A. Introduction
This section supplements the Lease Agreement in outlining
the basic building design, systems, and building regulations.
It also provides design criteria, procedure requirements
and recommendations established by the Landlord for the
purpose of assisting the Tenant in the design and development
of their leased premises.
Tenants, their Designers and Contractors are urged to acquaint
themselves thoroughly with the material herein, as it will
form the basis of Landlord's approval of all Tenant submissions.
THIS MATERIAL IS INTENDED TO REFLECT ONLY STANDARD CONDITIONS
OR SITUATIONS, AND DOES NOT AMEND THE FORMAL LEASE AGREEMENT,
WHICH WILL PREVAIL IN THE EVENT OF ANY INCONSISTENCIES.
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B. Tenant Co-Ordination
The principal function of the Tenant Co-ordinator is to
guide and assist Tenants throughout their design and construction
periods, and to provide a point of contact within the Landlord's
organization.
The Tenant Co-ordinator is also responsible for the review
and approval of/or comment on all Tenant drawing submissions
prior to the commencement of all Tenant's construction,
as well as control of the co-ordination of Tenant's and
Landlord's work on the site.
All questions, comments and submissions are to be addressed
to:
Attention: Michael McDowell or Donna McCrone
Property Managers and Tenant Co-ordinators
TOUCHSTONE PROPERTY MANAGEMENT
Suite 309 - 896 Cambie Street
Vancouver, B.C. V6B 2P6
Telephone: (604) 688-4340
Fax #: (604) 688-4349
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C. Landlord's Consultants
Tenants may opt to retain the services of the Landlord's
Architects and/or Interior Designers under direct contractual
relationship for the design and working drawings of all,
or part of, Tenant development work.
The Tenant must retain under direct contract the Landlord's
Consulting Engineers for any mechanical, electrical, or
structural engineering, or drawings required for the development
of the Tenant's space. The Tenant must also retain the carpeting
contractor and the CAD drawing management company listed
below.
Mechanical Sterling, Cooper & Associates
Engineers: 1777 West 8th Avenue
Vancouver, B.C.
V6J 1V8
Mr. Miles Sterling
Tel: (604)734-9338
Structural Jones Kwong Kishi
Engineers: #10 - 949 West 3rd Street
North Vancouver, BC
V7P 3P7
Mr. Thomas Wu
Tel: (604) 988-1731
Electrical Schenke Bawal Eng. Ltd.
Engineers: 200 - 1281 West Georgia Street
Vancouver, B.C.
V6E 3J7
Mr. Wolfe Schenke
Tel: (604) 688-8008
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D. Codes & Regulations
Tenant development work must comply with all applicable
by-laws and regulations of the authorities having jurisdiction.
Every Tenant is responsible for applying for, and obtaining
all permits and approvals from all authorities having jurisdiction
over the work to be performed by the Tenant's contractor(s),
prior to commencement of such work. Evidence of such permits
must be posted at the site prior to commencement of work.
Building permits must be obtained from:
The City of Burnaby
Department of Permits & Licenses
4949 Canada Way
Burnaby, B.C.
V5G 1M2
Tel: (604) 294-7130
Tenant development work must be in accordance with City
of Burnaby Building By-Law #6333, as amended, and the British
Columbia Provincial Department of Labor, as well as all
others which may be specifically applicable.
A. Definition
Base Building Construction includes all of the structural,
mechanical, and electrical systems, as well as architectural
finishes included in the construction document prepared
by the Landlord's Architect and Consultants.
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B. Tenant Information Drawings
Drawings indicating the major elements of the base building
structure will be provided to the Tenant by the Landlord.
Any such additional drawings that may be required by the
Tenant may be obtained from the Tenant Co-ordinator, at
the Tenant's expense.
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C. Structural Systems
The buildings sit on spread footings and are a slab and
beam construction. Floors are constructed of reinforced
concrete. The exterior of the building is of curtain wall
design consisting of double glazed glass and aluminum panels.
Design loading conditions for specific areas are as follows:
Office Areas 70 lbs. per sq. ft.
Partition Allowance 20 lbs. per sq. ft.
Patio Exterior Decks 100 lbs. per sq. ft.
Loading conditions which exceed these specifications may
be accommodated at the Landlord's discretion. Any revisions
to the structure and/or resulting changes necessitated by
the Tenant's requirements will be at the Tenant's expense.
Central filing areas, storage areas, vaults, safes, etc.,
must be specifically indicated and detailed as part of the
Tenant's working drawings, and the Landlord's approval obtained
prior to commencement of work.
The Landlord will not be responsible for any partitioning
layout revisions necessitated by unusual loading conditions
which have not been brought to the Landlord's attention,
or whose locations differ from that indicated in the approved
drawings. Any relocations required are to be done at the
Tenant's expense after approval by the Landlord, only.
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D. Mechanical Systems
(a) Heating
(b) Ventilation & Air-Conditioning
(c) Parking Levels
(d) Central Plant
(e) Central Control System
(f) Plumbing
(g) Sprinkler System
(h) Life Safety Systems
(a) Heating
Office
Perimeter heating is supplied by the perimeter zone fan
coils. Each fan coil is controlled by a line voltage heating
and cooling thermostat. Interior zone fan coils provide
cooling only.
Cafeteria
HVAC provided by a fan coil located in the Northwest corner
of the cafeteria.
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(b) Ventilation & Air-Conditioning
Main Fresh Air - Typical Floors
The constant volume centrifugal fan unit located in the
roof fan room, supplies 100% fresh air. The supply air temperature
is maintained at 17°C by a discharge sensor which sequences
the position of the three way mixing valves on the units
chilled water and hot water coils. The discharge temperature
may be reset from the main control panel.
20,000 CFM of fresh air is delivered to each building
by a McQuay fan driven by a 20 H.P. Baldor motor.
Exhaust Fans
Centrifugal exhaust fans located on the building roof
provide exhaust through a vertical duct for all building
floors and washrooms.
Air Conditioning - Typical Floors
Various fan coils are located throughout the typical floors
with the ceiling space acting as a return air plenum. Some
fan coils, mainly those in the perimeter zone, have both
heating and cooling capabilities. The interior zones are
cooling only.
The fan coils supplied by Enviro-Tec come in five sizes
20, 30, 40, 50 and 60, all fan motors are 208V/3PH and controlled
with magnetic starters.
Temperature controlled air is supplied to tenant space
through balance damper controlled 60" x 8" linear
diffusers. The air temperature is controlled by a Johnson
Control Medasio building automation computer.
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(c) Parking Levels
The parking area is located under the whole complex. There
are 17 axial exhaust fans located on the P-1, P-2 &
P-3 parking levels and the loading bay level, these fans
exhaust the air through air shafts located on the South,
East and West sides of the complex. The fans are controlled
by CO detectors.
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(d) Central Plant
The central cooling system for 4601 Canada Way consists
of a 150 ton York screw chiller and a 40 ton York scroll
chiller. A 160 ton screw and a 60 ton scroll chiller services
4611 Canada Way. A 165 ton screw chiller services 4621 Canada
Way.
Heating in each building consists of a single gas fired
super hot energy efficient atmospheric burner. 4601 has
3,000,000 BTU; 4611 and 4621 has 2, 280,000 BTU.
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(e) Central Control System
The building HVAC system is controlled by a Johnson Control
Medasio system that allows for monitoring the performance
of each specific floor and for independent auto or hand
starting and stopping of the fan coils of each floor as
required. The building thermostats are Johnson Control and
will allow a 2 hour after normal business operating hours
operation by pushing a button located on the thermostat.
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(f) Plumbing
Water is supplied to the building through a combined 10"
supply line. The domestic supply is taken off this main
and is provided with a water meter, remote reader, pressure
reducing valve station and bypass. All piping is insulated.
Domestic hot water is provided from hot water tanks located
in the boiler room in the penthouse mechanical room. In
the case of 4611 and 4621 there is only one hot water tank
for each building.
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(g) Sprinkler System
The parkade has dry pipe valves located in P-1 of "A"
and "B" Buildings that supply the sprinkler systems
on all parkade levels. One 4" Grinnel wet valve supplies
the sprinkler system serving office floors and is located
in the West stairwell of "A", South stairwell
of "C" and West stairwell of "B". All
floors of the building are also equiped with fire sprinklers.
Sprinkler heads may be added and/or relocated at the tenant's
expense to suit office partitioning and to meet building
codes. Fire stand pipes are provided in the office building
only.
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(h) Life Safety Systems
The building is provided with a smoke control system controlled
from the lobby C.A.C.F. room, along with automatic pressurization
systems serving building stairwells, with outdoor air facilitating
the safe egress of building occupants. Smoke can be evacuated
from the fire floor by means of a dedicated smoke shaft,
while simultaneously pressurizing the occupied floor above
and below the fire floor with outdoor air supplied from
the main air handler in Buildings "A", "B"
and "C".
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E. Electrical Systems
(a) Building Service
(b) Power
(c) Lighting
(d) Emergency & Exit Lights
(e) Alternate Lighting
(f) Electrical Panel
(g) Electrical Contractors
(a) Building Service
A l2 K.V. service is provided by one feeder from B.C.
Hydro into the building at 4601 and is then split to supply
buildings at 4611 and 4621.
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(b) Power
120/208 volt power is available for Tenant's use in the
ceiling space. If Tenant's needs exceed the available
power and circuits, new transformer and/or panels should
be provided at tenant's cost. No emergency power is available
to the Tenants.
Any unused power conduit/wiring except base building
systems shall be removed during any renovations.
1. All new power wiring to be run in
EMT with the exception of:
a) BX may be used for drops to luminaries
and to outlets in drywall partitions.
b) Flexible metal conduit may be used for final
connection to motors and transformers (length of BX
in the ceiling space not to exceed 10 feet).
2. All conductors to be copper RW90 XLPE, minimum
#12. Size conductors to ensure voltage drop does not
exceed 2%.
3. Provide separate neutral wire for each circuit.
Do not share neutral wires between circuits.
4. Supply and install receptacles and electrical
devices to achieve the layout shown on drawings. Provide
outlet boxes, coverplates and all accessories as required.
Alter locations as directed by Consultant at no cost,
provided no additional materials is required and change
is made prior to installation.
5. Core and drill holes for floor outlets. X-ray
slabs or walls and have locations accepted by Consultant
in writing. Any services damaged by core drilling to
be repaired at no cost to Landlord or Tenant. Floor
drilling to be carried out after normal working hours
at a time acceptable to Landlord. All fire rated penetrations
shall be fire stopped.
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(c) Lighting
The standard office lighting installation of the building
consists of two-lamp recessed fluorescent luminaires and
utilizes 347V ballasts. The lamps are 4' cool white F32T8/TL835
with deep cell parabolic lenses. All tenant lighting must
be integrated into the building Douglas Lighting System
at tenant expense. The lighting system provides for tenants
to manually turn lights on and automatically turn off
at the 12:00 AM and 2:00AM off sweeps.
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(d) Emergency & Exit
Lights
These lights are tied into a battery back up system
and should provide emergency lighting for a minimum of
30 minutes.
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(e) Alternate Lighting
Should the tenant require a different type of lighting
for the interior space such requirements will be considered
by the Landlord for approval. Maintenance of this special
lighting will be a tenant cost (materials only ie: bulbs,
ballasts and fixtures).
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(f) Electrical Panel
Follow Schenke/Bawal Engineering Guidelines set copy
(must match base building standard).
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(g) Electrical Contractors
Only one of the three electrical contractors listed in
Section VII (click here to view) may be used.
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F. Communications
The Tenant is required to make his own arrangements directly
with a communications company and applicable suppliers for
the procurement of his communications systems.
Communications cables shall be routed through interior
partitions and all feeds shall be through ceiling spaces.
Plenum approved CAT 6 cables or conduits must be used in
accordance with Code and By-Law requirements. Non-plenum
rated cables may only be used when run entirely in conduit.
All communication and telephone equipment must be located
within the tenant's space and not in building mechanical,
telephone or electrical rooms.
Provide all outlet boxes, empty conduits, pull strings
and any accessories necessary to facilitate the proper installation
of voice/data lines.
Install 1" EMT conduit from each communication outlet
to ceiling space complete with bushing at end.
All communications wiring shall be CAT 6 plenum fire rated.
All plywood backboards shall be 19mm (3/4") thick,
high quality fir and shall be pressure treated with fire
retardant white paint as per CSA 030.
All existing unused cables shall be removed on the floor
of renovations.
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G. Emergency Systems
To maintain continuity in the building electrical system
only one electrical contractor will be allowed to complete
tenant work in both electrical and lighting systems.
(a) Sprinklers
The building has sprinklers in the parkade, and throughout
the building.
(b) Smoke Detectors
Smoke detectors are located on all building floors.
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H. Elevator Service
Two 3500 lb capacity, traction style elevators serve each
building. One elevator in each building can serve as a freight
elevator. The elevators travel through all parking levels
and all floors of the building.
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