inc.
for approval when the capital expenditures for the Tenants projects are in excess of $5,000,000 and/or there is a doubt as to the
future adequacy of the sprinkler coverage for the premises (i.e. a toy store with plastic commodities).
Stores larger than 2,000 square feet may be required to submit sprinkler drawings complete with hydraulic or pipe sizing
calculations to the Landlords insurers for their approval; consult with the Landlords Representative. Sprinkler drawings
complete with hydraulic or pipe sizing calculations must be submitted to Aon Reed Stenhouse Inc. for their approval. Copies of
these approved drawings must be submitted to the Landlords Fire and Life Safety Coordinator.
Aon Reed Stenhouse Inc.
20 Bay Street, 20th Floor
Toronto, Ontario, M59 2N9
Tel: (416) 868-5500
Attention: Francis Macchiona
Website: www.aon.ca
4.4.2
SYSTEM TIE-IN & TESTING CHARGES
Installation and/or relocation of sprinkler system and heads must be co-coordinated with the Operations Manager/or Security
Supervisor upon 24 hours written notice. (Fee: Advance = $150.00+GST; 2nd drain down = $75.00+GST). Contractors will be
charged $150.00+GST for the initial drain down and refill, and $75.00+GST for each subsequent drain down and refill to the base
building sprinkler.
The contractor is to supply written confirmation of the installation test to the Operations Manager or the Security and Life Safety
Supervisor. The Landlord upon receiving 24 hours notice will schedule for the sprinkler tie-in into the base building sprinkler
system. Prior to drain down of the sprinkler system, the Tenants contractor must submit a certified cheque or money order to
the Landlord.
85
4.4
4.5
86
STRUCTURAL SYSTEMS
Tenants and their contractors may not impose a greater load on any concrete floor than the design of (100 lbs) per square foot.
No unusual loads may be suspended from the base building structure.
No alterations by means of cutting, drilling, trenching or otherwise, to columns, floors, roof or walls of the structure will be
permitted without the prior written approval, in specific terms, by the General Manager, Operations Manager or the Landlords
Representative.
All proposed coring of the concrete slab floors must be submitted to the Landlord, for review by the Landlords structural
engineer, a minimum of 30 days before the proposed coring date. Submittal requests shall be in sketch form showing framing in
the general areas, gridlines, existing penetrations and proposed penetrations for all trades. In addition, a large scale drawing
of the existing enforcement in the area of proposed penetrations, based on an X-ray investigation must be included. Cutting
of the reinforcement must be avoided during coring. Coring shall not be performed without the Landlords written approval
to the Tenant.
All core drilling will be carried out by the Landlords forces as located by the Tenant contractor and back charged to the Tenant.
Proper protection will be the responsibility of the Tenant. A CSA-ULA approved material (ie. firestop) must be used to seal all core
drills.
Columns and column capitals shall not be cored under any circumstances. Moment frame beams, post tension cables and shear
wall link beams shall not be cored.
All penetrations must be made waterproof and must conform to the fire rating of the floor slabs penetrated.
Penetrations may only be proposed for floor beams, wall and slabs. If re-sizing or repositioning of the proposed openings are not
possible in order to avoid a loss of structural integrity, remedial work may need to be developed by Landlords structural engineer.
The costs of testing, engineering review, remedial work, if required, and any delays to Tenants project are at Tenants sole cost.
The cost of any structural design reviews by the Landlords structural consultant will be rechargeable to the Tenant.
Proper protection of the structure will be the responsibility of the Tenant. A CSA-ULC approved material (i.e., firestop) must be
used to seal all core drills.
Approval by the Landlord does not in any way absolve the Tenant or its contractor from assuming responsibility for damage,
however caused.
SECTION 5.0
Site Rules & Regulations
TENANT CONSTRUCTION
The Tenant and all of its contractors, agents and employees are required to abide by the following regulations in carrying out the Tenant
development work in the premises:
Landlords Representative:
5.1
Steve Lingum
Operations Manager
Tel: (905) 477-6600 ext 250
Email: steve.lingum@cadillacfairview.com
TENANT CONSTRUCTION
Tenant construction may only proceed after the Tenant has completed the following:
5.1.1
89
The Landlord has approved the Tenants working drawings. A set of prints bearing the Landlords signed stamp of approval must
be kept in the premises for the duration of the construction period, and be available to the Landlords representative for
reference.
All permits and approvals (which are required to be obtained from all government authorities having jurisdiction) where
required have been posted at the premises. Copies must be forwarded to the Landlord.
Building Permit
WSIB
Arrangements must be made with the Landlords Representative for access to the premises for construction.
Tenant must provide evidence of the insurance coverage, on the Landlords standard form, required by the executed lease
documentation prior to being given access to the premises for any reason. Copies must be forwarded to the Landlord.
Tenant must file a Notice of Project with Ontario Ministry of Labour and must post it on site during construction.
Contractor Deposit
Pre-construction permit
PRE-CONSTRUCTION SURVEY
The contractor is to identify and verify for the Tenant any obstructions to clear heights, storefront openings or store fixtures
critical to the Tenants design and store operation (that may or may not be included in the lease outline drawing). ie. ductwork,
plumbing, rain water heaters.
5.1
90
5.1
TENANT CONSTRUCTION continued
5.1.2
PRE CONSTRUCTION ENVIRONMENTAL SURVEY
5.1.3
Prior to the commencement of any construction, renovation or demolition work that may damage or disturb existing building
materials, a pre-construction survey must be carried out by the proponent or constructor of the work for the purposes of
identifying any hazardous materials present.
The survey must be performed by an reputable environmental consultant, and a copy of the consultants pre-construction
survey report must be provided to Landlords Representative before any work commences. Any hazardous material that may
be damaged or disturbed during construction, renovation or demolition work must be removed and disposed of in accordance
with applicable government regulations which are in effect at the time the work is carried out.
STRUCTURAL ALTERATIONS
No alterations by means of cutting, drilling or otherwise, to columns, floors, roof or walls of the structure will be permitted without
the prior written approval, in specific terms, by the Landlords Representative. All core drilling will be carried out by the Landlords
contractor and back charged to the Tenant. Proper protection will be the responsibility of the Tenant. A CSA-ULA approved
material (i.e: Firestop) must be used to seal all core drills.
All cutting and coring is to be done by the Landlords approved contractor. Cutting and coring is to be carried out before or
after mall operational hours. Arrangements for adjacent Tenants security requirements to be coordinated by the Landlord at the
Tenants expense.
Approved cutting and coring contractors (Contact the Landlords Representative for additional contractors.):
Canadian Cutting and Coring
Graff Cutting and Coring
All construction materials, tools, equipment and workbenches must be kept within the premises throughout the construction
period. With special arrangement, scaffolding, mounted on proper supports, may be used in the mall area to permit the
installation of storefronts and signage.
S I T E R E G U L AT I O N S
GENERAL GUIDELINES
5.2.1
loud playing of music
alcoholic beverages
use of gasoline equipment
WORKING HOURS
Certain portions of Tenant construction may be carried out in the premises during regular working hours (to be confirmed with
the Landlords Representative). Construction that involves excessive noise must be carried out after retail operating hours.
5.2.2
Retail hours are as follows: Monday to Friday 10:00am - 9:00pm, Saturday 9:30am - 6:00pm, Sunday 11:00am - 6:00pm.
Any large materials or merchandise shipments that cannot be brought in through the rear door of the premises must be cleared
through the management office. NO delivery or removal of large items are allowed in common areas during retail business
hours. Delivery or removal of large items can be safely made early in the morning or late in the evening with notice given to the
management office at least one day in advance.
All contractor and delivery personnel must use rear door of the premises. No one will be permitted to enter the space through
the mall.
Arrangements for all after-hours work to be arranged with the Landlords representative. A charge of $15.00 per hour plus 15%
administration fee for the Landlord to provide security during after-hour (11:00p.m. until 7:00 a.m.). If exterior access is required,
security is required at 9:00pm.
EQUIPMENT & TOOLS
5.2.3
91
The Markville Shopping Centre does not permit:
The use of mall equipment and tools is strictly prohibited. Contractors must supply all equipment necessary for the job, including
ladders, to WSIB and Occupational Health and Safety Act standards. No exceptions to this policy will be made.
POWER FASTENING
The use of power-actuated fasteners, such as Ramset, is not permitted during retail operating hours.
5.2
92
5.2
S I T E R E G U L AT I O N S c o n t i n u e d
5.2.4
CLEANLINESS OF WORK SITE
5.2.5
5.2.6
3 x 4 carpet must be installed inside the entrance of the premises to avoid workers tracking dust into the mall. Common areas in
front of the hoarding must be kept clean and clear at all times.
Loading docks, elevators, stairwells, and any other areas used to transport equipment, materials or garbage will be cleaned by the
contractor should the contractor have left areas of concern in an unacceptable condition, in the Landlords opinion.
GARBAGE REMOVAL
The Tenant is responsible for ensuring that its contractor removes all construction garbage and debris from the premises daily .
This must be coordinated with the Landlords Representative regarding access, routes and garbage bins locations. All carts,
bins, etc. must have rubber wheels. Please abide by any direction regarding recyclable waste. Boxes and debris are to be broken
down as small as possible. Any materials that can be recycled, must be, with copies of weight receipts of all recycled goods
submitted to the Landlords Representative at the end of project. Lack of cooperation in this regard may result in labour back
charge to the Tenant.
No construction debris or building materials may be placed in the compactor units. Arrangements are to be made with a
competent hauler to provide an open container at the Tenants or contractors expense. Markville Shopping Centre management
(security department) is to be notified in advance when an open container arrives, all construction debris is to be loaded as
soon as possible, in order to avoid having the container filled with trash from other tenants. Placement of the dumpster to be
coordinated with mall management. Please contact the Landlords representative one day prior to the scheduled arrival of the
dumpster, so site selection can be made.
FLOORING PROTECTION
5.2.7
Tenant contractors are responsible for protecting the mall flooring in front of the premises during construction. Any tiles, which
are damaged along the Tenants storefront, shall be repaired or replaced by the contractor at the Tenants expense.
SECURITY OF PREMISES
The Tenant is fully responsible for the security of the premises and its contents from and after the time of availability for Tenants
leasehold improvements.
5.2
5.2.8
TEMPORARY SERVICES
WORK ON ROOF
Under no circumstances will the Tenant or its contractors enter onto the roof of the shopping centre without permission from
the Landlord. The base building roofer will complete all roof openings as located by the tenants contractor and back charged to
the tenant.
5.2.10 DAMAGE TO THE LANDLORDS PROPERTY
The Tenant will be held fully responsible for any damage of any nature caused by the Tenant, its agents or contractors to any part
or item of the Landlords property. Should damage occur, the Tenant will be back charged the full cost of any necessary
remedial work, plus a 15% fee for Landlords overhead.
5.2.11 TESTING OF SERVICES
The Tenant must obtain permission from the Landlords Representative prior to conducting tests of plumbing, gas or fire
protection system. Any damage that may result from such testing will remain the Tenants responsibility, notwithstanding prior
approval having been obtained.
5.2.12 WATER METERS
Tenant with water consumption requirements greater than a two piece washroom are require to install a water check meter with
remote metric readout for each water connection serving the premises.
5.2.9
93
Immediately after takeover of the premises, the Tenant must install its permanent electrical equipment with a digital check
meter (provided by the Landlord and installed by the Landlords electrician, at the Tenants expense) and obtain all permits and
approvals required by all authorities having jurisdiction thereof so that the service may be legitimately energized, allowing
the Tenants contractor to take temporary power from its permanent source. The Tenant is required to maintain operable fire
extinguishers in good working order within the premises throughout the construction period. All methods of temporary heating
of the premises must be approved by the Landlords Representative in writing prior to their use.
5.2
94
5.2.13 ACCESS PANELS
The Tenant must provide suitable methods of access through wall, ceiling or floor as necessary to permit access to services or
equipment which require it, or where required by authorities having jurisdiction or the Landlord (i.e. access panels required to
permit filter changes on HVAC units).
5.2.14 SPRINKLERS
The sprinkler system must be hydrostatically tested in accordance with National Fire Protection Association Standard No. 13
(latest edition). The test should be witnessed by the Operations Manager and a copy of the test report provided to same. All
sprinkler work is to be performed by the Landlords contractor at the Tenants expense.
Installation and/or relocation of sprinkler system and heads must be co-coordinated with the Operations Manager/or Security
Supervisor upon 24 hours written notice. (Fee: Advance = $150.00+GST; 2nd drain down = $75.00+GST).
5.2.15 FIRE SUPPRESSION SYSTEM
For any fire protection (i.e. sprinkler coverage on exhaust hood), it shall be the Tenants responsibility to ensure proper
connection to the Landlords termination point at the Landlords discretion.
5.2.16 HAZARDOUS SUBSTANCES
It is the responsibility of the Tenant and the Tenants contractor, when preparing for, and proceeding with, construction in the
premises, to comply with all requirements of all applicable laws concerning hazardous substances. The Tenant shall not permit
the installation of any hazardous substances in any component of the premises during its tenancy.
The use of any materials emitting a strong vapour odour, is not permitted during mall hours.
RIGHT TO KNOW REQUIREMENTS:
All contractors are required to submit a list of all paints, glues, strippers, varnishes, lubricants and/or any other material that
is classified as hazardous that will be used in the building/remodelling of the space. Additionally, all contractors must
provide a Material Safety Data Sheets (MSDS) for each hazardous product. The MSDS information must be received at
Markville Shopping Centre prior to any start of construction. If unable to obtain an MSDS on a particular product or if there
are any questions regarding the Right to Know requirements, please contact the Landlords representative.
5.2
5.2.17 FLAMMABLE MATERIALS
95
The use of gasoline motors, oxy-cutting equipment, acetylene, propane, etc. is prohibited. Special situations will require a hot
work permit from the Operations Manager. Only with this hot work permit will usage of these flammable materials be granted.
5.2.18 AIR BALANCING REPORTS

Tenants and/or their contractors must supply an air balancing report to the Landlord upon completion of the leasehold
improvement. This report must include both measured and engineered air flow amounts.
5.2.19 FAILURE TO COMPLY
Failure to comply with the above rules and regulations will result in the Landlord issuing a stop work order wherein all work on
the premises must cease until compliance is achieved.
5.3
96
HOARDING & ENCLOSURE OF PREMISES
Recyclable construction hoarding (enclosure the premise) will be installed and removed by SMART MODULAR HOARDINGS on
behalf of the Landlord prior to the commencement and after the completion of any construction, at the Tenants expense.
Hoarding will be built to the height of the underside of the premises bulkhead. Doors will not be permitted to swing in the
hoarding unless there is no other means of access to the premises. Where doors are permitted, they must swing into the
premises. Polyethylene must be dropped over the storefront to control dust. Hoarding and/or polyethylene may not be fastened
to the Landlords bulkhead or demising cap.
Removal of the dust-tight partition shall be made at the direction of mall management, and shall be carried out during non
operating hours. The barricade shall remain until the store is ready to open for business; such determination is to be made by the
mall management. The surfaces marked or damaged by the dust partition installation and subsequent removal, shall be restored
to their original condition. In the event the contractor fails to perform the above specified work deemed necessary by the
Landlord, the Landlord shall complete such work at the Tenants expense.
Dust protection will be provided to the individual stores adjacent to the work being performed. The contractors liability for dust
and dirt intrusion into adjoining space is not negated by this action. Prudent care must be taken to ensure that no merchandise
is damaged.
During construction and/or demolition, care must be taken by the Tenant and its contractor to maintain existing fire walls, fire
proofing and fire dampers in ductwork, notwithstanding any other work that may affect the fire rating requirements of
authorities having jurisdiction. If any damage to the fire rating, the Landlord may require the Tenant to perform the necessary
repairs at the Tenants expense.
HOARDING & ENCLOSURE OF PREMISES continued
97
5.3
5.4
98
All contractors must use personal protective equipment and proper signage warnings posted at designated areas visible to public. All
contractors are prohibited to exit from door entrances surrounding the property during any abatement removal (ACM) and at restricted times
specified by the Landlords Representative and/or Security and Life Safety personnel (if applicable).
5.4.1
H E A LT H & S A F E T Y
5.4.2
WORKPLACE SAFETY & INSURANCE BOARD (WSIB)
Tenants contractors must be prepared to furnish written evidence of good standing with the Workplace Safety & Insurance Board
of Ontario.
The Tenant will remain responsible for the compliance by all employed contractors and subcontractors with the provisions of the
WSIB, and must provide appropriate certification to that effect, prior to the commencement of any Tenant work in the premises.
UNION LABOUR
5.4.3
HEALTH & SAFETY AWARENESS
5.4.4
The Tenant must employ contractors whose union affiliation is compatible with that of the Landlords contractors, and all
subcontractors and personnel required to carry out work on site must also have compatible union affiliation. The Tenant will be
held fully responsible for the costs and other damages, which may result from its contractors failure to comply with this
requirement.
All contractors must use personal protective equipment and proper signage warnings posted at designated areas visible to
public. All contractors are prohibited to exit at door entrances surrounding the property during any abatement removal (ACM)
and at restricted times specified by the Landlords Representative and/or Security and Life Safety personnel (if applicable).
CONSTRUCTION SAFETY
The Tenant and all of its contractors, agents and employees are required to abide by the requirements of the Occupational Health
and Safety Act. It is the Tenants responsibility to ensure that its contractors comply with the requirements of the bylaws of the
Province of Ontario. Any additional safety regulations, which may be imposed by an authorized representative of the Landlord,
must also be followed, immediately and fully. Should failure to comply result in any liability for the Landlord, the Tenant will be
held fully responsible for all costs and any other responsibilities arising there from.
5.5
INSURANCE & BUILDING PERMITS
5.4.5
EMERGENCY CONTACT
5.5.1
99
Tenant must provide the Landlords Representative with the name and telephone number of the party to be contacted in case of
an emergency having to do with the Premises.
INSURANCE
5.5.2
Five million ($5,000,000) in Commercial Liability Coverage
Each of these entities listed must be named as Additional Insured:
The Cadillac Fairview Corporation Limited
Ontrea Inc.
CF Realty Holdings Inc.
Markville Shopping Centre Inc.
The Canada Trust Company, Trustee for the Bondholders c/o Compushare Trust
BUILDING PERMITS
The required permits must be posted within the leased premises for inspection by municipal authorities and/or the Landlords
representative.
Please note: building permits may take up to four weeks for approval.
All sprinkler and plumbing drawings must be approved by:

Aon Reed Stenhouse Inc.
20 Bay Street, 20th Floor
Toronto, Ontario, M59 2N9
Tel: (416) 868-5507
Attention: Jeff Lancaster
Email: jeff.lancaster@aon.ca
Website: www.aon.ca
Please contact your local fire department for final sprinkler inspections.
The sprinkler and plumbing approvals are to be obtained over and above the building permits.
Contractors must provide evidence of having suitable insurance (on the Landlords standard form) prior to commencing work.
This insurance must entail the following:
5.6
100
CONSTRUCTION DEPOSITS
CONSTRUCTION DEPOSIT
All contractors must provide a construction deposit and sign an Acknowledgement Letter according to the Cadillac Fairviews
policy guidelines, and this deposit may be applied to any fines or work related to Tenant premise or property construction.
The deposit will be provided prior to construction in the form of a certified cheque, made out to the Landlord.
The contact must be an authorized representative of the contract company. If a fine is to be applied, an invoice will be issued
which will describe the fine and amount applied per the policy guidelines. This can be issued during or following the post
construction inspection.
The following deposit applies:
All Projects
$5000
Upon inspection by the Landlord, all, some or none of the deposit will be returned within 45 days, depending on the timing of any
and all repairs, to make good by the contractor or the Landlord.
C O N S T R U C T I O N V I O L AT I O N S & F I N E S
101
VIOLATIONS & FINES

1.
Causing a fire.
$4000
2.
Open fire work without a hot work permit and 10 lb. extinguisher.
$1500
3.
Deliberate disconnection of the fire system without authorization.
$1000
4.
Activation of fire alarms.
$500
5.
Leaving the building, while fire alarm system is isolated.
$500
6.
Obstruction of any fire equipment (pull stations, hose stations, sprinkler heads, and smoke heads).
$500
7.
All combustible gas cylinders, when not in use, must be properly secured by a metal chain, to prevent
tipping or falling over.
$500
8.
Storage of combustibles in service areas.
$100
9.
Unsafe build-up of garbage.
$250
10. Wedging open or obstructing any stairwell/fire door or obstructing any means of egress.
$250
11. Smoking within the property.
$100
12. Storage of equipment and tools in service areas and rooms without written permission.
$100
13. Improper dust control of entrance and exit areas.
$250
14. Unauthorized use of passenger elevators by contractors.
$100
15. Welding, sawing and /or cutting in shipping and receiving area.
$100
16. Any damage to property, caused by contractor, repaired by owner.
Actual Repair + 15%
The above-mentioned is a general list of fines and violations. The Landlord is not restricted to just these fines. Any actions
that are in contravention of the National Fire Code, Provincial Fire and Building Codes, Life Safety Code, Provincial Health and
Safety or any other applicable legislation or regulations as determined by the Landlord may result in fine of $10,000 to $100,000.
All fines will be at the discretion of the Landlord.
5.7
5.8
102
CONSTRUCTION COMPLETION
The Tenant is required under the terms of its leasing documentation to complete the leasehold improvements in a good and workmanlike
manner. Upon satisfactory completion of construction and/or any deficiencies, an approval letter will be forwarded with your deficiency deposit.
In addition to the above, the following documentation must be submitted to the Landlord:
Copy of the Air Balancing Report
Electronic copy of the as-built drawings
Notarized Statutory Declaration Form (copy of our standard enclosed)
Fire Alarm Verification Report
Permit Closeout Letter from City of Markham
SECTION 6.0
Submission Guidelines
GENERAL GUIDELINES
All renovations and new construction intended to be performed by the Tenant or its contractors must be completely and
accurately detailed in working drawings, prepared by a qualified interior designer or a registered architect, whose selection
has been approved by the Landlord and submitted to the Landlord a minimum of one month prior to possession.
The Landlord will supply to the Tenant outline plans, if available, for the designer's information and use. These plans will be in the
form of the mall's base building drawings or working drawings provided by the Tenant that previously occupied the premises.
It is to be clearly understood that the Landlord does not in any way guarantee the accuracy of the information contained in such
drawings. The Tenant remains responsible for ensuring that the conditions on site are reflected in the Tenant's drawings.
All Tenant drawings must be submitted to the Landlord for approval. The Landlord's approval must be given in writing, by means
of the Landlord's signature of approval on the Tenant's drawings, prior to the commencement of any construction within the
premises.
Tenants must submit drawings for approval in accordance with the scheduling stipulated by the leasing documentation and/or
the drawings due date given by the Landlord. Should the Premises be incomplete at the time drawings are required to be
submitted, the Tenant must base its drawings on available information, including outline drawings provided by the Landlord,
and must confirm the accuracy of its drawings when the Landlord's work has been completed.
Any delay by the Tenant in providing such information may affect the possession date, but shall not affect the Term
commencement date.
Please note that the design criteria supersedes all notations on reviewed drawings. The Tenant and its designer are obligated to
conform to the set design criteria.
All drawings and samples must be submitted with a properly noted transmittal and/or letter. Information on transmittal/
letter to include but not limited to the following:
Contact information (designer, architect, etc.) full name (initials will not suffice), company name, company address,
phone number and/or email address
Reviewed drawings to be returned to (if different from above): full name, company name, company address, phone
number and/or email Address
BRIEF SUBMISSION OUTLINE:
Preliminary Architectural Drawings (2 sets) sent to the Tenant Coordinator
Final architectural drawings (2 sets) sent to the Tenant Coordinator. Material sample board must accompany
the architectural drawing submission for final approval.
Sign shop drawings (2 sets) sent to the Tenant Coordinator.
Mechanical and electrical drawings (3 sets) sent directly to the Landlords Representative at the property.
105
6.0
6.1
106
PRELIMINARY SUBMISSION
A preliminary drawing submission by the Tenant is recommended as a part of the drawings approval process. The purpose of a preliminary
submission is to provide the Landlord with an opportunity to comment on the proposed design concept at an appropriate time, so that the
Landlord's requirements can be incorporated into the Tenant's final working drawings and site conditions that need to be addressed, are done
so in a timely manner. Please feel free to contact the Tenant Coordinator should you have any questions regarding the submission guidelines,
design criteria etc.
The preliminary submission should be labeled "Preliminary Set" can be emailed as a .pdf format or two sets of prints that include but are not
limited to the following:
Note:
An outline plan of the store, at a suitable scale and paper size (no less than an 11x17), showing the general merchandising
layout.
A fully dimensioned demolition plan, floor plan, reflected ceiling plan, storefront and interior elevations, and sections through
the storefront, at a suitable scale sufficient to allow understanding of design details, and including definitive sign information
A complete material sample board, which displays fully and accurately all finish materials and colours to be used, keyed to the
drawings.
A colour rendering of the storefront or other store photos of similar concepts.
Preliminary approval is for concept only. Final submission is required for commencement of construction or the
manufacturing/ordering of materials, store fixtures and signage.
A R C H I T E C T U R A L D R AW I N G S U B M I S S I O N
The Tenants architectural drawings are to include all of the following: (please note that following drawings are subject to an architectural review
Fee of $500.00)
Note:
Demolition plan of existing interior partitions and fixtures where applicable
Floor plans showing dimensions related to lease lines and centre lines of demising partitions, storefront configurations, general
merchandising and fixture layout, and flooring material throughout the premises.
Grille closure details: full specifications and drawings are required including locking device details.
Reflected ceiling plans showing ceiling materials, locations and types in legend format of all light fixtures, location of all special
electrical equipment, and location of mechanical diffusers and return air grilles; location of access panels. Lighting specifications,
including category numbers, wattage levels and lamp types, are also a requirement.
Storefront and interior elevations, storefront cross-sections, and related details.
Signage details showing elevation and section, size and dimensioned location at storefront, colours and materials, mounting and
lighting details. Sign shop drawings must also be submitted from the sign manufacturer for final Landlord approval.
Material, illumination and construction specifications
Colour picture and/or a rendering of the storefront with new signage
If an existing sign to be replaced, a picture and/or rendering of the existing storefront is to be submitted along with a
superimposed picture of the new storefront signage
Specification and identification of all materials and interior finish schedule.
A complete material sample board, which displays fully and accurately all finish materials and colours to be used, keyed to the
drawings. The sample board should clearly and accurately identify the major finishes to be used in the store. (Submission of
sample board is mandatory; final drawing approval will not be given without it.)
Please anticipate changes to drawing submission. If sufficient changes are required, the Tenant Coordinator will
require the drawings be resubmitted for final approval.
Approved drawings will be stamped by the Tenant Coordinator. An
example of this stamp looks like this:
107
6.2
6.3
Material sample board, fully and accurately displaying all finish materials and colours to be used (keyed to the drawings), is
required for the final submission. Architectural drawings will be not approved without a material sample board.
Samples are to be mounted onto a mount board - loose samples are not permitted.
The sample board should clearly and accurately identify the major finishes to be used in the store. (Submission of sample board is
mandatory)
Scanned photos or digital images of materials and samples will not be accepted for final submission.
Samples that are mailed to the Tenant Coordinator, must to be packaged and shipped properly to avoid broken items.
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SAMPLE BOARD
UNACCEPTABLE SAMPLE BOARD SUBMISSION
ACCEPTABLE SAMPLE BOARD SUBMISSION
M E C H A N I C A L A N D E L E C T R I C A L D R AW I N G S
Tenants mechanical and electrical drawings are to include all of the following:
Note:
Detailed ductwork and diffuser layout and proposed location of thermostat(s).
Complete heat gain/loss calculations.
Details and location of any required roof opening and related roof-mounted equipment.
Sprinkler layout showing pipes, size and head location.
Plumbing layout indicating specifications for fixtures, hot water tank, drains and other equipment and materials.
Single line riser diagram, electrical load summary on the basis of watts per square foot showing connected and demand loads,
and electrical panel schematics.
Location of all electrical equipment and light fixtures, including night, emergency and exit lights. Specify size, wattage, type and
mounting.
Should plan reviews be required by the Landlord's consultants for mechanical and electrical and structural system, the resulting
fees incurred by the Landlord will be a recharge to the Tenant, plus 15% administration fees, as per our standard lease agreement.
Engineer drawings and site inspection fees can vary from each project up to a cost of $800.00 for Tenants under 2500 square feet.
Engineering drawings review fees are waived if the Tenant uses the Landlords consultants.
Review fees for a typical tenant:
Electrical $300
Mechanical $300
Structural - Dependent upon complexity of structural work.
***Fees varies on the complexity of review.
Mechanical and electrical drawings are reviewed by the Landlords consultants and therefore any inquiries should
be directed to the Landlords Representative.
109
6.4
S E C T I O N 7. 0
Cadillac Fairview
Green Design
7.1
WAT E R U S E R E D U C T I O N
113
INTENT
Increase water efficiency in order to reduce the demand on municipal systems and local watersheds.
BACKGROUND
Canadians use, on average, 390 litres of water per day. This is about twice as much as the average European. Conservation of
water prevents excess withdrawal of water from rivers, lakes and other water bodies, and reduces the energy use and chemical
inputs at water treatment facilities. Water use reduction at the building level helps to reduce utility bills, and lowers the
operating costs at the municipal level.
RELEVANCE TO TENANT
Tenants wishing to install additional washroom fixtures as part of their leasehold improvements must adhere to the maximum flow-rates
established by the base building:
Toilets - Dual-flush - 6/4.2LPF
Urinals - 1.9 LPF
Lavatory Faucets - 1.9 LPM
Kitchenette faucets - 8.7 LPM
TENANT DESIGN STRATEGIES
Ideally, kitchenette faucets should target a flow rate of between 3.8 Litres per minute (LPM) and 5.7 LPM. If a suitable kitchen
faucets with lower flow rate is not available, after-market aerators can be installed to achieve the specified flow rate.
RESOURCE MATERIAL
City of Toronto - Water Efficiency Plan (http://www.toronto.ca/watereff/plan.htm)
7.1
114
WAT E R U S E R E D U C T I O N c o n t i n u e d
PRODUCTS/SUPPLIERS:
Various aerators are available from major manufacturers including:
Zurn (www.zurn.com): Aquaspec G62620, Commercial Brass P6900-20F
Chronomite Laboratories Inc (www.omniflowcontrols.com): L200 or L400 series products
Niagara Conservation (www.niagaraconservation.com): N3205
Sustainable Solutions (www.sustainablesolutions.com): SS050, LA0895
COSTING INFORMATION
Selecting a low-flush option on a typical plumbing fixture will not add additional cost After market aerators will typically add
between $5 and $40 to the intended fixture assembly.
7.2
MAXIMIZING ENERGY PERFORMANCE
115
INTENT
To achieve increased levels of energy performance to reduce environmental impacts associated with excessive energy use and
production.
Energy and power production create staggering amounts of pollution, including carbon dioxide, sulphur dioxide and mercury.
Canada is among the highest per-capita energy users in the world. As a result, the average amount of CO2 emitted for every
kilowatt hour of electricity used in Canada is 0.23 kgs.
Minimizing energy use reduces the demand on local production facilities, which in turn decelerates the growth rate of expensive
and destructive power generating infrastructure. As energy prices continue to rise, providing energy efficient buildings will
become more and more necessary to prevent rolling brownouts and energy shortages.
Tenants can further improve the overall energy efficiency of their premises by further reducing the overall LPD of their space and
by installing equipment and fixtures that use less energy than typical products:
Lighting
Lighting is the primary contributor to energy costs and can be reduced easily by a thoughtful lighting design that minimize both
the number of fixtures and the amount of light provided by each fixture.
Equipment
Computers and technological equipment account for a large portion of a Tenants energy costs. Specifying Energy Star
compliant printers, monitors, and copying machines will reduce utility costs.
Appliances
Tenant spaces can also reduce energy consumption by specifying Energy Star appliances such as dishwashers and refrigerators.
Energy Star appliances typically consume 15% - 40% less energy than federal standards and conventional products. Energy Star
dishwashers also require less water, reducing potable water consumption.
BACKGROUND
7.2
116
MAXIMIZING ENERGY PERFORMANCE continued
RESOURCE MATERIAL
Energy Star (United States) (www.energystar.gov)
Energy Star (Canada) (http://oee.nrcan.gc.ca/energystar/english/consumers/index.cfm)
Natural Resources Canada (http://oee.rncan.gc.ca/commercial/equipment/index.cfm?attr=24)
PRODUCTS/SUPPLIERS
Products can be found on the web sites noted above.
COSTING INFORMATION
While some energy efficient fixtures and equipment may result in a slight cost increase, the savings accrued throughout the
products lifetime will more than recover those costs.
Most energy efficient equipment has provided a pay back of 5 years or less.
7.3
CO N S T R U C T I O N WA S T E M A N AG E M E N T
117
INTENT
Prevent disposal of waste construction materials through reduction of resources, reuse of materials and consideration of
recycling programs.
BACKGROUND
Less than 25% of North American construction waste debris is recycled. Recycling and reusing materials reduces the demand for
virgin resources by the manufacturing industry. The associated energy consumption and transportation are also reduced,
resulting in lower emissions and a reduced rate of resource depletion.

To develop a construction waste management (CWM) Plan, that aims to identify potential opportunities for waste diversion. At a minimum, the
CWM plan must include the following:
A designated area for the separation and collection of recyclable and salvageable materials.
The education of the construction managers and subcontractors of the LEED requirements
Targeting products that minimize disposable packaging in order to reduce the amount of waste packaging associated with the
transportation of materials to the site.
A tracking system (including waybills) that monitors and provides feedback on the amount of materials diverted from landfill.
RESOURCE MATERIAL
Recycle Xchange www.recyclexchange.com
Canadian Association of Recycling Industries www.cari-acir.org
7.3
118
CO N S T R U C T I O N WA S T E M A N AG E M E N T co n t i n u e d
RECEIVING FACILITIES
Below is a list of receiving facilities in the GTA that accept various construction materials
New West Gypsum (Oakville) (www.nwgypsum.com/english) accepts drywall
Paper Fibres Inc (Mississauga) (www.paperfibresinc.com) accepts paper and cardboard
G Solway & Sons (Toronto) (416.531.1131) accepts scrap metals
Interface Carpet (Belleville) (www.interfaceflooring.com) accept all makes of carpet through their ReEntry program
COSTING INFORMATION
In some instances, contractors pay reduced tipping fee for depositing construction waste at recycling facilities. However, there is a
labour cost involved in sorting materials on site and shipping them to several additional receiving facilities other than just the
landfill.
Some waste management firms offer to sort construction waste off-site and provide an estimated break-down of the materials
sent for recycling. This strategy often results in a lower waste diversion rate, is difficult to enforce and may carry a premium over
on-site sorting of construction waste.
7.4
R E C YC L E D CO N T E N T
119
INTENT
Increase the demand for building products that contain material with recycled content, therefore reducing negative impacts of
extraction and processing of virgin materials.
The amount of energy saved from using one ton of recycled aluminum instead of new materials can be used to power the
average home for about two years. Incorporating recycled content into popular consumable products reduces waste, energy
costs and the use of land devoted to the extraction of virgin materials. Companies are now using recycled content in a variety of
products, diverting materials such as gypsum, metals, wood and glass from landfill disposal.
RELEVANCE TO TENANT
At a minimum, tenants must use gypsum board, steel studs, carpet and ceiling tile that contain recycled content.

Strategies to maximize the use of recycled materials include:
Research products thoroughly, to ensure that those containing recycled content are just as durable and useful as those originally
specified.
Give preference to post-consumer rather than post-industrial recycled content.
Request literature from the manufacturer prior to ordering to verify the recycled content of each product.
Keep track of all materials used on site to ensure that environmental targets are being met
RESOURCE MATERIAL
United States Environmental Protection Agency recycled content product recommendations (www.epa.gov/cpg/products.htm)
COSTING INFORMATION
Products with recycled content are often competitive with similar products made from virgin materials. Products such as
gypsum board and ceiling tiles have negligible if any cost premium, while carpeting and tile products may carry a small
premium.
BACKGROUND
7.5
120
R E G I O N A L M AT E R I A L S
INTENT
Increase demand for building materials and products that are extracted and manufactured within the region. This supports the
use of indigenous resources and reduces the negative effects associated with the transportation of goods.
BACKGROUND
The transportation sector is the fastest-growing source of the worlds carbon emissions. Road traffic, which accounted for 58
percent of worldwide transportation carbon emissions in 1990, claimed 73 percent in 1997. Pollutant emissions negatively affect
air and water quality. Purchasing local materials improves the local economy, promoting the community and quality of life.
RELEVANCE TO TENANT
At a minimum, tenants are encouraged to use gypsum board, and steel studs that are manufactured and extracted within 800km
of the city construction is set to take place.
DESIGN STRATEGIES
Designers should attempt to use (at a minimum of ) 10% of building materials and products for which at least 80% of the mass is
extracted, processed and manufactured within 800km of the site if shipped by road, or 2400km if shipped by rail or water.
Contact the suppliers of products, giving preference to products manufactured and extracted within the desired radius. This
information is often available in product literature such as technical data sheets or brochures. In addition to gypsum board and
steel studs, other products to target include :
panel products
composite wood materials: MDF, particle board
carpeting
ceiling tile
7.5
R E G I O N A L M AT E R I A L S c o n t i n u e d
PRODUCTS/SUPPLIERS
121
There are many sources for regional materials within 800km of the project site. Please note that not all products are available
from each manufacturing location. Contact the manufacturer for complete details. Often, a specific plant may need to be
specified to guarantee the regional content. Extraction location is not provided, and must be investigated by the Tenants design
team.
Not all interior building products are readily available within 800km of a construction site. As such, there may be a nominal
premium associated with selecting regional materials. However, selecting regional materials may reduce the overall cost of
materials, as transportation fees are likely to be significantly less than those linked to materials shipped from distant locales.
COSTING INFORMATION
7.6
122
R A P I D LY R E N E W A B L E R E S O U R C E S
INTENT
Reduce the use and depletion of finite raw materials and long-cycle renewable materials by replacing them with rapidly
renewable materials.
BACKGROUND
Most natural resources are consumed at a rate that exceeds their ability to replenish themselves. Examples include most
wood products, plastics and other oil-based products (fossil fuels), and metals. The use of renewable materials such as bamboo,
cork, and agricultural by-products avoids the depletion of these valuable resources; it also reduces habitat destruction and
land development associated with material processing. Controlled bamboo forests produce as much flooring in 5 years as a
hardwood forests can produce in 40 years. Renewable materials also result in biodegradable materials.
DESIGN STRATEGIES
Materials that can be replaced by renewable products include partitions, furniture, flooring, wall coverings and panel products
Review all store and finish schedules and consider the use of renewable materials to replace those typically specified. Indoor air
quality should also be considered when selecting a product. Associated sealants, adhesives, coatings and paints should be
investigated to ensure they meet low volatile organic content (VOC) limits.
RESOURCE MATERIAL
Building Green (www.buildinggreen.com)
PRODUCTS/SUPPLIERS
Cork Flooring
Amorim Flooring North America (www.wicanders.com)
Dodge-Regupol Incorporated (www.regupol.com)
Linoleum flooring
Forbo (www.forboflooringNA.com)
Tarkett (www.tarkett.com)
7.6
R A P I D LY R E N E W A B L E R E S O U R C E S c o n t i n u e d
Bamboo Flooring
Bamboo Mountain (www.bamboomountain.com) UF Free
Constantine (www.constantine-carpet.com) UF free
123
MOSO International NA (www.moso.com)
Teragran (www.teragran.com)
Design Materials Inc. (www.dmikc.com)
Straw core structural insulated panels
Agriboard (www.agriboard.com)
Straw interior partition panels
Durra Building Systems (www.durra.com)
Wheatboard
Dakota Burl and Biofibre by Environ Biocomposites (www.environbiocomposites.com)
Primeboard (www.primeboard.com)
COSTING INFORMATION
Since renewable materials harvest faster than typical building materials, less land is required for similar production outputs; lower
land costs result in consumer savings. Additionally, the energy required to process organic materials is lower than that required
to process minerals and metals, resulting in reduced emissions and utility bills. Again, this results in a reduction of cost to the end
user. The following outlines the relative costs of various renewable materials. In general, as demand for these products grows,
cost to the consumer will decrease:
Cork: There is a price increase associated with cork, but the products is very durable, and contains a high percentage of renewable
content.
Linoleum: These products are relatively inexpensive, but may contain a lower percentage of renewable content than other
qualified products.
Bamboo: Like cork, bamboo carries a premium, but it is highly durable. As bamboo becomes more popular, competitive pricing
will follow.
Wheatboard/Straw: Products made from agricultural by products may carry a premium and are dependant on market conditions.
Wall Finishes
7.7
124
CERTIFIED WOOD
INTENT
Promote sustainable forestry management practices by specifying Forest Stewardship Council (FSC) approved wood products.
BACKGROUND
The Forest Stewardship Council was created in 1993, and aims to promote forest sustainability, as demonstrated by their mission
statement:
The Forest Stewardship Council shall promote environmentally appropriate, socially beneficial, and economically viable
management of the worlds forests.
Forests cover 45% of the land mass in Canada, offering habitat to almost 2/3 of Canadas biodiversity. Sustainable forest
management reduces negative impact on these habitats and promotes the use of wood as a renewable resource. While other
sustainable forest management systems exists (Sustainable Forestry Initiative SFI, CSA Sustainable Forest Management CSA-SFM),
LEED only recognizes the FSC.
FSC Chain of Custody certification is not expensive, and as the demand for FSC certified wood increases, companies involved in
wood based products may lose market share if they fail to obtain FSC certification. LEED requirement: Of all wood based
products, 50% must be FSC certified. In order to be FSC certified, each processor, manufacturer and distributor of the product
must have chain-of-custody certification.
DESIGN STRATEGIES
Interior spaces can contain many wood based products, and Tenants designers should be careful to review all proposed products
when considering this credit. Some of the most likely wood based products used in tenant fit-up are: solid wood doors, paneling
products, finishes (including flooring), furniture or carpentry.
RELEVANCE TO TENANT
Tenants are encouraged to use FSC certified wood for wood based products. Locating FSC certified companies can be difficult
depending on the item desired. Also consider the following when specifying FSC certified products:
Contact the product supplier to find out if they have FSC chain-of-custody certification. If they do not, consider other
manufacturers/distributors.
Be careful to ensure that FSC certified products do not contain urea formaldehyde (UF), in accordance with credit EQc4.4.
7.7
CERTIFIED WOOD continued
RESOURCE MATERIAL
Forest Stewardship Council of Canada (www.fsccanada.org)
SmartWood (www.smartwood.org) qualified third-party certifier for the FSC
125
PRODUCTS/SUPPLIERS
Specify doors with a stave core. The core is the largest wood component in a door, and ensuring it is FSC certified is a big step
toward credit compliance. Doors by the following manufacturers can be specified with FSC content:
Baillargeon (www.baillargeondoors.com)
Algoma (www.algomahardwoods.com)
Mohawk (www.mohawkdoors.com)
Flooring
FSC flooring products are available from a variety of companies, including:
EcoLumber Co-op (www.ecolumber.ca/flooring.htm)
PG Hardwood Flooring (www.pgmodel.com)
Groleau Flooring (www.groleauinc.com)
Paneling
Panel products include plywood, particleboard and other sheet products by:
ProPly Ltd. (www.proply.com)
Wonderosa (www.wonderosa.com)
Purekor by Panel Source (www.panelsource.net)
COSTING INFORMATION
Currently, FSC compliant manufacturers and suppliers are not readily available. However, as the demand for FSC products
increases, costs will decrease. Currently, FSC certified products can carry a 10% - 30% premium over wood based products that
are forested using conventional methods.
Wood Doors
7.8
126
L O W E M I T T I N G M AT E R I A L S :
Adhesives, Sealants, Paints, Coatings
INTENT
Improve indoor air quality by selecting adhesives, sealants, paints and coatings that contain low or zero Volatile Organic
Compounds (VOCs).
BACKGROUND
Ground level ozone is created when VOCs react with sunlight and nitrogen. Ozone, when inhaled, damages the lung tissue
reducing lung function and sensitizing the lung to other irritants. VOC exposure can result in a reduction of occupant health and
productivity. Even low levels of VOCs can have adverse effects on human health if subject to prolonged exposure.
Healthy occupants are more productive and are less prone to illness related absenteeism.
Adhesives, sealants, paints and coatings are considered to be one of the top 5 hazards to human health. These finishes release
low level toxic emissions into the air for years after application. The source of these toxins is a variety of VOCs which, until
recently, were essential to the performance of the paint.
Benefits to using low VOC paints and finishes includes: reduced toxins benefit everyone; reduces landfill, groundwater and ozone
depleting contaminants; low-VOC products perform well in terms of coverage, scrubability and hideability (covering flaws
on previous coats); easy cleanup with soap and warm water; have low odor during application; no odor once cured and no
off-gassing. Painted areas can be occupied sooner, with no odor complaints and are not deemed hazardous waste therefore
cleanup and disposal are greatly simplified.
RELEVANCE TO TENANT
Tenants are required to use low-emitting adhesives, sealants paints and coatings during tenant fit-up.
Material Safety Data Sheets (MSDS) or other manufacturers literature stating VOC contents of adhesives, sealants paints and
coatings must be submitted for Landlord Review.
DESIGN STRATEGIES
VOC information for a given product can be found in a variety of places, including technical data sheets, material safety data
sheets and other manufacturer literature; the most likely of these materials is the MSDS. Green Seal approved products will bear
the Green Seal Certification Mark.
Adhesives,Sealants, Paints, Coatings

continued
For Canadian MSDS VOC information is usually found in Section 9: Physical and Chemical Properties. For American MSDS VOC
content is often provided under Section 3: Physical Data.
The Green Seal Standards and SCAQMD limits are subject to change, and become more stringent as product technology develops,
and the need for low VOC products increases. Make sure that the VOC limits you are striving for are the most recent provided by
Green Seal and the South Coast Air Quality Management (SCAQMD).
Ensure that low or zero VOC products have adequate properties for the given application.
NOTE: Some essential building materials may not have a low VOC option. In this case, the product with the lowest VOC content
should be chosen.
PRODUCTS/SUPPLIERS
Most manufactures offer low or zero VOC products including:
General Paint (www.generalpaint.com)
Z-coat series Pittsburgh Paint (www.ppg.com/ppgaf/landing.htm)
Pure Performance 9-100 series Speedhide ICI (www.iciduluxpaints.com)
Lifemaster 200 series Benjamin Moore (www.benjaminmoore.ca) EcoSpec series
RESOURCE MATERIAL
Green Seal Standard GS-11: (www.greenseal.org/certification/standards/paints.cfm)
Green Seal Standard GS-03: (www.greenseal.org/certification/standards/anticorrosivepaints. cfm)
South Coast Air Quality Management District (SCAQMD) Rule #1113: (http://www.aqmd.gov/rules/reg/reg11/r1113.pdf )
COSTING INFORMATION
Low or zero VOC products are readily available with no cost premium. The market for low-emitting materials is growing, and
consequently products are offered at prices that are competitive (sometimes less expensive) with conventional building products.
127
7.8
7.8
128
Carpet
INTENT
Improve indoor air quality by choosing carpeting that contains less contaminants and pollutants than conventional broadloom
products.
BACKGROUND
Conventional carpeting may cause indoor air quality concerns to both Tenants and installers, including allergens, odours
and Volatile Organic Compounds (VOCs). Indoor air quality is directly related to Tenant comfort and health, and as such should be
a primary concern to those responsible for indoor finishes in commercial applications.
The Carpet and Rug Institute (CRI) has developed a testing system that ensures that carpet products meet certain emission levels.
A sample is tested quarterly by an independent laboratory using American Society for Testing Materials (ASTM) method D5116.
Carpet products that meet the emission levels of the test are granted a Green Label. The CRI has also developed another
program, called Green Label Plus for products that meet more stringent emission levels.
Since the inception of the Green Label program in 1992, the industry has made substantial reductions in the levels of TVOCs (Total
Volatile Organic Compounds), as well as reductions in 4-phenylcyclohexene (4-PC), the compound most associated with new
carpet odour.
RELEVANCE TO TENANT
Tenants are required to use low-emitting carpets for all carpeting installed as part of their leasehold improvements. Product cut
sheets indicating CRI Green Label certification must be provided at Landlord review.
RESOURCE MATERIAL
All Green Label and Green Label Plus compliant products can be found on the Carpet and Rug Institute website:
Green Label and Green Label Plus: (http://www.carpet-rug.org)
Carpet continued
PRODUCTS/SUPPLIERS
Interface Inc. (www.interfaceinc.com)
All carpet manufactured in City of Industry, CA, LaGrange, GA and Belleville, Ontario meets this requirement
Tandus (www.tandus.com) Includes Monterey, C&A and Crossley flooring companies
Shaw Industries (www.shawfloors.com) Based in Dalton, Georgia
Milliken (www.millikencarpet.com)
COSTING INFORMATION
Some CRI Green Label or Green Label Plus compliant products carry a premium compared to traditional broadloom carpeting;
however, increasing tenant and shopper comfort and reducing employee absenteeism will result in higher productivity levels.
129
7.8
7.8
130
Composite Wood
INTENT
Reduce the quantity of urea-formaldehyde, an odourous, potentially irritating and harmful contaminant that affects the comfort
and well-being of installers and tenants.
BACKGROUND
Formaldehyde is commonly used in building products such as resins and adhesives. There are two common forms of
formaldehyde used in construction materials: phenol formaldehyde (PF) and urea formaldehyde (UF). The formaldehyde gas
in these products is off-gassed into the surrounding air, creating a variety of health issues.
Urea formaldehyde is a carcinogenic compound that can also cause irritation and asthma in concentrated conditions. Phenyl
formaldehyde is less destructive because it off-gasses at a reduced rate compared to urea formaldehyde. Avoiding the use of both
of these compounds is recommended to reduce employee health risks and improve indoor air quality.
RELEVANCE TO TENANT
Tenants should make best efforts to avoid wood based materials such as MDF, laminated assemblies or flooring that contain
added urea formaldehyde.
DESIGN STRATEGIES
To investigate the adhesives and resins used in all wood-based materials, such as MDF, laminated assemblies, flooring, etc. UF
information may be provided in a variety of locations, including MSDS, technical data sheets and product literature. On occasion,
the manufacturer may have to be contacted to verify the use of UF within the product assembly.
7.8
Composite Wood continued
PRODUCTS/SUPPLIERS
131
Environbiocomposites (http://environbiocomposites.com/leed.php)
Columbia Forest Products (www.columbiaforestproducts.com)
PrimeBoard Inc. (www.primeboard.com)
SierraPine (www.sierrapine.com)
Skyblend (www.skyblend.com
COSTING INFORMATION
Many panel products are available with a UF-free option for a negligible if any increase in price. The benefits gained in tenant
comfort and health will improve productivity, and likely recover any additional costs associated with purchasing materials
without urea formaldehyde.
A variety of products can be found without added urea-formaldehyde or no UF at all. Some example manufacturers include:

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C AD I LL AC

FAI RVI E W TE NANT D E SIG N CR ITE R IA

Welcome to: Markville Shopping Centre

Landlord Control Zone

Food Court Design Criteria

Architectural Design Criteria

General Food Court Information

Storefront Sections, Details

Markville Shopping Centre Key Plans

Site Rules And Regulations

General Submission Guidelines

TENANT DESIGN CRITERIA

TENANT DESIGN CRITERIA

Markville Shopping Centre Contact Information:

TENANT DESIGN CRITERIA

Retail Manager & Landlords Representative:

Markville Shopping Centre

Cadillac Fairview Contact Information

TENANT DESIGN CRITERIA

LANDLORD CONTROL ZONE

Interior display platforms are to be provided at the faade show windows.

LANDLORD CONTROL ZONE continued

TENANT DESIGN CRITERIA

TENANT DESIGN CRITERIA

Storefront openings are to have a minimum height of 9-0 (unless

Openings are to be a minimum opening of 6-0 wide; however, they

The Tenant shall maximize the use of transparent glass to maintain a

Ratio of storefront opening, glazing and permitted solid surfaces: 50%

1.2.1.1 CORNER LOCATIONS

For Tenants located on corners, a secondary entrance may be required.

One sign is permitted on each elevation.

Each elevation must incorporate display windows for transparency into

DESIGN GUIDELINES continued

STOREFRONT DECORATIVE PROJECTIONS

Decorative and three-dimensional elements such as sconce lighting,

Tenants storefront construction is not permitted to project beyond

TENANT DESIGN CRITERIA

TENANT DESIGN CRITERIA

DESIGN GUIDELINES continued

All grout shall be sealed in areas of moisture or grease producing equipment.

All drywall partitions are to be non load-bearing.

WALL CONSTRUCTION NOT PERMITTED:

Wood stud construction

Modifications to the exterior walls of the building shell

GENERAL FINISHING REQUIREMENTS

1.3.1.1 FINISHED WOOD & WOOD VENEERS

1.3.1.2 PLASTIC LAMINATES

TENANT DESIGN CRITERIA

TENANT DESIGN CRITERIA

MATERIALS & APPLICATIONS

1.3.2.2 GLAZING MATERIALS

Gaps between panes are not to exceed .

Glass specifications are to conform to all building code requirements.

1.3.2.3 PAINTS, COATINGS, ADHESIVES & SEALANTS

TENANT DESIGN CRITERIA

1.3.2.1 BASE MATERIALS

TENANT DESIGN CRITERIA

All flooring must have a ten year commercial grade warranty.

Single colour low profile all loop carpeting is not permitted.

TENANT DESIGN CRITERIA

TENANT DESIGN CRITERIA

The use of the following materials are permitted:

Tempered glass (minimum of 1/2 or 12mm

Tempered glass (minimum of 1/4 or 6mm