TENANT MANUAL TENANT DESIGN & CONSTRUCTION

ISSUED: FEBRUARY 18, 2015

1 TABLE OF CONTENTS

SECTION A - INTRODUCTION 4

1. GENERAL 4

2. BASE BUILDING CONSTRUCTION AND SYSTEMS 4

3. MECHANICAL 7

3.1 MECHANICAL: HVAC 7

3.2 MECHANICAL: PLUMBING 8

3.3 MECHANICAL: SPRINKLERS AND FIRE PROTECTION 8

4. ELECTRICAL 8

4.1 ELECTRICAL: POWER AND DISTRIBUTION 9

4.2. ELECTRICAL: FIRE-ALARM SYSTEM 9

4.3 ELECTRICAL: AREA LIGHTING & EMERGENCY LIGHTING 9

4.4 ELECTRICAL: SECURITY 10

5. ELECTRONIC FILES 10

SECTION B - TENANT DESIGN GUIDELINES 11

6. GENERAL DESIGN GUIDELINES 12

7. SUSTAINABILITY REQUIREMENTS 12

8. ARCHITECTURAL 14

8.1 ARCHITECTURAL: KING STREET RETAIL 15

8.2 ARCHITECTURAL: STOREFRONT SIGNAGE 15

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2 8.3 ARCHITECTURAL: INTERIOR SIGNAGE 16

9. STRUCTURAL 16

10. COMMISSIONING 17

11. MECHANICAL 17

11.1 MECHANICAL: HVAC 17

11.2 MECHANICAL: PLUMBING 20

11.3 MECHANICAL: SPRINKLERS AND FIRE-PROTECTION 21

11.4 MECHANICAL: NATURAL GAS 22

12. ELECTRICAL 22

13. METERING 23

SECTION C - TENANT SUBMISSIONS 25

14. GENERAL 26

15. PRELIMINARY DESIGN SUBMISSION 26

16. FINAL DESIGN SUBMISSION 27

17. CONSTRUCTION SUBMISSION 27

18. CLOSE-OUT DOCUMENTS 27

SECTION D - TENANT CONSTRUCTION GUIDELINES 29

19. GENERAL CONSTRUCTION GUIDELINES 30

20. CONTRACTOR SUBMISSIONS 35

21. SUSTAINABILITY REQUIREMENTS 36

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3 SECTION E – GENERAL INFORMATION 38

22. PROJECT ADDRESS 39

23. CONTACTS 39

24. AUTHORITIES 40

25. CONTRACTORS 41

SECTION F – GRAPHIC MATERIAL 46

26. BASE BUILDING DRAWINGS LIST

APPENDIX A – CONTRACTOR SUBMISSIONS 40

27. PRELIMINARY DESIGN SUBMISSION CHECKLISTS

28. FINAL DESIGN SUBMISSION CHECKLISTS

29. PRIOR TO STARTING CONSTRUCTION CHECKLISTS

30. UPON COMPLETION OF CONSTRUCTION CHECKLIST

APPENDIX B – SUSTAINABILITY STANDARDS 41

31. SUSTAINABILITY STANDARDS

APPENDIX C – LEED-CI CHECKLIST 42

32. BASE BUILDING CONSTRIBUTIONS TO LEED-CI

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4 APPENDIX D – CONTRACTOR ACCESS/PERMIT FORMS 43

33. ROOF ACCESS FORM

34. HOT WORK PERMIT

35. RISER ACCESS FORM

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5

SECTION A: INTRODUCTION

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6 SECTION A - INTRODUCTION

1. General

.1 In the event that anything in this manual conflicts with a provision of the tenant’s lease, including Schedule “C”: landlord’s and tenant’s work, the lease will govern over this manual.

.2 This tenant manual applies to all construction and renovation work carried out by the tenant - both initial work undertaken prior to move-in and subsequent renovations carried out throughout the period of tenancy.

.3 The landlord reserves the right to amend or add to the information contained in this manual at any time, and the tenant is required to abide by such changes upon notification thereof.

.4 The landlord charges a 15% administration fee on all work completed by the landlord on the tenant’s behalf, including but not limited to tenant coordination work, structural reviews, BAS graphic updates, fire alarm system modifications, base building electrical distribution systems modifications, roofing work to accommodate new tenant equipment, as well as landlord completion of tenant deficiencies and as-built drawings when tenant fails to complete within the allotted timeframe.

2. Base Building Construction and Systems

.1 Barrier-free Access: The main entrance lobbies, basement parking garage and public washrooms have been renovated to be accessible.

.2 Base Building Structure: Cast-in-place, steel reinforced concrete columns and two-way reinforced concrete floor slabs.

.3 Cladding: Pre-cast concrete panels with fixed, double-glazing with clear glass and low-E coating in thermally-broken aluminum frames. Fifth floor north side only has operable lites.

.4 Roofing: Inverted roof with a 2-ply modified bitumen membrane and 2 inches of extruded polystyrene insulation.

.5 Finishes: in public areas of the building:

• Floor finish in public corridors: stained concrete with clear epoxy and acrylic coating or decorative trowelled epoxy finish with clear acrylic coating.

• Floor finish in ground floor lobbies: marble tile • Wall finish in all common corridors and lobbies: painted drywall

.6 Elevators: The building has 2 banks of passenger elevators, 3 cabs in the South of the building and 2 cabs in the North. There is one freight elevator serving the loading dock to

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7 the 6th floor. Deliveries to floors 7 to 10 are transferred from the freight elevator to one of the North passenger cars at a floor designated by building management. The North passenger and freight elevator have a load capacity of 4000 lbs.

.7 Data and Communications: There is no base building common fiber optic backbone. A number of tenants have installed fiber optic services and as such various service providers are available in the building. Current outside service providers in the building are Bell Canada, Allstream, and Cogeco. Connection of tenant fiber to outside sources and any distribution to the tenant’s suite is the responsibility of the tenant. All existing fiber optic services originate in the main communications room located on the first floor of the building with fiber cables that terminate in communications rooms on various floors of the building. The ground floor room houses all data and telephone connections from outside sources.

Additional information technology facilities and providers may be added to the building from time to time. Contact the landlord’s tenant coordinator for additional information.

.8 Riser space: A building riser provides clear access for services from the parking garage to the 6th floor. Limited access above the 6th floor is available but the tenant will be required to core and reinforce the existing floor slabs as required to suit their distribution requirements. The landlord has provided a scaffold system in this riser for tenant use. Refer to Section D of this manual for riser access guidelines.

.9 Demising walls: Demising walls are constructed to meet all local code requirements.

.10 Suite entrance: If a new suite entrance is required, the landlord will construct either Entrance Option A or Entrance Option A1 to the tenant’s lease space as per the drawings included in Section F of this tenant manual.

3. Mechanical

3.1 Mechanical: HVAC

.1 The building is provided with a Water Source Heat Pump System (WSHP) and Hot Water Perimeter Radiation System (HWPR). Heat pumps are constant volume supply with some portions of the buildings equipped with Variable Volume and Temperature Control (VVT) systems.

.2 Building automatic controls are currently of the Direct Digital type (DDC) computerized controls with electric/electronic actuation. The system is open protocol type using BACNet.

.3 Existing heat pumps are located in dedicated mechanical rooms on each floor.

.4 The HVAC system is designed to meet the following parameters:

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8 • Provide cooling capacity based on 1 ton of cooling per 350 square feet of tenant space

(i.e 1 heat pump per 3,500 square feet). The landlord’s system has been designed to maintain an average temperature of 72 degrees Fahrenheit in winter and 75 degrees Fahrenheit in summer

• Provide fresh air to meet ASHRAE Standard 62.1-2010. Air is filtered and suitable for all seasons.

3.2 Mechanical: Plumbing

.1 All plumbing piping is made out of copper and all building sanitary drainage piping is cast iron.

.2 Washrooms: The building has been provided with male and female washrooms complete with barrier free access on each floor at the east end of the building’s core.

.3 Washroom fixtures are of the commercial type with flush valve actuators. Fixtures have been retrofitted where possible to reduce potable water consumption without reducing fixture performance levels.

.4 Base building fixture flow and flush rates as follows:

Toilets: 6.0 LPF Urinals: 1.9 LPF Lavatory faucets: 1.9 LPM Showerheads: 6.67 LPM

3.3 Mechanical: Sprinklers and Fire-protection

.1 Sprinklers and standpipe: The building is fully sprinklered. A sprinkler grid and fire-standpipe system is provided for the entire lease space based on an open floor concept.

.2 Fire protection: The base building fire-protection system is composed of fire-alarm pull-stations located at stair exits from the tenant space, combined fire-alarm annunciation/evacuation speakers providing appropriate sound distribution as per NFPA requirements.

4. Electrical

4.1 Electrical: Power and Distribution

.1 Electrical: 347/600 volt, 3-phase, 4-wire electrical service. tenant electrical distribution is independent from base building systems and is provided by a separate 3,500 kVA transformer.

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9 .2 Electrical distribution is provided as follows:

At single-tenant floors: power distribution via a vertical bus duct riser to the base building electrical room located in the building’s core area on each floor. Each electrical room contains an 800A bus duct tap breaker feeding an 800A, 347/600V 3 phase, 4 wire splitter. Tenant electrical service will contain fused disconnect switch connected to the above noted splitter and a digital power meter located in base building electrical room.

Electrical service allows for lighting power density of up to 1.1 W/sq. ft. as per ASHRAE 90.1 2010 for Office space type with additional capacity to allow for up to 1.3 W/sq.ft for Meeting/Conference Room space type.

General purpose / receptacle power is available at 3.0 W/sq. ft based on Ontario Electrical Safety Code guidelines.

• The landlord will provide a digital meter, sized to suit the tenant’s service, located in the base building electrical room at the tenant’s cost. Contact the landlord’s tenant coordinator for more information.

• At multi-tenant floors: Each tenant electrical service allows for lighting power density as per ASHRAE 90.1 2010 and general purpose/receptacle power as per Ontario Electrical Safety Code guidelines. The building has a separate 347/600 Volt, 3 phase, 4 wire electrical service that will provide illumination, general power and receptacles. The electrical service will be provided within each lease space at a location to be determined by the landlord. The service will consist of a fused disconnect switch connected to the 800 amp splitter, a digital meter in the base building electrical room and an un-fused disconnect switch located in the tenant suite. The landlord will provide a digital meter at the tenant’s cost. Contact the landlord’s tenant coordinator for more information.

.3 Emergency power: A diesel generator system provides power for common area emergency lighting, common area exit lighting, the fire alarm system, fire pump and fire elevator operation during a power failure. Tenants are required to provide their own emergency power for lighting and exits as required by code.

4.2 Electrical: Fire-alarm System

.1 The building is equipped with a microprocessor controlled, zoned, non-coded, fully addressable, two-stage fire-alarm system with connection to an outside monitoring agency.

4.3 Electrical: Area Lighting & Emergency Lighting

.1 The landlord`s lighting system is designed to meet the following parameters:

• Area lighting within common areas such as corridors, lobbies and the main entrance of the building is provided by a combination of light fixtures suspended from ceiling elements.

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10 • Fluorescent area lighting within exit stairs and mechanical service rooms, incandescent

bulbs in janitor rooms, halogen and compact fluorescents light fixtures in public washrooms.

• Emergency lighting and exit signage throughout all common areas including the main entrance of the building, lobbies, corridors, exit stairs, service rooms, public washrooms and the underground parking garage as per O.B.C. requirements.

4.4 Electrical: Security

.1 The landlord has provided the following security systems:

• Card access system: A card access system installed at building entrances, elevators, underground parking garage entrance and the gate to the surface parking lot.

• Surveillance system: CCTV surveillance system including security cameras, monitors and recording equipment located at strategic locations in and around the building and in the underground parking garage.

• Emergency panic buttons in the underground parking garage.

5. Electronic files

.1 Base-building plans and tenant lease outline drawings are available in AutoCAD format and are available for the tenant’s use. To receive the drawings files by e-mail, contact the landlord’s tenant coordinator.

.2 It is the tenant’s responsibility to verify all information contained within any drawings (either in electronic format, or hard-copies) provided by the landlord.

.3 The tenant must agree to limit the use and distribution of electronic information provided by the landlord, its agents and consultants to that for which the information was initially provided. The tenant will not use or distribute the electronic information for any other purpose without receiving written authorization from the landlord’s consultants in advance.

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11

SECTION B: TENANT DESIGN

GUIDELINES

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12 SECTION B - TENANT DESIGN GUIDELINES

6. General Design Guidelines

.1 All design submissions will be prepared by an Architect or Professional Engineer meeting the qualification/registration requirements under the Building Code, or a designer with a Building Code Identification Number (BCIN) for large and/or complex buildings as required. Drawings submitted by non-compliant individuals or firms will not be accepted for review.

.2 Local Codes and by-laws: The tenant is solely responsible for meeting all requirements of local codes and regulations including, but not limited to, the Ontario Building Code, the City of Toronto’s zoning, signage and patio permit bylaws, liquor license and health regulations and the Ontario Electrical Safety Code.

.3 Barrier-free access: All tenant spaces will be designed to barrier-free access standards of the Ontario Building Code.

.4 Building permits: All work is subject to the approval of Toronto Building Services. The tenant will acquire all required building, heating and plumbing permits and pay all associated fees and provide a copy to the landlord prior to the start of construction.

.5 Electrical Permits: The tenant is required to obtain an Electrical Safety Authority (ESA) permit and provide a copy to the landlord prior to the start of construction.

.6 As-built conditions versus approved drawings: If the tenant’s construction is discovered to not be in accordance with approved drawings, the landlord may, at any time during the term of the lease, require the tenant to immediately complete all work required to be in compliance with the approved tenant drawings.

7. Designated substances survey: Depending on the scope of tenant work, the landlord may require a designated substance survey completed with a report issued before contractor mobilizes on site.

7. Sustainability Design Requirements

.1 The landlord has implemented base building sustainability measures to achieve LEED EB: O+M Gold certification. The tenant will follow certification requirements to support the high-performance programs and features of the building.

.2 The base building sustainability measures have the potential to contribute to LEED Commercial Interiors (LEED-CI) certification. Refer to Appendix C for a LEED-CI checklist outlining the base building’s contributions to a LEED-CI certification.

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13 .3 The tenant is recommended to certify their fit-out using the LEED for Commercial Interiors

rating system (LEED-CI). The landlord’s sustainability consultant can be contracted to facilitate the implementation of the LEED-CI rating system in tenant spaces in conjunction with the high-performance features of the base building LEED-EB: O+M certification.

.4 Indoor Air Quality: choices of paint, coatings, sealants, flooring materials, will be selected to limit negative effects on Indoor Air Quality and will adhere to the following guidelines as applicable:

Paints and coatings must have VOC emissions not exceeding the VOC and chemical component limits of current Green Seal Standard GS-11 requirements, Green Seal Standard 03 (GC-03), or South Coast Air Quality Management District (SCAQMD) Rule #1113, as applicable.

Adhesives and sealants must have a VOC content less than the applicable category under current VOC content limits of South Coast Air Quality Management District (SCAQMD) Rule #1168 and Rule #1113 and/or Green Seal Standard 36 (GS-36).

All carpets and carpet cushion must meet the CRI Green Label Plus Carpet Testing Program.

Products containing hazardous materials are not permitted to be used on site.

Refer to Section D for guidelines on Indoor Air Quality Management during construction.

.5 Hazardous materials: The use of any products that are classified “hazardous” or “harmful” and noxious materials emitting a strong vapour during installation are not permitted.

Refer to Section D for construction requirements.

.6 Low-Emitting Materials – Systems Furniture and Seating: New furniture is a major contributor to contamination of indoor air. Newly purchased systems furniture and task chairs installed in the tenant space should be Greenguard Indoor Air Quality Certified to help ensure a successful Indoor Air Quality test result

.7 Sustainable Materials Purchasing: The tenant will adhere to the landlord’s Sustainable Materials Purchasing Program covering materials for facility renovations, demolitions, refits and construction additions.

Refer to Appendix B – Sustainability Standards: Sustainable Purchasing Program

The Sustainable Materials Purchasing Program applies only to leasehold improvements permanently or semi-permanently attached to the building, including, but not limited to, building components and structures (wall studs, insulation, doors, windows), panels, attached finishes (drywall, trim, ceiling panels), carpet and other flooring material,

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14 adhesives, sealants, paints and coatings. Tenants are encouraged to make sustainable choices for all purchases.

8. Architectural

.1 Base building exiting: The tenant will not obstruct base building exiting.

.2 Base building flooring will be extended from the lease line to tenant’s suite entrance or into any recesses in the tenant’s enclosure by the landlord’s contractor, at the tenant’s expense.

.3 Floor finish elevation: The tenant floor finish will be level with the landlord’s corridor floor finish, elevator sills or the exterior sidewalk finish to the greatest extent possible. Detailing and construction methods for feathering or cutting of any tenant flooring to meet the landlord’s finishes is subject to the landlord’s approval prior to installation.

.4 Storage and Collection of Recyclables: The tenant will provide an easily accessible dedicated area or areas for the collection and storage of materials for recycling. Recycling streams must match the base building program which includes the following streams:

• Paper • Corrugated cardboard • Glass/cans/plastics • Coffee cups • Organic food waste.

.5 Non-combustible construction: The tenant’s construction will be non-combustible.

.6 Demising walls: Shelving, millwork, built-in furnishings and fixtures etc. cannot be supported on demising walls or corridor walls. The landlord’s partitions do not have built-in blocking. Modification of the landlord’s demising walls is subject to prior approval of the landlord’s tenant coordinator.

.7 Interior partitions: All interior partitions abutting perimeter glazing will abut at vertical mullions, rather than mid-lite. Refer to Section F of this manual for standard details of partitions at mullions.

.8 Blinds, sun-control devices and window coverings: Window coverings will be Teleshade System by Solarfective, with continuous, clear anodized, aluminum fascia. Shade cloth to be one of:

• 3% O.A. grey solar block • Sheerweave 4800 V60 Clay 1%.

Window coverings are to be provided by the tenant to meet this specification. All blinds within a single exposure must maintain a consistent colour. Black-out channels can be

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15 installed to reduce sunlight penetration at mullions. If black-out shades are required then these will be installed in addition to the glare control shades using Solarfective’s double housing detail included in Section F of this manual.

.9 Suspension from piping, ductwork etc.: Suspension of tenant construction, including pipes, ductwork, signage etc. is not permitted from the landlord’s mechanical and electrical pipes, ductwork, sprinkler equipment, conduit, etc.

.10 Fire alarm devices: The tenant will not paint, cover or otherwise alter any fire alarm device. All fire alarm pull box and junction box covers are to remain red.

8.1 Architectural: King Street Retail

.1 Modifications to base-building storefront design (including glazing, sign bands, paving etc.): The tenants with King Street storefront may make modifications to the landlord’s standard storefront and envelope design only with the prior written approval from the landlord’s tenant coordinator, at the landlord’s discretion and at the tenant’s expense. The tenant’s storefront design will have equivalent performance standards of the landlord’s storefront. The landlord may at its discretion require that the tenant use the landlord’s contractors to complete this work.

.2 Storefront windows: The tenants with King Street frontage will provide either (a) a clear, unobstructed view from the sidewalk to the interior of the lease space through the existing glazing, or (b) a display showcase located directly behind the glazing with a minimum depth of 3’-0”.

.3 Painting or obscuring storefront glazing: Painting storefront glazing or applying any type of film for the purpose of obscuring the view into the interior of the lease space is not permitted.

.4 Awnings: Awnings are not permitted.

8.2 Architectural: Storefront Signage

.1 All signage is subject to the approval of the Signage plans examiners of the Toronto Building Services, Sign Bylaw Unit. Tenants will secure signage permits and pay all associated fees prior to installation of signage.

.2 Storefront signage design: For design guidelines, refer to Section F of this manual.

.3 All signage, including artwork, copy, lighting and fabrication and anchorage, is to be reviewed and approved by the landlord’s tenant coordinator prior to application for permits and subsequent installation. This includes all signs suspended in or visible through the storefront glazing and all vinyl signage or graphics to be applied to the glass.

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16 .4 It is the tenant’s sign contractor's responsibility to include steel hangers, bracing, anchors,

conduit, mounting grounds and electrical connections to the satisfaction of the landlord and local codes.

.5 Electrical feed will be included in the tenant’s electrical contract and will not be the responsibility of the landlord. The power supply for the tenant’s sign is to be fed from the tenant’s electrical panel.

.6 Moving signs, moving lights, flashing signs and signs with intermittent light intensity are not permitted. It is acceptable to turn off or dim signs during non-business hours.

8.3 Architectural: Interior Signage

.1 Signage design: For the landlord’s standard interior sign details refer to section F of this manual.

.2 Interior signage: All tenant signage located within common areas of the building – such as at suite entrances - will be provided by the landlord at the tenant’s expense.

.3 Installation procedures: The tenant will coordinate with the property manager regarding the timing and procedures related to the installation and modification of all landlord provided tenant signage.

9. Structural

.1 Structural modifications: All structural modifications to the base building will require advance, written approval by the landlord. Upon completion of modifications, the tenant will leave the original structural design unimpaired.

.2 Structural live-loads: The tenant live-loads on existing concrete floors will not exceed 125 lbs. per square foot uniformly distributed. No unusual loads may be suspended from the underside of the roof or floor slab structure above. conditions including but not limited to: high density filling, server and computer equipment rooms. A review from the landlord’s structural consultant will be required for all abnormal loading

.3 Structural review: The tenant is responsible for providing a structural design prepared by a Professional Engineer related to any structural modifications to the building to the landlord’s tenant coordinator for review by the landlord’s structural consultant prior to commencing any work. Any costs incurred by the landlord for structural consulting related to the tenant’s structural modifications will be at the tenant’s expense.

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17 10. Commissioning

.1 Commissioning must be completed to verify energy-related systems are installed, calibrated and perform according to the design requirements.

.2 Commissioning of mechanical and electrical systems will be conducted by the landlord’s commissioning consultant. The tenant is required to contract the landlord’s commissioning consultant prior to commencing construction; should tenant fail to enter into a contract with the commissioning consultant, the landlord will proceed to complete the commissioning work at the tenant’s expense.

.3 A final commissioning report clearing all deficiencies is required to close the tenant project.

11. Mechanical

11.1 Mechanical: HVAC

.1 Mechanical design for tenant fit-up: It is the landlord’s recommendation that the landlord’s mechanical consultants be retained for the design of the tenant’s mechanical systems at the tenant’s expense. If the tenant decides to retain its own mechanical consultants, then they will submit complete sets of drawings and specifications to the landlord’s tenant coordinator for review by the landlord’s mechanical consultant according to the procedures set out under tenant Submissions in Section C of the tenant manual.

.2 The tenant will meet the minimum design requirements of Section 4 through 7 of ASHRAE Standard 62.1-2010, Ventilation for Acceptable Indoor Air Quality. Mechanical ventilation systems must perform according to the ventilation rate procedure. The tenant will maintain or modify the existing building outside-air ventilation distribution system to supply at least the outdoor air ventilation rate required by ASHRAE Standard 62.1-2010.

.3 Energy Efficiency: The tenant space systems will adhere to energy efficiency standards of ANSI/ASHRAE/IESNA 90.1-2010. The tenant must comply with mandatory provisions of the standard (Sections 5.4, 6.4, 7.4, 8.4, 9.4, and 10.4), and achieve the prescriptive requirements (Sections 5.5 or 5.6, 6.5, 7.5 and 9.5 or 9.6), or performance requirements (Section 11).

.4 The tenant will be responsible at its own expense for providing the air distribution system, beyond the landlord’s main air distribution runs brought to the perimeter of the tenant’s space. All control wiring and temperature sensors will be installed by the landlord at the tenant’s expense. All VVT dampers and perimeter radiator control valves will be connected into the Building Automation System (BAS) complete with graphic representation on the host computer, by the landlord at the tenant’s expense. The tenant is responsible for

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18 providing duct layout including all VVT dampers, control valves and temperature sensors to

the landlord as an AutoCAD file and PDF. If this file is not provided then the landlord will create the required file at the tenant’s expense.

.5 Radiators: The radiators are zoned and controlled by automatic control valves. The valves will be connected to the Building Automation System as part of the tenant control work completed by the landlord at the tenant’s cost.

.6 Heat load/heat gain calculations: The tenant is responsible for providing to the landlord’s tenant coordinator computerized heat load/heat gain calculations prepared by a professional engineer at the tenant’s expense.

.7 Ductwork: All ductwork and fittings to meet SMACNA and ASHRAE standards for less than 2 in w.g. duct static pressure, 2000 fpm maximum. Flexible ductwork, including connections will comply with or exceed the requirements of ULC “standards for safety air ducts”, ULC-181, class 1, and NFPA 90A.

.8 Restaurant and food preparation tenants: Restaurant and food preparation tenants must provide for proper cooking exhaust ventilation and heated make-up air to suit their particular requirements and all governing laws, by-laws, codes and regulations. Existing equipment must be reviewed as to its suitability and must be thoroughly cleaned and inspected by all authorities having jurisdiction before being re-used by the tenant, all at the tenant’s expense.

.9 Exhaust ductwork: Objectionable odours within the lease space will be exhausted in such a manner so as to prevent their release into the interior common areas or other rental areas of the building, or short-circuiting into any outside-air vents. Where deemed necessary by the landlord, such exhaust systems will incorporate activated charcoal filters fully and properly maintained at the tenant’s expense.

.10 Air balancing:

• The tenant will provide new balancing dampers for all new duct branches and in all locations necessary for balancing the air systems, with suitable means of ceiling access. Provide volume dampers for all new supply air diffusers and registers.

• The tenant will arrange to test, balance and adjust air systems within the lease space by base building balancing contractor or approved alternate, at the tenant’s expense, and submit a balancing report to the landlord’s tenant coordinator.

• Mark the final balance position on all balancing dampers and adjustable air turning devices.

The tenant is responsible for conducting outside air volume testing in accordance with current ASHRAE 62.1 standards and performing tests on all local, dedicated exhaust systems within the tenant space to confirm proper function. The tenant will be responsible

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19 for following outside air flow standards based on the occupancy expected during normal facility operation; not design occupancy – minimum occupancy or emergency conditions.

.11 Fire dampers:

• Provide a duct access door at each fire damper, 12” x 12” minimum size, 0.006” thicker than duct.

• Fire dampers will be ULC labeled, fabricated and installed in duct sleeve in accordance with NFPA 90A, and approved by all authorities having jurisdiction.

.12 Access panels: The tenant must review with and obtain approval of the location of all proposed access panels from Building Operations staff prior to installation of access panels. The tenant will provide access panels in gypsum wallboard ceilings and walls to access base building and tenant mechanical, HVAC, plumbing, sprinkler, electrical equipment etc. located within the lease space, including, but not limited to valves, dampers, mechanical units, sprinkler valves, flow switches, etc.

.13 Duct insulation: Flexible glass-fibre duct insulation to cgsb-gp-1 lb., 1” thick, k factor 0.25k @ 75F. or better. Apply as necessary to supply air ducting and to last 5 feet of ductwork closest to wall or roof of new exhaust systems. Provide insulation on all concealed ductwork.

.14 Particulates in Air Distribution: If the tenant installs Air Handling Units to serve the tenant space, filtration media is required to be installed with a minimum efficiency reporting value of (MERV) greater than or equal to 13 for all outside air intakes and inside air recirculation returns. The tenant must follow a regular schedule for maintenance and replacement of these filters according to the manufacturers recommended interval.

.15 Zoning Controls: The tenant is required to fit-out spaces to ensure thermal comfort is not compromised. Creating separately controlled zones wherever feasible is recommended. The tenant design of the zoning controls must address the following if applicable:

• Separately controlled zones for each solar exposure. • Separately zoned interior and perimeter spaces • Wherever systems allow, special occupancies (conference rooms, lunchrooms, etc.) to

have active controls capable of sensing space use and modulating the HVAC system in response to space demand.

.16 Component Performance: The HVAC system component performance criteria used for tenant spaces must be in minimum compliance with ANSI/ASHRAE/IESNA Standard 90.1-2010.

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20 11.2 Mechanical: Plumbing

Note: There is currently no capacity for additional plumbing fixtures for additional kitchen, washroom or other facilities within tenant spaces.

.1 The tenant is responsible for the design and construction of plumbing modifications within the lease space in line with all requirements of the Ontario Building Code at the tenant’s expense. Construction of private washrooms will require advance, written approval by the landlord.

.2 The tenant’s mechanical work will not impact on any other tenant’s space without prior written approval by the landlord.

.3 Hot water: Hot water for the tenant space, other than building washrooms located at the building core, will be provided by the tenant utilizing electric hot water heaters, at the tenant’s expense.

.4 Domestic hot and cold water: Piping to be type “L” standard streamlined copper pipe with cast brass solder fittings. Solder to be 95/5, lead free.

.5 Sanitary drainage piping: Pipe to be DWV copper pipe with wrought copper or cast brass joints. Solder to be 50/50.

.6 Pipe insulation: Domestic hot and cold water piping to be insulated with preformed glass fibre insulation to CSGB 51-GP-9C, factory applied vapour barrier jacket with white kraft side facing out ½” thick. K factor 0.25 @ 75F or better. Seal butt joints and end joints with pressure sensitive vapour barrier adhesive.

Sanitary drainage to be insulated with preformed glass fibre insulation to CSGB 51-GP-9C, factory applied vapour barrier jacket with white kraft side facing out ½” thick. K factor 0.25 @ 75F, or better. Seal butt joints and end joints with pressure sensitive vapour barrier adhesive.

.7 Potable water: Potable water is available on each floor of the building at two wet columns and is accessible to the tenant at the tenant’s expense, subject to prior written approval by the landlord. The tenant will install a water meter through the landlord at its own expense. A billing account will be set up by the landlord on the tenant’s behalf.

.8 Slab penetrations: Refer to Section B, item 5.7.

.9 Use dielectric couplings for connections between dissimilar metals.

.10 Plumbing materials installed in common areas by tenant: Installation of any equipment or materials requires written approval from that landlord’s tenant coordinator prior to

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21 installation. All pipes are to be installed parallel and perpendicular to existing building walls.

The tenant will paint all plumbing materials and equipment installed within common areas of the building to match existing adjacent finishes.

.11 Indoor Plumbing Fixture and Fittings: The tenant must specify water-conserving indoor plumbing fixtures and fittings that do not exceed base building flow and flush rates. In addition, the tenant must specify kitchen faucets that do not exceed 8.3 LPM flow rate.

11.3 Mechanical: Sprinklers and Fire-protection

.1 Sprinkler system: All sprinkler construction work will be provided by the landlord’s approved sprinkler contractor at the tenant’s expense.

.2 Standard of work: Maintain a generally good appearance of ceiling systems. Coordinate locations of sprinkler heads with all diffusers and lighting fixtures and the latest architectural reflected ceiling plans and finishes. Sprinkler lines in exposed ceiling spaces are to run parallel and perpendicular to building walls.

.3 Refer to Section D for a list of approved contractors.

.4 Alterations to sprinkler system:

• Alter existing sprinkler system and extend piping to suit new layout. Where necessary, supply and install new sprinkler heads to complete new sprinkler design. Include all piping, fittings, hangars, etc., for a complete installation. All in accordance with the standards as stipulated by NFPA 13

• revised to date, and the requirements of all local authorities having jurisdiction. • New sprinkler heads will match existing sprinkler heads as per base building standards

and specifications. • New sprinkler piping will be standard black steel schedule 40 complete with all fittings,

hangers and appurtenances as per base building specifications and standards.

.5 Fire-protection: Maintain all sprinkler, standpipe and other fire and life-safety protection services in operation at all times. Fire protection work will be to the approval of the landlord’s insurance underwriter and conform to the base-building specifications and all governing authorities.

.6 Fire Alarm System Modifications: All modifications to the base building fire detection, alarm and annunciation systems required to suit the tenant’s plans will be completed by the landlord at the tenant’s expense.

.7 Fire-hose cabinets: The tenant will ensure that the fire hose system in the tenant’s space provides the proper coverage, utilizing 75 feet long hoses. If required, the tenant will provide

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22 additional fire-hose cabinets, at its expense in accordance with the standards as stipulated NFPA 14, revised to date and the requirements of all local authorities having jurisdiction.

11.4 Mechanical: Natural Gas

.1 The tenant is responsible for connecting to gas service at a location approved by the landlord and installing a gas meter through the landlord. A billing account will be set up by the landlord on the tenant’s behalf. All work is to be coordinated on site with the landlord’s tenant coordinator.

12. Electrical

.1 Electrical design for tenant fit-up: It is the landlord’s recommendation that the landlord’s electrical consultant be retained for the design of the tenant’s electrical systems at the tenant’s expense. If the tenant decides to retain its own electrical consultant, then they will submit complete sets of drawings and specifications to the landlord’s tenant coordinator for review by the landlord’s electrical consultants according to the procedures set out under tenant Submissions in Section C of the tenant manual.

.2 Electrical conduit and equipment in common areas: All exposed wiring will be installed in rigid conduit, which will run parallel or perpendicular to existing building walls. The tenant will paint all electrical materials and equipment installed within common areas of the building to match existing adjacent finishes.

.3 Electrical design for specialty space types: A tenant design may exceed the standard power allocation upon receipt of prior written permission from the landlord via the landlord’s tenant coordinator. If modifications are required to the landlord’s distribution system in order to accommodate the tenant’s service requirements then such revisions will be made by the landlord at the tenant’s expense.

.4 Electrical distribution: The tenant transformers and distribution of power beyond the meter (or unfused disconnect switch for multi-tenant floors) installed by the landlord is the responsibility of the tenant, at the tenant’s expense.

.5 Exit lighting and emergency lighting: The tenant is responsible for the installation of exit lighting and emergency lighting within the lease space as per all current local codes, at the tenant’s expense. There is no emergency power available for tenant’s exit signs or emergency lighting from base building emergency generator.

.6 Electrical Connections for VVT dampers: The tenant is responsible for providing 120V control circuits connected to the tenant’s electrical service to power all VVT dampers.

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23 .7 Electrical service during construction: Immediately upon taking possession of the lease

space for the purpose of undergoing tenant improvements, the tenant, in conjunction with the operations supervisor, will arrange to have the electrical meter read – if already installed or existing – and will make arrangements with the property manager for on-going power supply at their own expense. Tenants utilizing the landlord’s electrical power for the purposes of undergoing tenant improvements will be charged and invoiced for the cost of such electrical power at a rate of $1.85 per square foot plus an administration fee.

.8 Lighting power density: The tenant is encouraged to target a lighting power density of 0.85 W/sf for office spaces, in accordance with LEED targets of 15% below that allowed by ANSI/ASHRAE/IESNA Standard 90.1-2010. Tenant lighting power density may not exceed current ASHRAE 90.1 standards.

.9 Energy Efficiency: The tenant space systems will adhere to energy efficiency standards of ANSI/ASHRAE/IESNA 90.1-2010. The tenant must comply with mandatory provisions of the standard (Sections 5.4, 6.4, 7.4, 8.4, 9.4, and 10.4), and achieve the prescriptive requirements (Sections 5.5 or 5.6, 6.5, 7.5 and 9.5 or 9.6), or performance requirements (Section 11).

.10 Automatic lighting controls: The tenant is required to install automatic interior lighting controls using one or more of the following lighting control options to suit the occupancy of the tenant space:

Occupancy sensors properly zoned for enclosed spaces and open office areas. • Daylight responsive controls in all regularly occupied daylit spaces within 4.5 meters (15

feet) of windows. Daylight controls must switch or dim electric lights in response to the presence or absence of daylight illumination in the space

• Programmable low-voltage lighting control system with overrides that operates on time-of-day settings programmed to align with occupancy schedules, with zoning and scenes as applicable

.11 Telephone: Telephone and communications distribution from the telephone room on each floor, to the lease space will be completed by the landlord at the tenant’s cost. Distribution within the lease space is the responsibility of the tenant, at the tenant’s cost.

Current service providers in the building are Bell Canada and Cogeco. Allstream has provided the fiber optics connections to the building.

13. Metering

.1 The landlord will provide a meter base, CT’s, PT’s, and/or a digital meter at the tenant’s expense as required to measure the consumption of power and lighting in the lease space, separate from any other lease space.

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24 .2 The landlord will install the meter in the landlord’s electrical room and set up a billing

account for the tenant.

.3 The landlord meters the consumption of power of heat pumps serving the tenant’s space. Hydro consumption for smaller tenants sharing a heat pump is calculated on a pro-rata basis. If additional meters are required to be installed due to tenant work, these will be installed by the landlord at the tenant’s expense.

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25

SECTION C: TENANT

SUBMISSIONS

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26 SECTION C - TENANT SUBMISSIONS 14. General

.1 All design submissions will be prepared by an Architect or Professional Engineer meeting the qualification/registration requirements under the Building Code, or a designer with a Building Code Identification Number (BCIN). Drawings submitted by non-compliant individuals or firms will not be accepted for review.

.2 Review by the landlord, the landlord’s tenant coordinator and the landlord’s architectural and engineering consultants is for design intent and overall design criteria compliance only. The landlord, its tenant coordinator and consultants will not review submissions for compliance with local building codes, sign by-laws, barrier-free requirements or good design practice. It is the sole responsibility of the tenant’s designers to ensure compliance with these requirements.

.3 The landlord retains the right after final review to effect further modifications at the tenant’s expense on the tenant’s design/construction drawings for design criteria requirements which are overlooked or for items that are later recognized as detrimental to the aesthetic or physical integrity of the building or to public health and safety.

15. Preliminary Design Submission

.1 The tenant will submit their preliminary design to the landlord’s tenant coordinator for review. This submission will be in the form of one set of Autocad files and one set in PDF format.

.2 The tenant will adhere to the preliminary design submission checklist, refer to Appendix A – Contractor Submissions. A copy of the completed, signed checklist must accompany the submission.

The preliminary submission will adequately describe the tenant’s intentions regarding:

• Floor and reflected ceiling plans. • Integrated recycling areas. • Any other special facilities or installations in respect of the tenant’s work or which affect

the landlord’s facilities. • Storefront elevations and sections, if the lease space has ground floor frontage. • Signage elevations, sections and anchorage details. • Unusual floor loading, examples include server rooms, filling rooms, etc.

.3 Incomplete submissions will not be reviewed.

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27 .4 The preliminary design submission will be reviewed by the landlord, the landlord’s tenant

coordinator and consultants. The drawings will be returned to the tenant marked either: “Reviewed”, “Reviewed as Noted”, Revise and Re-submit” or “Not Reviewed.”

.5 If the submission is returned to the tenant either “Revise and Re-submit” or “Not Reviewed”, the tenant will revise their submission and re-submit it for review by the landlord, the landlord’s tenant coordinator and/or the landlord’s consultants as required.

.6 The tenant must submit a Mechanical and Electrical design brief to the landlord, for review by the landlord’s tenant coordinator and the landlord’s consultants.

16. Final Design Submission

.1 The tenant will submit their final design to the landlord’s tenant coordinator for review and approval prior to the start of construction. This submission will be a minimum of 30 days prior to target construction kick-off and be submitted in one set of Autocad files and one set in PDF format.

.2 The tenant will adhere to the final design submission checklist, refer to Appendix A – Contractor Submissions. A copy of the completed, signed checklist must accompany the submission.

.3 Incomplete submissions will not be reviewed.

17. Prior to Construction

.1 The tenant will adhere to the “Prior to Construction” checklist, refer to Appendix A – Contractor Submissions. A copy of the completed checklist must accompany the submission.

.2 Further details regarding all construction requirements are available in Section D.

18. Close-out Documents

.1 The tenant will adhere to the “Upon Completion of Construction” checklist, refer to Appendix A – Contractor Submissions. A copy of the completed checklist must accompany the close-out submission.

.2 The tenant will submit complete architectural, structural (if applicable), mechanical, plumbing, sprinkler, electrical and data/communications as-built record drawings to the landlord’s tenant coordinator no later than thirty working days following occupancy. As-built drawings will include location of all buried work, all changes to base-building systems and all work not accurately or fully indicated on the drawings previously submitted to the tenant

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28 coordinator as part of the final design submission. All drawings are required in Autocad and PDF format.

.3 In the event that the tenant does not submit complete as-built drawings to the landlord on time, the landlord will create as-built drawings at the tenant’s expense.

.4 Complete close-out submissions are required before construction deposit is released. Refer to submissions summary checklist in Appendix A. A completed copy of the checklist must be included with close-out submission. Incomplete submissions will not be reviewed.

.5 Two hard copies of the complete close-out documentation as well as one electronic copy of all documentation is required for the landlord’s records.

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29

SECTION D: TENANT

CONSTRUCTION

GUIDELINES

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30 SECTION D - TENANT CONSTRUCTION

GUIDELINES

19. General Construction Guidelines

.1 The work involves renovations to an existing building. Therefore, the tenant`s contractor will examine the site and make allowance for all local existing conditions.

.2 The tenant’s work will be carried out by or under the supervision of designers or contractors, or both, who are, in the landlord’s reasonable opinion, suitably qualified and competent with respect to the work to be undertaken.

.3 On site start-up: The tenant’s contractors are to meet with the tenant coordinator and operations supervisor on site a minimum of one week prior to commencing any work in the tenant premises.

.4 Hoarding and protection: If required to be installed by the landlord, the tenant will install hoarding, fencing, and corridor floor or sidewalk protection at the tenant’s expense. Hoarding along King Street will be painted white. Minimum hoarding height will be 8 feet. Hoarding in common area of the building will be painted to match neighbouring wall surfaces.

.5 Permits and fees: The tenant’s contractor is responsible for acquiring all necessary permits and licenses from the building department, municipality and the affected utilities and for paying all associated fees. All permits and licenses must be secured prior to the start of construction. Copies of all permits will be submitted to the tenant coordinator prior to the start of construction. The tenant will provide certificates or proof, at the landlord’s request, as evidence that the work conforms to all by-laws, codes, laws and regulations of all authorities having jurisdiction at the project location. Upon completion of construction the tenant will deliver all original permit drawings and cards to the landlord’s tenant coordinator.

.6 Landlord approved drawings: A copy of the landlord approved drawings are to be kept on site for reference at all times.

.7 Site safety: The tenant’s contractor will ensure the safety of the construction site to the satisfaction of all local codes and by-laws. A copy of the tenant contractor’s Notice of Project and Employer Registration Forms are to be provided to the landlord’s tenant coordinator prior to commencing construction. The tenant contractor is also responsible for ensuring that the building’s life-safety systems (exits, fire alarms, sprinklers, exit lights, emergency lighting and other systems) are maintained throughout the period of construction.

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31 .8 Substantial performance of the work: The tenant will publish substantial performance of the

work, as per the requirements of Ontario’s Lien legislation. A copy of the Certificate of Publication will be provided to the landlord’s tenant coordinator by the tenant.

.9 Modifications to base building sprinkler/standpipe systems:

• Draining of base building sprinkler/standpipe lines: The tenant will be charged $250.00 for each time the sprinkler/standpipe riser is drained and re-charged.

• Sprinkler and standpipe system modifications will be done by one of the following pre-approved tenant contractors, at the tenant’s expense:

- Classic Fire Protection - Simplex Grinnell - Vipond

• The tenant contractor is to provide the operations supervisor with a minimum of 48 hours written notice of required sprinkler or standpipe drains.

• Sprinkler/standpipe drains are to be scheduled between the hours of 7:30am and 3:30pm weekdays or from 9:00am to 4:00pm on the weekend. Special arrangements are to be made with the operations supervisor in advance. The tenant will reimburse the landlord for all cost associated with work outside of these hours.

.10 Elevators and deliveries: The building has one freight elevator on the south of the building that provides service from the loading dock to the 6th floor. Deliveries to floors 7 through 10 require the tenant contractor to transfer from the freight elevator to the north passenger elevator no. 5 at the 2nd floor. The passenger elevators are only available for deliveries from 9:30am-11:30am and 2:00pm-4:30pm Monday to Friday and during loading dock hours on weekends. Arrangements for use of this passenger elevator must be made in advance through the property management office. It is recommended that all large deliveries be booked in advance through security. All deliveries must be to the loading bays at the rear of the building. Access to the loading bays is via Adelaide Street. Deliveries cannot be made to the King Street entrance or via the main lobby. The tenant contractor will not use the passenger elevators for deliveries except as noted above. Only rubber wheeled dollies are permitted in the building common corridors and passenger elevators. Construction personnel are only permitted to use passenger elevators 4 and 5 on the north side of the elevator core. Deliveries will not be accepted at the building if the tenant contractor is not present to receive them directly.

Note: extended elevator hours for tenant move-ins may be booked with the property manager. Advance arrangements are required.

.11 Loading dock hours and bookings: The loading dock hours are as follows:

- Monday to Friday: 7:00am to 6:00pm

- Saturday: 9:00am to 5:00pm

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32 These hours are strictly enforced. It is strongly recommended that the loading docks be booked in advance through the property management office. The landlord cannot be responsible for the availability of the docks and elevator if advance bookings are not made.

.12 Noxious, hazardous and harmful materials: The use of materials, strippers, finishes etc. that are classified “hazardous” or “harmful” and noxious materials emitting a strong vapour during installation are not permitted. The tenant contractor will provide required MSDS information to the operations supervisor for all materials used during the tenant’s construction prior to the start of construction.

.13 Normal work hours: Normal working hours for the building are 6:00 a.m. to 6:00 p.m. For access outside of these hours, the tenant contractor will be required to obtain access cards for the building’s card access system. For full floor tenants, the elevators will be locked off to the public 24 hours a day requiring all tenant contractors to have valid access cards. Access to the building or construction areas will not be granted to anyone not in possession of a valid access card.

.14 Noise and other disruptions: The tenant contractor will not disrupt other tenants in the building or neighbouring buildings. Cutting, coring or drilling of the concrete structure and any other work that might cause disruption to a neighbouring tenant or building is (a) subject to prior approval by the landlord’s tenant coordinator and (b) must be scheduled to take place outside of normal business hours. No disruptive work is permitted during the hours of 8:00am to 6:00pm from Monday to Friday. Disruptive work on Monday to Friday is limited to the hours of 6:00am to 8:00am and 6:00pm to 10:00pm. All work must comply with the City of Toronto Municipal Noise By-law governing construction related noise which takes precedence over the building’s rules.

.15 Building security: All tenant contractors and sub-trades will be issued base building security access cards for a refundable deposit of $25.00 per card by the building’s property management office. The tenant’s contractor is required to purchase cards on behalf of all subcontractors. Cards will not be issued to individual subcontractors.

.16 Parking: The landlord may from time to time be able to provide up to a maximum of 4 parking spaces for tenant contractors on a daily first-come-first-serve basis. Contact the property management office prior to the start of construction to check availability of parking. All other parking remains the responsibility of the tenant`s contractor.

.17 Roof penetrations: All roof penetrations are subject to prior approval of the landlord’s tenant coordinator and the base-building roofing contractor if warranty remains applicable. The tenant’s consultants will provide full details of the proposed roof penetrations, related structural work and proposed equipment and roof accessories during the design review process. Roofing work, including cutting the existing roof membrane and installing rooftop

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33 curbs, stacks, flashings etc. supplied by the tenant will be by the landlord at the tenant’s expense.

.18 Slab penetrations: Slab penetrations are not permitted without prior permission of the landlord’s tenant coordinator. A detailed drawing of all proposed penetrations and under-slab pipe routing is to be submitted to the landlord’s tenant coordinator for review prior to commencing construction. 48 hours of notice is required prior to coring, concrete reinforcing must be clearly marked, minimum of 18” radius of slab recovery. The tenant is responsible for radar scanning of the concrete at all proposed penetrations. Copies of scan print outs are to be submitted to the building’s tenant coordinator prior to the start of coring. This work will be done outside normal working hours if it is likely to disturb neighbouring tenants and will be coordinated with the operations supervisor.

.19 Fire-separations: The tenant`s contractor is responsible for maintaining the integrity of all base building fire-rated fire-separations between the lease space and neighbouring spaces throughout the period of construction. The floor slabs; base building mechanical rooms and all shafts have a 2 hour fire rating. The base building electrical rooms have a 1 hour fire rating. Confirm all other ratings with landlord’s tenant coordinator.

.20 Roof access: The tenant’s contractors that require access to the roof for work related to tenant construction will be required to complete a Roof Access Form and comply with all terms of this access permit.

Refer to Appendix D for Roof Access form.

.21 Riser access: The landlord has installed a permanent scaffold system in the building’s service riser. The tenant’s contractors that require access to the riser for work related to tenant construction will be required to complete a “Riser Access Form” and comply with all terms of this access permit. All penetrations through the concrete beams in the riser walls will require scanning and the prior written approval of the landlord’s tenant coordinator. Access to the riser and associated rental of the landlord’s scaffold system will be charged at a rate of $300.00 per week. This riser is considered a confined space and as such a Confined Work Space Plan will be required to be submitted in advance of any work being scheduled.

Refer to Appendix D for Riser Access form.

.22 Dust protection: The tenant’s contractor will provide dust protection around the construction site in order to minimize dust traveling to other areas of the building.

.23 Making good, repair and clean-up of areas outside the tenant’s lease space: The tenant’s contractor will promptly make-good, repair and clean any areas outside the lease space. In

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34 the event that the tenant’s contractor does not do so, the landlord will carry out the work at the tenant’s cost.

.24 Material storage: The tenant is responsible for the security of its own premises, tools, equipment and materials during construction. All tenant/contractor’s materials, tools and equipment are to be stored inside the tenant’s space at the tenant/contractor’s own risk. The landlord will not provide any storage space to tenants or their contractors.

.25 Clean up: The tenant’s contractor is responsible for daily clean-up of all areas and surfaces related to the tenant’s construction including adjacent common areas.

.26 Garbage removal: The tenant and/or the tenant’s contractor will arrange and pay for all costs of removing excess materials, trash, cartons and debris caused by the renovations, set-up and move-in from the building. The landlord’s disposal bins will not be used for this purpose. Violations of this regulation will initiate garbage removal from the premises by the landlord, the cost of which will be back-charged to and payable by the tenant. All removal of materials and debris is to be scheduled between the hours of 7:00am to 8:00am and 2:00pm to 4:00pm daily.

.27 Damage to property: The tenant’s contractor will be held responsible for any damage to the landlord’s property resulting from the actions of the tenant, its contractors or agents.

.28 Prohibitive use:

• The use of propane or gas powered equipment is prohibited in the premises. • There is no smoking anywhere inside the building in accordance with municipal bylaws.

Smoking is to occur only beyond restricted areas as noted by signage on the exterior of the building. Offenders will be removed from site.

• Loud playing of radios in the premises is prohibited. • No alcoholic beverages are permitted on the premises.

.29 Commissioning: The tenant’s contractor is required coordinate with the landlord’s commissioning consultant. The commissioning consultant will lead, review and oversee the completion of all commissioning process activities. The tenant’s contractor will complete commissioning process activities for the following energy-related systems at a minimum:

• HVAC&R systems and associated controls. • Lighting controls. • Domestic hot water systems.

.30 Landlord deficiency list: Upon substantial performance of the space, the landlord’s tenant coordinator will conduct a site inspection of all areas affected by the tenant’s construction and move-in and prepare a list of deficiencies and/or outstanding items to be completed by the tenant and/or its contractors. All items on this list are to be completed within 30 working days of the date of issue. Failure to complete all items within the allotted time frame will

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35 result in the landlord enforcing the completion of any outstanding items at the tenant’s expense.

20. Contractor Submissions

.1 Insurance: Prior to the start of construction the tenant’s contractor will submit a certificate of general liability insurance to the property manager and will keep the insurance in force for the duration of the period of construction. Coverage will consist of:

• General liability insurance for Bodily Injury and/or Property Damage for a minimum of $5,000,000.00.

• The tenant`s contractor liability policy must name 2095891 Ontario Inc. as the certificate holder. The certificate holder’s address is: 70 University Avenue, Suite 1200, Toronto, Ontario, M5J 2M4

• Greiner-Pacaud/Hamilton Management Inc., and Triovest Realty Advisors Inc. are to be named as additional insured.

.2 Construction deposit: The tenant`s contractor will submit to the tenant coordinator a construction deposit in the amount of $0.50 per square foot of the lease space ($2,500.00 minimum) or an amount agreed to with the landlord’s tenant coordinator, payable to the landlord prior to start of construction. The purpose of the deposit is to cover any costs the landlord may incur as a result of tenant construction, such as clean-up, additional security, repairs, riser scaffolding rental, costs related to sprinkler system shut-down, etc. Following construction, completion of all landlord deficiencies and receipt and acceptance of all close out documents by the landlord, the deposit cheque will be returned in full to the tenant’s contractor if no costs were incurred. If the landlord did incur costs as a result of tenant construction, the amount of the costs will be deducted from the deposit. If the landlord’s costs exceed the deposit then, the tenant’s contractor will be billed the difference. If the contractor fails to pay within 30 days then this amount will be billed to the tenant.

.3 Tenant coordination fee: Upon substantial completion of the tenant’s construction, the tenant will pay to the landlord a tenant coordination fee equal to $0.50 per square foot of the lease space (minimum of $2,500.00) as a tenant coordination fee or the tenant coordination fee as set out in the tenant’s lease if applicable. This fee represents a fixed charge for services, which the landlord or the landlord’s tenant coordinator may incur. The landlord’s tenant coordinator’s head office disbursements, including printing costs, courier costs, outside consultants (if required), long-distance telephone etc., will be charged to, and paid by, the tenant in addition to the tenant coordination fee.

.4 Permits and fees: Copies of all permits will be submitted to the tenant coordinator prior to the start of construction. The tenant will provide certificates or proof, at the landlord’s request, as evidence that the work conforms to all bylaws, codes, laws and regulations of all

2015-Feb-18

36 authorities having jurisdiction at the project location. Upon completion of construction the tenant will deliver all original permit drawings and cards to the landlord’s tenant coordinator.

.5 Construction schedule:

• The tenant’s contractor will schedule work to minimize disturbance and interruption of existing facilities and services.

• The tenant’s contractor will submit a construction schedule to the tenant coordinator prior to the start of work.

• The tenant’s contractor will ensure that the premises remain operational during the entire length of construction.

.6 Workplace Safety and Insurance Board certificate: The tenant’s contractor will submit a current certificate to the tenant coordinator as evidence of compliance with Ontario workers compensation legislation. The Principal Legal Name must be: 2095891 Ontario Inc., at 720 King Street West, Toronto Ontario, M5V 2T3.

.7 List of tenant contractors: The tenant’s general contractor will submit a list of all contractors to both the landlord’s tenant coordinator and the operations supervisor prior to commencing construction. Include the following information:

• Contractor’s company name. • Contact person. • Mailing address and business phone number. • 24 hour emergency phone number.

21. Sustainability Construction Requirements

.1 Construction Waste Management: The tenant’s contractor will recycle and/or salvage a minimum of 50% of nonhazardous construction and demolition debris and provide corresponding waybills and waste management logs. The tenant’s contractor will develop and implement a construction waste management plan that, at a minimum, identifies the materials to be diverted from disposal, recycling facilities for each material type, and whether the materials will be sorted on-site or comingled.

.2 Sustainable Materials Purchasing: At least 50% by cost of materials purchased for the tenant renovation and fit-up must meet one or more sustainability criteria as described in Appendix B.

.3 Indoor Air Quality Management during construction: The tenant’s contractor is required to develop and implement an indoor air quality (IAQ) management plan and provide IAQ inspection logs for the construction phase of the tenant fit-up. The tenant’s contractor must meet or exceed the recommended design approaches of the Sheet Metal and Air

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37 Conditioning National Contractors Association (SMACNA) IAQ Guidelines for Occupied Buildings under Construction, 2nd Edition 2007, ANSI/SMACNA 008-2008.

.4 IAQ Testing before occupancy: The tenant’s contractor will complete an Indoor Air Quality test after construction is complete and before the space is occupied in accordance with current LEED EB: O+M requirements.

.5 Low-Emitting Materials – Adhesives and Sealants: The tenant’s contractor will use only low VOC adhesives and sealants in the space in compliance with the standards listed in Appendix B.

.6 Low-Emitting Materials – Paints and Coatings: The tenant’s contractor will use only low VOC paints and coatings in the tenant spaces, inside the weather proofing system and applied on-site, in compliance with standards listed in Appendix B.

.7 Low-Emitting Materials – Flooring Systems: The tenant’s contractor will use flooring systems in the tenant spaces in compliance with the standards listed in Appendix B.

.8 Low-Emitting Materials – Composite Wood and Agrifiber Products: Composite wood and agrifiber products installed on the interior of the building, and applied on site by the tenant’s contractor must not contain added urea-formaldehyde resins. Composite wood and agrifiber products are defined as particleboard, medium density fiberboard (MDF), plywood, wheatboard, strawboard, panel substrates and door cores. Laminate adhesives used to fabricate on-site and shop-applied composite wood and agrifiber assemblies must not contain added urea-formaldehyde resins.

.9 Submittals: The tenant’s contractor will submit the following applicable sustainability tracking logs to the landlord upon project completion:

• Sustainable materials logs indicating individual material costs, total material cost for the project and criteria met for each sustainable material purchase

• Supporting documentation – supporting documentation such as MSDS sheets, product data sheets, or manufacturer’s letters, must be submitted for each material that meets one or more of the sustainability standards.

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38

SECTION E: GENERAL

INFORMATION

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39 SECTION E – GENERAL INFORMATION

22. Project Address

720 King Street West, Toronto, ON M5V 2T3

23. Contacts

Landlord’s Tenant Coordinator Contact Green Reason Inc. Attn.: Alan Murphy 1267A St. Clair Ave. W. Suite 7 Phone: (416) 656-6606 ext. 1 Toronto, ON M6E 1B8 Landlord’s Property Manager Contact Triovest Realty Advisors Inc. General Manager: 5750 Explorer Dr., Suite 402 Kelly Veale Mississauga, ON L4W 0A9 Phone: (905) 361-0714 Building Management Office (on site) Operations Supervisor: 720 King Street West Cameron Gibbard Toronto, ON M5V 2T3 Phone: (416) 504-0459 x223 Landlord’s Structural Consultant Contact Ojdrovic Engineering Inc. Attn.: Nebojsa Ojdrovic 4195 Dundas Street West, Suite 233 Phone: (416) 925-0333 Toronto, ON M8X 1Y4 Landlord’s Mechanical Consultant Contact Integral Group Inc. Attn.: Mike Godawa 111 Peter Street, Suite 800 Phone: (416) 488-4425 Toronto, ON M5V 2H1 Landlord’s Electrical Consultant Contact Kyneta Group Inc. Attn.: Juraj Rottko 948 Gardner Avenue Phone: (905) 271-5661 Mississauga, ON L5E 1B4 Landlord’s Commissioning Consultant Contact JLSR Engineering Inc. Attn.: James Persaud 1085 Bellamy Rd North, Suite 212 Phone: (647) 352-7155 Scarborough, ON M1H 3C7

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40 Landlord’s Sustainability Consultant Contact Green Reason Inc. Attn.: Tina Sutton 1267A St. Clair Ave. W. Suite 7 Phone: (416) 656-6606 ext. 3 Toronto, ON M6E 1B8

24. Authorities

City of Toronto – Toronto Building, Toronto and East York District 100 Queen Street West, Phone: (416) 392-7539 Ground Floor, West Tower www.toronto.ca/building Toronto, ON M5H 2N2 25. Contractors

Contact the landlord’s Property Manager for a list of current pre-qualified contractors approved for work in the building. The following list provides contact information for contractors of various disciplines that are familiar with the 720 King Street West building.

Controls Contractor Contact HTS Controls Phone: (416) 661-3400 115 Norfinch Drive Fax: (416) 661-0100 Toronto, ON M3N 1W8 Sprinkler Contractors Contact Simplex Grinnell Attn: Sprinkler Department 2400 Skymark Avenue Phone: (905) 212-4400 Mississauga, ON L4W 5K5 Classic Fire Attn: Sprinkler Department 645 Garyray Drive Phone: (416) 740-3000 North York, ON M9L 1P9 Fax: (416) 740-2039 Vipond Attn: Sprinkler Department 6380 Vipond Drive Phone: (905) 564-7060 Mississauga, ON L5T 1A1 Fax: (905) 564-7070 Electrical Contractors Contact The State Group Inc. Attn.: Frank Petrus 3026 Orlando Drive Phone: (905) 672-2772 Mississauga, ON L4V 1R5 Fax: (905) 672-1919 Foretech Electric Inc. Attn: John McNamee 40 Vogell Road., Unit 67 Phone: (905) 780-0995 Richmond Hill, Ontario L4B 3N6 Fax: (905) 780-9271

2015-Feb-18

41 Mechanical Contractor Contact CMS Ltd. Attn: John Fernandez 2721 Markham Rd., Unit 10 Phone: (416) 609-9992 Scarborough, ON M1X 1L5 Fax: (416) 609-9597 Indoor Air Quality Testing Contact Air Quality Engineering Attn: Tonu Petersoo 144 Langden Avenue Phone: (416) 658-5945 Toronto, ON M6N 2L5 Fax: (416) 658-8852 Air Balancing Contact Design Test Balance Inc. Attn: Surrinder Sahota 70 East Beaver Creek Rd., Unit 35 Phone: (905) 886-6513 Richmond Hill, ON L4B 3B2 Fax: (905) 886-6502 Flooring Contractor Contact Oakloft Flooring Inc. Attn: Kevin Crozier 120 Malcolm Rd., Unit 4 Phone: (519) 767-2700 Guelph, ON N1K 1B1 Roofing Contractor Contact Roof Can Inc. Attn: Robert Ianno 1655 Pierre Place Phone: (905) 823-4105 Mississauga, ON L5J 3G6 Waste Removal Contact Wasteco Inc. Attn: Pat Russell 161 Bridgeland Avenue Phone: (416) 787-5000 Toronto, ON M6A 1Z1 Fax: (416) 787-6210 Coring Contractor Contact The Graff Company Phone: (905) 457-8120 35 Precision Road Fax: (905) 457-8944 Toronto, ON M9W 5H3 Locksmith Contact Lock-Up Services Inc. Phone: (416) 255-3500 2977A Lakeshore Blvd. West Etobicoke, ON M8V 1J8 Cleaning Service Contact Impact Cleaning Services Ltd. Attn: Lucy Reid 21 Goodrich Rd., Unit 8 Phone: (416) 253-1234 Etobicoke, ON M8Z 6A3 Fax: (416) 253-6179

2015-Feb-18

42 Water Treatment Contact RMC Attn: Robert Scarcello 851 Progress Crt Phone: (905) 847-3000 Oakville, ON L6L 6K1 Doors & Glass Contractor Contact Byrne & Wright Inc. Attn.: Robert Wright 1245 Maple Hill Court, Unit 1 Phone: (905) 898-5529 Newmarket, ON L3Y 9E8 Fax: (905) 898-1529 Retail Awnings Contractor Contact Roberts Signs and Awnings Phone: (416) 252-7394 70 Fima Crescent Fax: (416) 252-0268 Toronto, ON M8W 4V9 Pest Management Contractor Contact Orkin Canada Attn.: Brian Evans 5825 Kennedy Road Phone: (416) 754-8168 Mississauga, ON, L4Z 2G3 Fax: (416) 754-8487

2015-Feb-18

43

SECTION F: GRAPHIC

MATERIAL

2015-Feb-18

44

SECTION F – GRAPHIC MATERIAL

26. Base building drawings 1. Suite Entrance Option A 2. Suite Entrance Option A1 3. Partitions at mullions – Standard Detail 4. Solarfective Blinds - Single housing detail 5. Solarfective Blinds – Double housing detail with blackout channel 6. Storefront Signage – Non-illuminated 3D sign – Design Guidelines 7. Storefront Signage – Illuminated 3D sign – Design Guidelines 8. Standard interior signage details

2015-Feb-18

SUITE ENTRANCE

OPTION A

118-FEB-2015

1/2" = 1'-0"

SUITE ENTRANCE

OPTION A1

218-FEB-2015

1/2" = 1'-0"

NOTE: SUITE ENTRANCE OPTION A1 WILL BE IMPLEMENTED ADJACENT TO MECHANICAL

ROOMS WHERE REDUCED HEADROOM CANNOT ACCOMMODATE A TRANSOM PANEL

PARTITION AT MULLION

STANDARD DETAIL

18-FEB-2015 3

4" = 1'-0"

CEILING CONDITIONS VARY

STOREFRONT SIGNAGE

NON-ILLUMINATED 3D SIGN

DESIGN GUIDELINES

618-FEB-2015

1/8" = 1'-0"

STOREFRONT SIGNAGE

ILLUMINATED 3D SIGN

DESIGN GUIDELINES

718-FEB-2015

1/8" = 1'-0"

NOTES 3/16" TEMPERED GLASS PANEL MOUNTED TO FRAME WITH DALCO T2.1 STAINLESS STEEL MOUNTING BRACKETS VINYL LETTERING BLUE PMS #5405 (SHADOW BLUE) ZB520-0, SCREEN LOGO BLUE PMS #5405, LIGHT GREEN PMS #5595, MOUNTED TO 1ST SURFACE OF GLASS PANEL

Drawing title:

STANDARD INTERIOR SIGNAGE DETAILS Scale: N.T.S.

Date: 18-FEB-2015

Dwg. no.:

8

45

APPENDIX A: CONTRACTOR SUBMISSION CHECKLISTS

2015-Feb-18

Preliminary Design Submission Checklist The preliminary design submissions to the landlord will include, but not be limited to the following:

Preliminary Design Submission Checklist

Floor and reflected ceiling plans.

Integrated recycling areas.

Any other special facilities or installations in respect of the tenant’s work or which affect the landlord’s facilities.

Storefront elevations and sections, if the lease space has ground floor frontage.

Signage elevations, sections and anchorage details.

Unusual floor loading, examples include server rooms, filling rooms, etc.

Mechanical and Electrical design briefs.

Project: _________________________ Floor(s):_________________________ Contractor:_______________________

Tenant:__________________________

Name:___________________________

Signature:________________________

Final Design Submission Checklist The final design submissions to the landlord will include, but not be limited to, the following:

Final Design Submission Checklist

A key plan locating the lease space within the building

Floor plans and Reflected Ceiling Plan @ 1/8” = 1’-0” minimum scale

Storefront and/or suite entrance elevations, sections and details, if applicable

Signage elevations and details for all proposed exterior signage, if applicable

Room finish schedule

Finish and materials sample board

Complete specifications

Details and specifications re: all proposed roof and slab penetrations

Any other special facilities with respect to the tenant’s work or which affects the landlord’s facilities

Heat gain/heat load calculations

Structural drawings and specifications prepared and stamped by a professional engineer, if applicable

Mechanical drawings and specifications including HVAC, plumbing and sprinklers, prepared and stamped by a professional engineer (see Tenant Manual Sentence 15.2 for minimum drawing requirements).

Electrical drawings and specifications prepared and stamped by a professional engineer (see Tenant Manual Sentence 15.2 for minimum drawing requirements).

Project: _________________________ Floor(s):__________________________ Contractor:_______________________

Tenant: __________________________

Name:___________________________

Signature: ________________________

Prior to Construction Checklist Prior to starting construction, the construction submissions to the landlord will include, but not be limited to, the following:

Prior to Starting Construction

Mechanical, electrical and data/communications submissions

Workplace Safety Insurance Board (WSIB) certificate

Certificate of general liability insurance

Construction deposit

Construction schedule

Notice of Project

Designated substance survey report, if required by Landlord

Copies of all permits, drawings, licenses required for tenant improvements

Contact list of contractors and subcontractors

MSDS sheets for all wet-applied materials identifying VOC contents

Construction Waste Management Plan

Indoor Air Quality (IAQ) Management Plan

Project: _________________________ Floor(s):_________________________ Contractor:_______________________

Tenant:__________________________

Name:___________________________

Signature:________________________

Completion of Construction Checklist Upon completion of construction, close-out submissions to the landlord will include, but not be limited to, the following:

Upon Completion of Construction (Project Close Out):

As-built drawings (Architectural, Mechanical, Electrical, Structural, Communications)

Operating manuals

Air balancing report

Water balancing report

Evidence of publication of Substantial Completion

Final clearance certificates from tenant Architect and Engineers

Final NFPA 13 and 14 compliance letters for design and installation of sprinkler and standpipe modifications from tenant’s Engineer and installing contractor

Indoor Air Quality (IAQ) Test Report(s)

Waste Diversion Log and Waybills

Sustainable Materials Log

Supporting documentation for Sustainable Materials Purchases

Final commissioning report clearing all deficiencies

Note: Until all of the above items are received, tenant concerns related to comfort and cleanliness of the premises will be the responsibility of the tenant. Project: _________________________ Floor(s):__________________________ Contractor:_______________________

Tenant: __________________________

Name:___________________________

Signature: ________________________

46

APPENDIX B: SUSTAINABILITY

STANDARDS

2015-Feb-18

Sustainability Standards Low Emitting Products Adhesives and Sealants:

• Adhesives, sealants and sealant primers must comply with South Coast Air Quality Management District (SCAQMD) Rule 1168.

• Aerosol Adhesives must comply with Green Seal Standard for Commercial Adhesives GS-36, current edition.

Paint and Coatings:

• On unoccupied floors, architectural paints and coatings applied to interior walls and ceilings must not exceed the volatile organic compound (VOC) content limits established in Green Seal Standard GS-11, Paints, Current Edition.

• If any portion of the floor where work is occurring is occupied, only zero VOC paints may be applied.

• Anti-corrosive and anti-rust paints applied to interior ferrous metal substrates must not exceed the VOC content limit of 250 g/L established in Green Seal Standard GS-03, Anti-Corrosive Paints, current edition.

• Clear wood finishes, floor coatings, stains, primers, sealers, and shellacs applied to interior elements must not exceed the VOC content limits established for those coating types in South Coast Air Quality Management District (SCAQMD) Rule 1113, Architectural Coatings, current edition.

Flooring: • All carpet installed in the building interior must meet the testing and product

requirements of the Carpet and Rug Institute Green Label Plus program. • All carpet cushion installed in the building interior must meet the requirements of

the Carpet and Rug Institute Green Label program. • Carpet adhesive must not exceed current SCAQMD #1168 standard. • All hard surface flooring must meet the requirements of the FloorScore standard

(current, or more stringent version). Mineral-based finish flooring products such as tile masonry, terrazzo, and cut stone without integral organic-based coatings and sealants and unfinished/untreated solid wood flooring may be installed without any IAQ testing requirements.

• Associated hard surface site-applied adhesives, grouts, finishes and sealers must be compliant with applicable SCAQMD and Green Seal categories for adhesives, sealants and coatings.

• Concrete, wood, bamboo, and cork floor finishes such as sealer, stain and finishes must meet the requirements of SCAQMD Rule 1113, Architectural Coatings, current edition.

• Tile setting adhesives and grout must meet SCAQMD Rule 1168, including all current amendments.

Sustainable Construction Materials Purchasing

A minimum of 50% of total material purchases (by cost) must meet one or more of the following criteria:

• Contain at least 10% post-consumer or 20% post-industrial recycled material, or a combination that results in the equivalent recycled content.

• Contain at least 70% material salvaged from off-site or outside the tenant organization.

• Contain at least 70% materials salvaged from on-site, through an internal organization materials and equipment reuse program.

• Contain at least 50% rapidly renewable content. • Contain at least 50% FSC (Forest Stewardship Council) certified wood. • The final manufacturing location of the product is within 800 km (500 miles) of the

project site if shipped by road, or within 2400 km (1,500 miles) if shipped by rail or water.

• Adhesives/sealants have a VOC content less than the current VOC limits of South Coast Air Quality Management District Rule 1168 (SCAQMD) (http://www.aqmd.gov/rules/reg/reg11/r1168.pdf)

• Paints and coatings have VOC emissions not exceeding the VOC and chemical component limits of Green Seal’s Standard GS-11 requirements (http://www.greenseal.org/GreenBusiness/Standards.aspx).

• Non-carpet finished flooring is FloorScore-certified and constitutes a minimum of 25% of the finished floor area (www.rfci.com).

• Carpet and carpet cushion fulfill CRI Green Label Plus Carpet Testing Program requirements (http://www.carpet-rug.org).

• Composite panels and agrifiber products (including plywood, MDF, OSB door cores) contain no added urea-formaldehyde resins (NAUF or NAF).

47

APPENDIX C: LEED-CI CHECKLIST

2015-Feb-18

LEED CANADA COMMERCIAL INTERIORS v1.0 SCORECARD - Base Building Contributions

Achieved by Base Building* 7Supported by Base Building** 18 Base Building certified LEED EB:O+M GoldDependent on Tenant Project 24Points Not Recommended or Not Achievable 8

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5 2 0 Sustainable Sites Comments

3 SSc1 Select a LEED Certified Building 720 Access King West has achieved certification of LEED EB:OM Gold.1 SSc2 Development Density and Community Connectivity Located in a dense urban environment within walking distance of many services.1 SSc3.1 Alternative Transportation, Public Transportation Access Located within walking distance to King and Bathurst transit routes.

1 SSc3.2 Alternative Transportation, Bicycle Storage & Changing Rooms Base building provides secure bicycle storage and some showers. Tenant project may need to provide additional showers/changing rooms.

1 SSc3.3 Alternative Transportation, Parking Availability Parking capacity does not exceed zoning requirement. Achievement depends on tenant lease and carpooling program.

2 0 0 Water Efficiency

1 WEc1.1 Water Use Reduction, 20%Base building washrooms include low flow and flush plumbing fixtures which will achieve approximately 30% water use reduction; credit will be achieved assuming any additional fixtures installed by tenant match flow rates.

1 WEc1.2 Water Use Reduction, 30% Refer to comment under WEc1.1.

0 2 10 Energy and Atmosphere

EAp1 Fundamental Building Systems Commissioning Achievement depends on tenant project only.

EAp2 Minimum Energy Performance Base building systems design support prerequisite, although tenant project must also meet requirements.

EAp3 CFC Reduction in HVAC&R Equipment Base building equipment and systems do not contain CFC refrigerants or Halons. Tenant project must also meet requirements.

3 EAc1.1 Optimize Energy Performance, Lighting Power Although 720 King does not provide a base building lighting system, tenants have previously achieved 3 points under this credit.

1 EAc1.2 Optimize Energy Performance, Lighting Controls Although achievement depends on tenant project lighting controls only, tenants have achieved this credit previously.

2 EAc1.3 Optimize Energy Performance, HVAC Achievement depends on tenant design.

2 EAc1.4 Optimize Energy Performance, Equipment & Appliances Achievement depends on tenant project equipment and appliances only.

1 EAc2 Enhanced Commissioning Achievement depends on tenant project only.

2 EAc3 Energy Use, Measurement & Payment Accountability Base building currently has some metering in place and will be expanding metering system. Leases generally meet credit requirement.

1 EAc4 Green Power Achievement depends on tenant project only.

* Points that may be achieved by the base building location or features, assuming tenant design does not significantly alter the space or deviate from default assumptions.

** Points that are supported by base building features and programs, but which must be largely achieved by the tenant project design and construction (refer to 720 Access King West Tenant Manual).

720 ACCESS KING WEST, 720 KING STREET WEST, TORONTO

Required

Required

Required

1 Prepared by Green Reason Inc.

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0 5 7 Materials and Resources Comments

MRp1 Storage & Collection of Recyclables Base building includes adequate recycling storage, tenant space design must support waste diversion.1 MRc1.1 Tenant Space, Long Term Commitment Achievement depends on tenant lease agreement.1 MRc1.2 Building Reuse: Maintain 40% of Interior Non-Structural Components Credit may be achievable based on tenant design.1 MRc1.3 Building Reuse: Maintain 60% of Interior Non-Structural Components Credit may be achievable based on tenant design.

1 MRc2.1 Construction Waste Management: Divert 50% from Landfill Tenant projects required to implement construction waste management to divert min. 50% waste from landfill.

1 MRc2.2 Construction Waste Management: Divert 75% from Landfill Achievement depends on tenant project construction.1 MRc3.3 Resource Reuse: 30% Furniture & Furnishings Achievement depends on tenant project furniture purchases.

1 MRc4.1 Recycled Content: 10% (post-consumer + ½ pre-consumer) All leasehold improvements are subject to Sustainable Purchasing requirements as per tenant manual. 1 MRc4.2 Recycled Content: 20% (post-consumer + ½ pre-consumer) All leasehold improvements are subject to Sustainable Purchasing requirements as per tenant manual. 1 MRc5.1 Regional Materials: 20% Manufactured Regionally All leasehold improvements are subject to Sustainable Purchasing requirements as per tenant manual.

1 MRc5.2 Regional Materials: 10% Extracted and Manufactured Regionally Although leasehold improvements are subject to Sustainable Purchasing requirements, this credit tends to be difficult to achieve.

1 MRc6 Rapidly Renewable Materials Although leasehold improvements are subject to Sustainable Purchasing requirements, this credit tends to be difficult to achieve.

1 MRc7 Certified Wood All leasehold improvements are subject to Sustainable Purchasing requirements as per tenant manual.

0 8 3 Indoor Environmental Quality

EQp1 Minimum IAQ Performance Base building systems are designed to achieve ASHRAE 62.1.

EQp2 Environmental Tobacco Smoke (ETS) Control 720 King West is a non-smoking building in accordance with Ontario law.

1 EQc1 Outdoor Air Delivery Monitoring Achievement depends on tenant project CO2 monitoring equipment only.

EQc2 Increased Ventilation 720 King West does not support pursuit of this credit since it is difficult to balance with energy efficiency.

1 EQc3.1 Construction IAQ Management Plan: During Construction Tenant projects required to implement construction IAQ management program as per tenant manual.1 EQc3.2 Construction IAQ Management Plan: Testing Before Occupancy Tenant projects required to complete IAQ test as per tenant manual.1 EQc4.1 Low-Emitting Materials: Adhesives & Sealants Only low and no VOC products are allowable for use in the building as per tenant manual.1 EQc4.2 Low-Emitting Materials: Paints and Coating Refer to comment under EQc4.11 EQc4.3 Low-Emitting Materials: Carpet Refer to comment under EQc4.11 EQc4.4 Low-Emitting Materials: Composite Wood and Laminate Adhesives Refer to comment under EQc4.1

1 EQc4.5 Low-Emitting Materials: Systems Furniture & Seating Refer to comment under EQc4.1

1 EQc5 Indoor Chemical & Pollutant Source Control Base building equipment includes MERV 13 filters for equipment serving tenant spaces; all other requirements dependent on tenant project design features.

1 EQc6.1 Controllability of Systems: Lighting BAS does not control lighting; achievement depends on tenant project design and equipment only.

EQc8 Daylight & Views: Daylight 75% or 90% of Spaces 720 King West floorplate and glazing makes it difficult to achieve the daylight credit.

1 EQc8.3 Daylight & Views: Views 90% of Seated Spaces Achievement depends on tenant project design and system furniture height only.

0 1 4 Innovation and Design

4 IDc1 Innovation in Design, including Exemplary Performance Many opportunities available, including exemplary performance that depend on tenant project design, purchasing and construction process.

1 IDc2 LEED Accredited Professional Green Reason can be engaged for tenant project.

Note: All credits are based on pre-certification totals before submittal of project to the CaGBC. While design features as noted are in place, LEED points are not guaranteed since points and certification award are always at discretion of the CaGBC reviewers.

Required

Required

Not recommended

Not recommended

Required

2 Prepared by Green Reason Inc.

48

APPENDIX D: CONTRACTOR

ACCESS/PERMIT

FORMS

2015-Feb-18

ROOF ACCESS FORM This form shall serve as landlord authorization to access the roof at 720 King Street West, under the following terms and conditions: 1. All projects shall be reviewed and approved by Triovest Realty Advisors prior to any work carried out on the roof of 720 King Street West. 2. ____________________(contractor name) shall indemnify the landlord of 720 King Street West and Triovest Realty Advisors from and against all liabilities, claims, damages or expenses, arising out of any act or omission from work performed on the rooftop. 3. Prior to obtaining roof access from, proof of a current WCB certificate is to be provided to Triovest Realty Advisors. 4. The Tenant/Contractor shall be responsible for obtaining all necessary municipal or governmental approvals, permits and licenses prior to commencing work on the rooftop. 5. The Tenant/Contractor shall be responsible for ensuring work areas are promptly cleaned and all materials and waste are removed from the property. TRIOVEST REALTY ADVISORS INC. TENANT’S CONTRACTOR _______________________________ ______________________________ KELLY VEALE COMPANY NAME PROPERTY MANAGER

_______________________________ CONTACT NAME (PRINT) ______________________________

SIGNATURE _________________________

COMPANY TEL# _________________________

CELL PHONE #

Hot Work Permit

Issuing Company Permit No

A. PROPOSAL To be completed by the person responsible for carrying out the work

Building Exact location of proposed work Nature of hot work to be undertaken The above location has been examined and the precautions listed on the reverse side of this form have been complied with as indicated Signed Name (BLOCK CAPITALS) Date Position Contractor (where applicable) B. AGREEMENT To be completed by the company fire officer or other nominated person.

Time of issue of permit Time of expiry of permit*

A final fire check of the work area shall be made, not before

Additional conditions required

Signed Name (BLOCK CAPITALS) Date Position C. FIRE WATCH To be completed by member of staff or contractor responsible for the work before returning this permit to the issuer. The work area and all adjacent areas to which sparks and heat might have spread (such as floors below and above, and areas on other sides of walls) have been inspected and found to be free of fire following completion of work. Time inspection completed (This must be at least 1 hour after work completed) Signed Name (BLOCK CAPITALS) Date Position *It is not desirable to issue permits for protracted periods. Fresh permits should be issued, for example where work extends from morning to afternoon. Where work is being carried out by a contractor, this issuer of the permit should ensure that the contractor has complied with the requirements prior to work being carried out, and should be satisfied that the area is free of fire when work is completed.

Triovest Realty Advisors

PROCEDURE FOR HOT WORK PERMITS

HOT WORK PERMIT CHECK LIST

Can this job be avoided? Is there a safer way? (The person carrying out this check should tick the appropriate boxes) FIRE PROTECTION

1. A trained person not directly involved with the work will provide a continuous fire watch during the periods of hot work and for at least

one hour after it ceases, in the work area and those adjoining areas to which sparks and heat may spread.

2. At least two suitable extinguishers or a hose reel are immediately available. Both the personnel undertaking the work and providing the line watch are trained in their use.

3. Personnel involved with the work and providing the fire watch are familiar with the means of escape and method of raising the alarm /

calling the fire brigade.

PRECAUTIONS WITH 10 METRES (MINIMUM) OF THE WORK

4. Combustible materials have been cleared from the area. Where materials cannot be removed, protection has been provided by non-combustible or purpose made blankets, drapes or screens.

5. Flammable liquids have been removed from the area.

6. Floors have been swept clean.

7. Combustible floors have been covered with overlapping sheets of non-combustible material or wetted and liberally covered with sand.

All openings and gaps (combustible floors or otherwise) are adequately covered. 8. Protection (non-combustible or purpose made blankets, drapes or screen) have been provided for

• Walls, partitions and ceilings of combustible construction or surface finish • At holes and other openings in walls, partitions and ceilings through which sparks could pass

9. Combustible materials have been moved away from the far side of walls or partitions where heat could be conducted especially where

these incorporate metal.

10. Enclosed equipment (tanks, containers, dust collectors etc) have been emptied and tested or known to be free of flammable concentrations of vapour or dust.

EQUIPMENT

11. Equipment for hot work has been checked and found to be in good repair.

12. Gas cylinders have been properly secured.

The person nominated to authorize hot work, normally the fire of safety officer, must have experience or training in the problems associated with hot work and be of suitable status to ensure compliance with the procedures.

Prior to the commencement of work, a hot work permit should be obtained from the authorized person. This should be done of every occasion that hot work of any type is undertaken within of upon the fabric of established buildings or any structures or plant in the open. This procedure should also apply to construction sites once fitting-out has commenced and to all buildings which are being refurbished.

A hot work permit should not be issued without considering the significance of any other permits to work in the vicinity or adjacent manufacturing processes which may involve the use of flammable liquids or gases.

A hot work permit should also be issued for a specific task that is undertaken in a clearly identified area. Hot work permits should not be issued for protracted periods. Separate hot work permits should be issued for work which extends from morning to afternoon periods.

Before completing the first part of the hot work permit, the person responsible for carrying out the work should complete the checklist

shown below to indicate that fire protection measures are adequate, suitable precautions have been taken and the equipment to be used is safe.

If the person authorized to issue the hot work permit is not satisfied with the arrangements, further measures may be requested and any additional conditions should be entered in the space provided. The earliest time at which a final fire check should be made will also be specified. This will normally be at least one hour after the time of expiry of the hot work permit, when work must be complete. If trained personnel will not be available to make this check (for example in the case of a permit issued late in the day) work must not be commenced.

This hot work permit should be completed in duplicate, with the top copy being handed to the person responsible for carrying out the work. The second copy should be retained by the issuer who my wish to inspect the site of the work or instigate spot check to ensure that conditions have been met and that work is complete before that hot work permit expires.

The completed form should be returned to the issuer and retained for future reference.

2

RISER ACCESS FORM This form shall serve as landlord authorization to access the service riser at 720 King Street West, under the following terms and conditions: 1. All projects shall be reviewed and approved by Triovest Realty Advisors prior to any work carried out in the service riser of 720 King Street West. 2. ____________________(contractor name) shall indemnify the landlord of 720 King Street West and Triovest Realty Advisors from and against all liabilities, claims, damages or expenses, arising out of any act or omission from work performed in the service riser. 3. Prior to obtaining riser access, a current WSIB certificate is to be provided to Triovest Realty Advisors. 4. All contractor employees must have fall protection training as required by current laws governing the site. The tenant/contractor shall ensure all employees wear proper safety equipment as required while working in the service riser. 4. The Tenant/Contractor shall be responsible for obtaining all necessary municipal or governmental approvals, permits and licenses prior to commencing work on the rooftop. 5. The Tenant/Contractor shall be responsible for ensuring work areas are promptly cleaned and all materials and waste are removed from the property. TRIOVEST REALTY ADVISORS INC. TENANT’S CONTRACTOR _______________________________ ______________________________ KELLY VEALE COMPANY NAME PROPERTY MANAGER

______________________________ CONTACT NAME (PRINT) ______________________________

SIGNATURE _________________________

COMPANY TEL# _________________________

CELL PHONE #

This authorization form must be accompanied by a Confined Work Space Plan.