ANNEX A BASE BUILDING REQUIREMENTS · 4/16/2014 · 1.1.7. The Base Building shall be of new...

Selection of Invitees to Tender Office Accommodation for the Consolidation of Public Service Pay Centre

Volume 1 Annex A - Base Building Requirements

Public Works and Government Services Canada April 16, 2014 Project: 525005

ANNEX A

BASE BUILDING REQUIREMENTS



Public Works and Government Services Canada April 16, 2014 Project: 525005 i

TABLE OF CONTENTS

BASE BUILDING REQUIREMENTS .............................................................................. 1

1. PART 1 – GENERAL REQUIREMENTS ................................................................. 1

1.1. GENERAL ....................................................................................................... 1

1.2. DESIGN STANDARDS ................................................................................... 5

2. PART 2 - SITE LANDSCAPE & COMMUNITY/URBAN DESIGN STANDARDS .... 6

2.1. GENERAL ....................................................................................................... 6

2.2. PARKING REQUIREMENTS .......................................................................... 7

2.3. VEHICULAR AND PEDESTRIAN ACCESS.................................................... 7

2.4. LOADING FACILITIES .................................................................................... 9

2.5. EXTERIOR SIGNAGE .................................................................................... 9

2.6. SUSTAINABLE SITE/LANDSCAPE DESIGN ................................................. 9

2.7. SITE FURNISHINGS .................................................................................... 10

2.8. EXTERIOR LIGHTING .................................................................................. 11

2.9. SITE SECURITY ........................................................................................... 11

2.10. FLAGPOLES ................................................................................................. 11

2.11. OTHER SITE DEVELOPMENT REQUIREMENTS ....................................... 11

3. PART 3 – ARCHITECTURAL AND INTERIOR DESIGN ....................................... 11

3.1. GENERAL ..................................................................................................... 11

3.2. SPACE AND FUNCTIONALITY .................................................................... 12

3.3. SPACE SUMMARY ....................................................................................... 13

3.4. BUILDING CONFIGURATION AND MASSING ............................................ 14

3.5. MODULARITY AND DIMENSIONS .............................................................. 15

3.6. ACOUSTICS ................................................................................................. 16



Public Works and Government Services Canada April 16, 2014 Project: 525005 ii

3.7. PROGRAMMING .......................................................................................... 17

3.8. COMMON USE AREAS OR ACCESSORY AREAS ..................................... 17

3.9. EXTERIOR ENCLOSURE (B20) ................................................................... 21

3.10. ROOFING (B30) ............................................................................................ 28

3.11. INTERIOR CONSTRUCTION (C10) ............................................................. 31

3.12. STAIRS (C20) ............................................................................................... 39

3.13. INTERIOR FINISHES (C30) .......................................................................... 41

3.14. CONVEYING (D10) ....................................................................................... 52

3.15. EQUIPMENT (E10) ....................................................................................... 53

3.16. FURNISHINGS (E20) .................................................................................... 54

4. PART 4 – STRUCTURAL ENGINEERING ............................................................ 54

4.1. GENERAL ..................................................................................................... 54

4.2. PARKING SLABS ......................................................................................... 55

4.3. FLOORING/WALLS ...................................................................................... 55

4.4. ROOF DRAINAGE ........................................................................................ 55

4.5. SPECIAL PURPOSE SPACES ..................................................................... 55

4.6. GENERAL STORAGE .................................................................................. 56

5. PART 5 – MECHANICAL ENGINEERING ............................................................. 56

5.1. GENERAL ..................................................................................................... 56

5.2. WATER COOLERS ....................................................................................... 56

5.3. FUEL TANKS ................................................................................................ 57

5.4. HVAC ............................................................................................................ 57

6. PART 6 – ELECTRICAL ENGINEERING .............................................................. 57

6.1. GENERAL ..................................................................................................... 57



Public Works and Government Services Canada April 16, 2014 Project: 525005 iii

6.2. IDENTIFICATION .......................................................................................... 57

6.3. DISTRIBUTION TRANSFORMERS .............................................................. 58

6.4. WIRES AND CABLES (0 - 1000V) ................................................................ 58

6.5. DISTRIBUTION PANELS AND BREAKER BRANCHES .............................. 58

6.6. LIGHTING ..................................................................................................... 58

6.7. TELEPHONE AND DATA EQUIPMENT ....................................................... 59

6.8. EMERGENCY POWER................................................................................. 59

6.9. FIRE ALARM ................................................................................................. 60

6.10. TELECOM ..................................................................................................... 60

7. PART 7 – SECURITY ............................................................................................. 61

7.1. LIGHTING ..................................................................................................... 61

7.2. STAFF AND PUBLIC PARKING ................................................................... 61

7.3. EXTERIOR TRAFFIC – LANEWAY .............................................................. 61

7.4. BUILDING PERIMETER ............................................................................... 61

7.5. ELEVATOR LOBBIES ................................................................................... 62

7.6. PEDESTRIAN TRAFFIC AND MOVEMENT OF EQUIPMENT ..................... 62

7.7. LOADING PLATFORM (DOCK) .................................................................... 62

7.8. KEY CONTROL ............................................................................................ 62



Public Works and Government Services Canada April 16, 2014 Project: 525005 1

BASE BUILDING REQUIREMENTS

1. PART 1 – GENERAL REQUIREMENTS

1.1. GENERAL

1.1.1. This Annex A – Base Building Requirements ("Annex A") sets out the minimal technical requirements applicable to the performance of the Work, as defined in the SOIT (the "Project"). Except for paragraph 2.3. which applies to the Street Extension Work, the provisions of this Annex A apply only to the Base Building.

1.1.2. The structure of this Annex A follows the structure of the PWGSC Federal Office Building Standards (the "FOBS"). The FOBS are comprised of the following seven chapters, each of which sets out the design standards and criteria for each enumerated field:

Chapter 1 – General Requirements

Chapter 2 – Site, Landscape & Community/Urban Design

Chapter 3 – Architectural and Interior Design

Chapter 4 – Structural Engineering

Chapter 5 – Mechanical Engineering

Chapter 6 – Electrical Engineering

Chapter 7 – Security

1.1.3. The Base Building is intended to be used by employees of the federal government of Canada, estimated to be 590 persons (the "federal occupant").

1.1.4. For the purposes of this Annex A, the Base Building excludes the Lessee’s Initial Improvements and primarily includes, but is not limited to, the structure and envelope of the building, including exterior wall, column, interior bearing wall and partition wall finishes; exterior window coverings; entrances and exit doors; all building services (mechanical, electrical, communications, security); floor and ceiling finishes in the entire gross interior area of the building (office space, storage space, common use areas or accessory areas and building services




areas); finished partition walls in common use areas or accessory areas and building services areas. "Base Building" also includes primary signage. Finished partition walls include all inserted or attached items (doors, frames, hardware, glazing, framing, built-in furniture, accessories, equipment, etc.). "Base Building" includes parking areas and all site development, landscaping, urban design, architectural, structural, mechanical, electrical, communications and security elements described in the FOBS and the Amendments to the FOBS set out in Volume 2 of the SOIT (collectively, the "FOBS and amendments"), including the equipment and systems needed to maintain the conditions and deliver the services defined in the SOIT (Refer to Table 1 – Building Program attached to this Annex A for a detailed list of the spaces in the Base Building).

1.1.5. the Lessee’s Initial Improvements include finished partition walls in office space and storage space. Office space includes offices (enclosed offices), support space (meeting rooms, quiet/conversation rooms, kitchenettes, areas for shared equipment, printer stations, waiting and reception areas, cloakrooms, other non-designated support space (with fixed walls), first aid room or station) and special purpose space (SPS). Finished partition walls include all inserted or attached items (doors, frames, hardware, glazing, framing, built-in furniture, accessories, equipment, etc.). Lessee’s Initial Improvements include all building services (mechanical, electrical, communications, security) additional to basic building services and required for fit-up.

1.1.6. The space requirements for the Base Building are expressed in this Annex A in terms of useable area calculated in accordance with Annex B (Measurement Instructions) of Annex H (Lease).

1.1.7. The Base Building shall be of new construction and shall consist of a single building that satisfies the following requirements:

1.1.7.1. Office space containing 9,360 m2 of useable area, all at or above grade, of which 1,000 m2 will be useable area for active file storage located on the ground floor level near the loading dock.

1.1.7.2. The total useable area of 9,360 m2 shall be provided on no less than three (3) consecutive floors and no more than four (4) consecutive floors at or above ground. Each of the lower three (3) floors shall




contain a minimum useable area of 2,500m2 and the fourth (4th) floor, if any, shall contain a maximum useable area of 650m2.

1.1.7.3. The floor area of the Base Building shall be both efficient and flexible and the layout of the columns shall be designed so as to facilitate efficient use of the office space in accordance with the FOBS and amendments.

1.1.7.4. The Base Building shall comply with the applicable municipal by-laws relating to parking.

1.1.8. The Selected Proponent shall comply with principles of sustainable development and environmental management, the FOBS and amendments and the requirements contained in Canada’s document titled "Planning for a Sustainable Future: a Federal Sustainable Development Strategy for Canada". A pdf version of this document is available at http://www.ec.gc.ca/dd-sd/A22718BA-0107-4B32-BE17-A438616C4F7A/FSDS%202013-2016%20Final%20E.pdf. As set out in the SOIT, the Selected Proponent is required to obtain LEED Canada Core and Shell 2009: Gold certification by the Canadian Green Building Council in respect of the Base Building, which shall be obtained in part by achieving the following credits as mandatory points:

1.1.8.1. Energy And Atmosphere

Credit 1 Optimize Energy Performance

Obtain a minimum of 12 of 21 potential points

Credit 3 Enhanced Commissioning

Obtain both of the 2 potential points

1.1.8.2. Interior Environmental Quality

Credit 8.1 Daylight and Views

Daylight: obtain the 1 potential point

Credit 8.2 Daylight and Views

Views: obtain the 1 potential point

http://www.ec.gc.ca/dd-sd/A22718BA-0107-4B32-BE17-A438616C4F7A/FSDS%202013-2016%20Final%20E.pdf






1.1.8.3. Regional Priority

Credit 1 Durable Building:

Obtain the 1 potential point

1.1.9. Use of chemical products during construction shall conform to the rules of the Workplace Hazardous Materials Information System – WHMIS.

1.1.10. The life safety provisions of the Base Building shall comply with the requirements of the latest edition of the National Building Code, the latest edition of the National Fire Code of Canada, and all other applicable codes, standards and laws, whichever of them is more stringent.

1.1.11. The street address and name of the Base Building shall be clearly and appropriately displayed.

1.1.12. The Selected Proponent shall provide suitable locations for the Lessee’s exterior and interior primary identification signs. Exterior primary signage may consist of either building-mounted or free-standing signage depending on the visibility of the Base Building, and may be required in more than one location. In the case of building-mounted signage, the Selected Proponent shall provide sufficient room on a prominent exterior wall of the Base Building to allow the Lessee to place its signage. All proposed signage locations shall be to the satisfaction of the Lessee.

1.1.13. Directory boards shall be provided in the ground floor lobby of the Base Building and in the elevator lobby of each floor of the Base Building, as such may apply, including suitable identification of the federal occupant in the French and English languages, as is from time to time required by the Lessee and subject to the approval of the Lessee.

1.1.14. All signage must comply with the Federal Identity Program.

1.1.15. The premise shall have loading facilities with the following characteristics:

1.1.15.1. The Base Building shall have a loading dock to accommodate the loading/unloading of a truck with a single 16.2 m semi trailer, complete with:

a) hydraulic dock levellers,




b) wheel shocks, bumpers and dock seals,

c) dock lights to illuminate interior of trailer,

d) Insulated overhead door (3.048 m high x 2.438 m wide) with automatic opener and locking device.

1.1.15.2. The Base Building shall be serviced by a ground-level pedestrian door for loading/unloading of smaller vehicles. Door shall be insulated and lockable.

1.1.15.3. The Base Building's loading facilities area shall be demised from any occupied area.

1.1.15.4. To meet the requirements stipulated above, the Base Building shall provide, for the exclusive use of the Lessee, adequate vehicle manoeuvring space, as solely determined by the Lessee, during daily operations. The acceptable minimum turning radius is 22 m measured from the centre of the door.

1.1.15.5. The truck's approach to the loading dock should be at grade or sloped away from the loading dock to prevent the collection of storm water near the dock.

1.1.16. Provide an emergency evacuation plan, which shall set forth the process for evacuation of persons as required under the applicable codes. Affix, at key areas throughout the Base Building and along exit routes, clear, bilingual and laminated signage displaying the exit routes leading to exterior exits. Update the emergency evacuation plan and signage to adjust for any changes made to the evacuation route during the terms of the Lease, and provide such plan and signage freely to the Lessee.

1.2. DESIGN STANDARDS

1.2.1. The design, implementation, execution and completion phases of the Base Building described in this Section 1.2 shall conform to the FOBS and amendments and are also subject to:

1.2.1.1. the requirements of the National Building Code of Canada 2010, including its amendments;




1.2.1.2. the requirements of the National Fire Code of Canada – 2010, including its amendments;

1.2.1.3. the requirements of the Model National Energy Code for Buildings – Canada2011;

1.2.1.4. the prescriptive requirements set out in the pertinent sections of the latest version of the National Master Specification (NMS);

1.2.1.5. the requirements of standard CAN/CSA B651-12 (Accessible Design for the Built Environment);

1.2.1.6. the requirements set out in the Treasury Board Secretariat of Canada’s standard titled Accessibility Standard for Real Property;

1.2.1.7. the requirements of other applicable standards or codes and strict recommendations from manufacturers.

1.2.2. In the event of inconsistency between a requirement or standard referred to in this Annex A and a requirement or standard set out in any of the statutes, regulations and codes listed above, the most stringent requirements or standards shall apply.

2. PART 2 - SITE LANDSCAPE & COMMUNITY/URBAN DESIGN STANDARDS

2.1. GENERAL

The Project must adhere to the FOBS and amendments, including the building design criteria in Chapter 2 – Site, Landscape & Community/Urban Design of the FOBS.

The requirement for this project is LEED Canada Core and Shell 2009 Gold certification. A list of LEED mandatory points which must be achieved in this project is included in Section 1.1 General Requirements.

The Selected Proponent’s landscape architect will participate with the other design professionals in an integrated design process for this Project. Specifically, they will function as the lead designer for all exterior site planning and design including site grading, storm water management planning, parking layout and landscape design.

This Part 2 sets out the minimum site landscape and community/urban design requirements applicable to the Leased Premises (as that term is




defined in the SOIT) and related accessory areas of the Base Building. The Selected Proponent’s landscape architect must comply with these requirements, the FOBS and amendments.

2.2. PARKING REQUIREMENTS

2.2.1. Parking spaces shall be in compliance with all applicable local by-laws, including those relating to the size of parking spaces and requirements with respect to interactions related to pedestrian and vehicle circulation.

2.2.2. Staff parking to be located separately from visitor parking. Visitor parking to be located near the main entrance to the building.

2.2.3. Parking spaces shall be accessible to the Lessee at all times.

2.2.4. Parking areas to be asphalt or concrete-paved.

2.2.5. The Lessee shall have the right to install Government of Canada signs at the parking spaces reserved for the Lessee.

2.2.6. The Selected Proponent shall:

2.2.6.1. Provide lighting in accordance with the requirements of Chapter 6 Electrical Engineering of the FOBS.

2.2.6.2. Locate and design barrier free parking in compliance with CSA-B651-12.

2.2.7. Bike racks are to be provided by the Selected Proponent and shall be the responsibility of the Selected Proponent. The design of the bike racks must be acceptable to the Lessee and must have a minimum capacity of 5% of anticipated staff or 24 bikes (4 bike racks housing 6 bikes each), whichever is greater.

2.3. VEHICULAR AND PEDESTRIAN ACCESS

2.3.1. There shall be a primary driveway access via the future public street (Victoria Avenue Extension) off University Avenue for the public, staff, deliveries and loading bay access. A secondary driveway access on John Street shall be provided. The driveway accesses shall be offset to discourage drive-through traffic.




2.3.2. The Victoria Avenue Extension cul-de-sac described in Part 9 of this SOIT shall be designed and constructed by the Selected Proponent.

2.3.2.1. In addition to Transportation Association of Canada (TAC) requirements, it will meet all required standards for a local street as identified in Detail 1 of the City of Miramichi developer’s standards and City Standard Specifications. This includes, but is not limited to: a 20m wide ROW, a 10.5m wide asphalt-paved traveled way, concrete curb and gutter, and a 1.5 m wide asphalt-paved sidewalk.

2.3.2.2. All services including sanitary, storm, water, street lighting and electrical are to meet local and national standards and applicable codes.

2.3.2.2.1. Laterals for water, sanitary sewer and storm sewer are to be extended to other lots adjacent to the Victoria Avenue Extension. Services to vacant lots shall be sized in a manner consistent with the zoning.

2.3.2.2.2. Street lights are required to be installed in accordance to City of Miramichi By-law 64, Section 10. The spacing of street lights shall be in accordance with City of Miramichi Policy #51 Street Lighting.

2.3.2.3. The designed connection at the intersection with University Avenue is to be coordinated with any future infrastructure improvements planned by the City of Miramichi.

2.3.2.4. Any additional existing conditions data and investigations (e.g., geotechnical) required are the responsibility of the proponent.

2.3.3. Approaches should be well lit and designed to direct the visitor to the entrances. Grade level approaches are preferred over elevated approaches.

2.3.4. Refer to SOIT Volume 1, Annex J, City of Miramichi By-law No. 91-1 for project-specific By-law requirements.




2.3.5. Refer to SOIT Volume 1, Annex J, Traffic Impact Study – Final Report dated August 2013 for project-specific recommendations surrounding the development of the University Avenue / Victoria Avenue intersection, Victoria Avenue Extension and upgrades on John Street. The City of Miramichi or the Greater Miramichi Regional Service Commission may choose to enforce these recommendations.

2.4. LOADING FACILITIES

2.4.1. Loading facilities are required for the Base Building and are described in Part 1 General Requirements.

2.4.2. The truck's approach to the loading dock should be at grade or sloped away from the loading dock to prevent the collection of storm water near the dock. Site grading and landscaping shall be used to screen views to the loading dock area from surrounding areas.

2.5. EXTERIOR SIGNAGE

2.5.1. The street address and name of the Base Building shall be clearly and appropriately displayed.

2.5.2. The Selected Proponent shall provide suitable locations for the Lessee’s exterior primary identification signs. Exterior primary signage may consist of either building-mounted or free-standing signage depending on the visibility of the building or space offered, and may be required in more than one location. All proposed signage locations shall be to the satisfaction of the Lessee.

2.6. SUSTAINABLE SITE/LANDSCAPE DESIGN

2.6.1. The design shall include the development of outdoor amenity spaces for visitors and employee uses for both planned events and passive activities.

2.6.2. All open site areas on the lands not used for parking or service shall be landscaped within reasonable standards commensurate with landscaping policies and bylaws of the applicable municipality, and in accordance with CSA-B651-12.

2.6.3. Appropriate landscaping materials shall include: paving, or planting trees, shrubs, grass, flowers (perennials only).




2.6.4. Planting in and around the Base Building and parking area shall not block signs and shall promote visual surveillance for safety and security.

2.6.5. Drainage of the lands, surface parking areas, walkways and entranceways shall be provided in order to prevent gathering of water. The site shall be well drained and free of unintentional standing water, and capable of draining surface run-off and water from any other source.

2.6.6. The health of the exterior plantings including lawn care shall be maintained through the implementation of an integrated pest management program that is least hazardous to the environment and persons.

2.6.7. The use of pesticides and fertilizers shall be severely restricted. If pesticide use is justified in the sole opinion of the Lessee, the least hazardous treatment option shall be utilized. Lawn care programs that regularly apply pesticides whether or not pests are present shall not be used.

2.6.8. In the event pesticide or fertilizer use may be required for landscape maintenance, the Lessee shall be notified in advance and the Selected Proponent shall provide the Lessee Material Safety and Data Sheets (MSDS) of products proposed to be used. Application of any such products shall be carried out only with the approval of the Lessee.

2.6.9. The development and construction of storm water management systems shall comply with all applicable by-laws, including those relating to site drainage. The design and development shall include analysis of the pre and post site runoff to demonstrate a zero increase in peak discharge from the full development and the development shall include features that will contribute towards the LEED strategy, which may include designing the site to maintain natural stormwater flows by promoting infiltration and by specifying vegetated roofs, pervious paving, minimizing impervious surfaces, reuse of stormwater for non-potable uses and storm retention ponds.

2.7. SITE FURNISHINGS

Site furniture shall be part of the initial design and be compatible in design, size and colour among themselves and with the surrounding architecture and landscape. The Selected Proponent shall submit the site furniture selections in the design development package.




2.8. EXTERIOR LIGHTING

Exterior lighting shall be located at strategic points including entrance steps, walkways, loading ways, parking areas, exit doors, and those locations where regular evening traffic is expected. Lighting shall be dark sky compliant. Light fixtures should complement other site elements. Fixtures shall be resistant to vandalism.

2.9. SITE SECURITY

In general, site design should consider the principles set out in CPTED (Crime Prevention Through Environmental Design) and Chapter 7 – Security Design of the FOBS.

2.10. FLAGPOLES

Provide at least one flagpole. The flagpole shall be 7,600 mm long, fabricated from seamless cone tapered aluminum tubing, alloy 6063 T6, in accordance with ASTM B241 standard, and shall have a concrete anchor base, mounting brackets, anchors, connectors and all accessories (finial and pole tops, truck assembly, cleats, halyards, swivel snaps, cleat box) and other items required for complete installation.

2.11. OTHER SITE DEVELOPMENT REQUIREMENTS

Refer to SOIT Volume 1, Annex J, City of Miramichi By-law No. 91-1 for project-specific By-law requirements including but not limited to landscaping buffer and screening, looping of water main from Victoria Avenue Extension to John Street and fire hydrants.

3. PART 3 – ARCHITECTURAL AND INTERIOR DESIGN

3.1. GENERAL

3.1.1. The Project must adhere to the FOBS and amendments, including the building design criteria set out in Chapter 3 – Architectural and Interior Design of the FOBS.

3.1.2. The requirement for this Project is LEED Canada Core and Shell 2009 Gold certification. A list of LEED mandatory points which must be achieved in this project is included in 1.1 General Requirements.

3.1.3. The Selected Proponent’s architectural team shall participate with the other design professionals in an integrated design process for this Project.




3.1.4. This Part 3 sets out the minimum architectural and interior requirements applicable to the Leased Premises and related accessory areas of the Base Building. The Selected Proponent’s architectural team must comply with these requirements, the FOBS and amendments and the following attachments to this Annex A:

Table 1 – Building Program, which sets out a detailed list of spaces in the Base Building. This list is not exhaustive and does not exclude any space needed to ensure that the core building is highly functional.

Table 2 - Lessee’s Initial Improvements, which sets out a detailed list of office space.

Table of Finishes and Partition Walls, which sets out the compositions and finishes applicable to the various spaces.

3.2. SPACE AND FUNCTIONALITY

3.2.1. The Base Building shall be characterized by the quality of lighting and daylight controls, acoustical privacy, proper air control, personal safety and the flexibility needed to adapt to frequently changing occupancies.

3.2.2. The majority of workstation footprints will be 4.5 m2.

3.2.3. Fixed elements essential to operation of the Base Building, such as stairs, elevators, closets and service areas, shall be optimized in order to maximize the useable space on each floor. These elements shall be accessible from common use areas and not from private spaces. They shall be grouped in cores so as to optimize common elements, such as environmental control, service systems, access and maintenance. Shear walls shall be integrated into the cores or the design grid.

3.2.4. The cores shall be located in such a way that as many workstations as possible have natural light and views and traffic areas in the useable space are optimized.

3.2.5. Traffic within office spaces shall be planned so as to ensure the shortest possible distance between elevators and workstations.

3.2.6. Floor plans shall group spaces that have similar environmental requirements or connections to vertical services.




3.2.7. Planning shall maximize the flexibility, interchangeability and repetition of components (partition, screens, wiring) and systems (heating ducts, ventilation, air conditioning, plumbing and electricity).

3.2.8. The depth of the perimeter including open office spaces and enclosed office spaces is measured from the glazed surface of the exterior wall to the central walls defining the core (common use areas or accessory and service areas). The depth shall not be greater than 15 m.

3.2.9. In order to ensure the effective layout of a circulation zone at the perimeter of exterior walls, provide a minimum clear width of 1200 mm between the face of the exterior wall and the finished face of columns or other similar obstructions.

3.3. SPACE SUMMARY

3.3.1. General Office Space: The general office space shall be comprised of 9,360 m2 of useable area that is typical of the fit-up accommodation standards for approximately 590 FTEs. The Lessee will be using standard seated privacy systems panels of a 1.820 m x 2.44 m footprint workstation for the majority of spaces.

3.3.2. Special Purpose Space: Special purpose space within the general office space shall be comprised of 1783 m2 of useable area containing the following:

3.3.2.1. Training Facilities (325 m2U): Training facilities shall be comprised of 325 m2 of useable area to accommodate 50 persons, including raised access flooring, high level of audiovisual equipment (projector, LCD large screens, CPU's, Monitors, Sound System).

3.3.2.2. Computer LAN room (100 m2U): The computer LAN room shall be comprised of 100 m2 of useable area, including raised access flooring, additional A/C, and controlled humidity.

3.3.2.3. Records Storage (protected 'b') (1,108 m2U): The records storage area shall be comprised of 1108 m2 of useable area, including room to accommodate a high-density mobile storage unit, secure walls/ceiling




(mesh/concrete), secure entrance, alarm system and a 2 hour fire rating.

3.3.2.4. General Storage (250 m2U): The general storage area shall be comprised of 250 m2 of useable area and be adjacent to the common use area’s loading dock and overhead door.

3.3.2.5. Additional architectural, building services or equipment requirements identified in this Subsection 3.3.2 will be part of the Lessee’s Initial Improvements. Base Building requirements still apply as a minimum standard for these spaces (e.g. carpet tiles above raised access flooring in the training facilities).

3.4. BUILDING CONFIGURATION AND MASSING

3.4.1. Building height and number of floors:

3.4.1.1. Building height: City of Miramichi By-law 91, Subsection 7.2.2 suggests that the maximum height be 15 metres; however, the City of Miramichi By-law 91-1 has been adopted based on the concept drawings provided in SOIT Volume 1, Annex J, which reflect a building concept reaching 15.5 metres to the top of the fourth floor. The municipality stipulates that there is some, but limited flexibility to the building height as long as the building massing be in general accordance with the concept drawings noted at Condition 1 of By-law 91.1.

3.4.1.2. Number of floors: Per Subsection 1.1.7.2 of this Annex A, the total useable area shall be provided on no less than three (3) consecutive floors and no more than four (4) consecutive floors at or above ground. The fourth (4th) floor, if any, shall be limited to the central core component as defined at Subsection 3.4.4 below. The building can contain a basement for building service areas (excluded from Rentable m2).

3.4.2. This is in line with the office footprints that would work with the functional program and requirements surrounding natural light and views. Two large office wings of approximately 1,210 m2U per floor per wing is suggested. Two wings at three floors per wing would provide approximately 7,260 m2U and the remaining




2,100 m2U would be provided in a central core as office support space.

3.4.3. PWGSC envisions the new facility as having three components and hence three masses or forms.

3.4.4. Component #1: Central Core 2,100 m2U

The central component would include not only all traditional Building core elements, such as entrance, lobby, elevators, stairways, washrooms, janitors closets, telephone it would also include some useable and rentable space that PWGSC deems central to all of the facility. These rentable spaces include a public stair, a large lobby/gathering space (no less than 200 m2). The useable spaces include large meeting rooms, cafeteria or large lunch room, large business centre and potentially a collection of small meeting rooms. This component would also likely contain all building services rooms such as the mechanical penthouse. This component will have a large useable to rentable and subsequent gross building ratio.

3.4.5. Component #2 and #3: Office Wings 3,630 m2U each

This is best described as open office ‘wings’ and is thought to be two separate built forms attached to the central core component (#1). Other than fire exiting stairwells and the provision of some water lines for coffee stops for fit-up, these spaces would be unobstructed open office with minimal built spaces (during fit-up). The structural grid for the office wings is ideal at 9 m.

3.4.6. The building shape, component juxtaposition and orientation will be determined by careful sitting on the building site. Ideally, the building front would face a main street, that also faced south and its length would be oriented to that street and the south face. The Building configuration and site layout shall also allow for consideration of future expansion of the Building.

3.5. MODULARITY AND DIMENSIONS

3.5.1. The size and location of the building system components shall be determined by the following modular dimensions:

3.5.1.1. The design grid shall be 1.5 m x 1.5 m and shall determine the location of the structural elements, exterior walls, cores, fixed elements, ceiling systems,




window frames and fixed partition walls over the entire space.

3.5.1.2. The structural grid shall be 9 m x 9 m.

3.5.2. The vertical distance between the finished floor and finished ceiling shall be as follows:

3.5.2.1. closed offices and meeting rooms: minimum 2,743 mm;

3.5.2.2. open office areas: minimum 2,743 mm;

3.5.2.3. inside core surfaces: minimum of 2,440 mm;

3.5.2.4. sufficient ceiling space to allow for changes during Lessee Improvements shall be provided;

3.5.2.5. computer rooms (main telephone and telecommunications room): floor access 300 to 400 mm high and 3,000 mm (from top of access floor to finished ceiling);

3.5.2.6. entrance lobby and training centre: 3,048 mm minimum;

3.5.2.7. storage (and access corridors): 3,300 mm clearance;

3.5.2.8. main electrical and mechanical rooms: 3,600 mm clearance;

3.5.3. Corridors shall be a minimum 1,500 mm wide.

3.6. ACOUSTICS

3.6.1. To ensure a satisfactory level of conversation privacy, the intelligibility index in open areas used as office space shall be less than or equal to 0.20. Average noise absorption shall be 0.9 (ceilings) and 0.75 (workstation panels). The optimal masking level shall be 40 dBa.

3.6.2. Office space shall be separated from building space by partition walls with a sound transmission class (STC) of at least 52. Provide insulated exchange ducts and seal all joints and openings between components around and through the partition, whether they are above or below the ceiling. Space deducted from the measurements shown on the building plan




for the purpose of carrying out soundproofing shall not hinder the operation of HVAC devices. Trim and acoustical caulking shall be applied to doors, windows and other openings in such partition walls in order to obtain the required level of soundproofing.

3.6.3. There shall be sufficient insulation to ensure that background noise in occupied spaces does not exceed 40 dBa.

3.6.4. The Lessee shall select a qualified firm or person to conduct representative tests to ensure that the requirements of 3.6.1 and 3.6.2 are met. The testing procedures shall conform to the latest versions of standards ASTM E336 and ASTM E413. If the requirements are not met, the Selected Proponent shall correct the deficiencies at its expense.

3.7. PROGRAMMING

3.7.1. Refer to Table 1 – Building Program attached to this Annex A for a detailed list of spaces in the Base Building.

3.7.2. All office space shall be above grade.

3.7.3. Storage space shall be directly accessible from the service elevators and loading dock with no change in level.

3.8. COMMON USE AREAS OR ACCESSORY AREAS

3.8.1. Janitor’s closets: Each closet shall have:

3.8.1.1. a minimum area of 1.7 m2;

3.8.1.2. a 600 mm2 sink;

3.8.1.3. wall-mounted shelves at least 900 mm long x 250 mm wide;

3.8.1.4. one floor drain.

3.8.2. Electrical equipment closet

3.8.2.1. Each closet shall be a minimum of 1.5 m wide x 3 m long.

3.8.3. Telecommunications rooms




3.8.3.1. The minimum dimensions shall be as determined by the standard ANSI/TIA/EIA/ 569B.

3.8.3.2. One (1) hour fire separated room.

3.8.4. Building service areas

3.8.4.1. Main lobby and vestibules

3.8.4.1.1. The lobby and vestibules shall be sufficiently large to enable traffic to flow easily and unimpeded at all times. The building design shall permit easy circulation and quick evacuation of occupants.

3.8.4.1.2. The entrances to the building shall have enclosed vestibules with very high quality floor grilles. The vestibules shall not be less than 2.4 m deep. In addition to the minimum space required to prevent air infiltration, the space required to ensure accessibility shall be taken into account.

3.8.4.2. Generator room

3.8.4.2.1. The generator room shall be sufficiently large to accommodate the equipment.

3.8.4.2.2. The generator room shall be located so as to ensure that no visible substances or noise is emitted.

3.8.4.3. Building engineer’s room

3.8.4.3.1. The room shall be sufficiently large to house the building engineer’s management or administrative staff. Minimum 21 m2.

3.8.4.4. Security control centre

3.8.4.4.1. Provide an area of at least 21 m2.




3.8.4.4.2. The centre shall house the security systems consoles and make it possible to remotely check, if necessary, the fire alarm and energy control and management systems.

3.8.4.4.3. The control centre shall be laid out in such a way that authorized persons who wish to access the energy control and management system, the fire alarm controls or any other system do not have to enter the space where the security console is located.

3.8.4.4.4. Washroom shall be provided in the security control centre.

3.8.4.4.5. Provide a 10 m2 office beside the control room for reviewing plans.

3.8.4.5. Break rooms

3.8.4.5.1. One break room shall be provided outside the room containing the security console.

3.8.4.5.2. The second room to be located near Building engineers room.

3.8.4.6. Loading platform: An easily accessed loading facility shall be installed an shall conform to the following:

3.8.4.6.1. the facilities shall include a separate shipping/receiving area with a storage area and an indoor loading dock with a hydraulic loading platform;

3.8.4.6.2. the berths shall have wheel blocks and bumpers;

3.8.4.6.3. the berths shall have an insulated lift door and a locking device;

3.8.4.6.4. access doors for drivers shall be provided;




3.8.4.6.5. direct access shall be provided between the loading platform and the freight elevator; all ceilings and bulkheads between both spaces shall have a minimum clearance of 3,300 mm. All door frames between both spaces shall have a minimum clearance of 2,440 mm.

3.8.4.7. Shipping and receiving room

An 80 m2 shipping and receiving room must be arranged at close proximity of loading dock. A counter with sliding window (heavy duty) will be arranged for parcel reception and a 15-space dovecote (lockable from outside of room). The room will be equipped with a ventilation system independent from central building system.

3.8.4.8. Garbage and recyclables room

3.8.4.8.1. Provide a minimum of 35 m2 of a cold room for garbage.

3.8.4.8.2. The room shall be adjacent to the freight elevator and have direct access to the loading platform.

3.8.5. Security/access and circulation

3.8.5.1. Personal safety

The Base Building and parking areas shall be designed so as to permit effective control of public access to all areas around them and thus make it easier to maintain security at all times. Circulation and distribution shall be controlled using the following methods:

• Directions for persons going to leased space from outside shall begin at the lobby of the main entrance.

• The number of elevator cores shall be kept to a minimum that is consistent with sound planning




principles, and the elevators shall be accessible from the main entrance to the building.

• Exit stairs below grade or beneath parking areas shall not be directly connected to stairs that extend above grade or into office spaces, but shall lead to the controlled-access space at the main entrance or to outside.

3.9. EXTERIOR ENCLOSURE (B20)

3.9.1. General

3.9.1.1. The design of the building envelope shall be based on the "rain screen" principle according to the definition recommended by the National Research Council of Canada.

3.9.1.2. Conform to the applicable building codes, regulations and requirements established by competent authorities in designing, calculating, fabricating and installing the building envelope.

3.9.1.3. The minimum insulating values of the building envelope shall meet the most stringent requirements of the Model National Energy Code for Buildings – Canada 2011, and the planned LEED strategy.

3.9.1.4. Design, fabricate and install the building envelope in such a manner that it is waterproof on the inside under all indoor and outdoor conditions coupled with any movement that may be caused by loading. No condensation shall be allowed to form on inside surfaces, and mould shall not be allowed to form inside building systems. Provide complete installation free of vibration, whistling of wind and noise resulting from thermal, structural or wind pressure movement. Use the prescribed relative humidity rates in designing the building envelope.

3.9.1.5. The building envelope comprises the exterior walls, the curtain wall systems, the doors and the windows.




3.9.2. The envelope shall include:

3.9.2.1. trim, screens, lap joints and seals, as well as the compartmentation needed to form a "rain screen" barrier that effectively prevents excessive penetration of rain into any cavity in the building envelope;

3.9.2.2. openings between cavities in the building envelope and the exterior large enough to ensure that pressure is properly balanced; all such openings shall have barriers to prevent the direct penetration of rain; air spaces shall have barriers and be compartmented so as to prevent any vertical or horizontal stack effect inside the spaces;

3.9.2.3. a low-permeability vapour barrier to minimize the diffusion of vapour; an air barrier and seal trim to prevent infiltration of air from inside the building to cavities in the building envelope and infiltration of outside air into the building; the air barrier and seal trim shall be able to withstand design loads attributable to wind pressure; the air and vapour barriers shall be on the same plane in the building envelope so that they form a continuous membrane impervious to air and vapour, including joints between the various components of the building envelope and between the building envelope and adjacent structures;

3.9.2.4. continuous high-performance thermal insulation;

3.9.2.5. thermal breaks, spacers and seal trim placed to eliminate contact between moist air inside the building and cold surfaces and structural elements in order to prevent condensation or ice from forming on such surfaces in cold weather;

3.9.2.6. expansion and contraction joints to accommodate movement in building envelope assemblies and between such assembles and the supporting frame caused by movement of the frame, shifting over a long period, bending and twisting that puts the structure out of square, and thermal expansion and contraction with no distortion, damage, misalignment of joints, breaks in the air and vapour barriers, water infiltration through the assembly or glass breakage;




3.9.2.7. a method of anchoring to the frame that takes into account the specific characteristics of the site so that air or site vibration or normal thermal movement of the building or frame do not loosen, weaken or crack the connections between the components of the building envelope assemblies and the frame or between the components of the building envelope themselves;

3.9.2.8. a system for draining to the outside surface of the building envelope any water that penetrates the joints and any condensation that may form inside the assemblies of the building envelope; the drainage system shall be designed so as to ensure that the flow of water will not damage or stain the finish of the materials;

3.9.2.9. Corrosion-resistant components.

3.9.3. Exterior walls (B2010)

3.9.3.1. General

3.9.3.1.1. The exterior walls shall run slab to slab in accordance with the principles in Subsection 3.4.1 General applicable to the building envelope. They shall be designed to withstand wind and other loads.

3.9.3.1.2. The inside surface of exterior walls shall be designed and located so as to maximize the useable floor area and minimize obstructions on the floor surface.

3.9.3.1.3. Use low-maintenance cladding materials that are resistant to vandalism. The building envelope shall be designed in such a way that repairs, replacement and maintenance can be carried out with minimum impact on interior and exterior assemblies.

3.9.3.1.4. The choice of exterior cladding is limited to clay brick, concrete masonry,




concrete, stone, metal and glass curtain wall, and natural unfinished durable metals such as zinc, copper and weathering steel (corten steel). The rooftop mechanical penthouses can have, in addition to the list of exterior cladding above, metal siding and louvers with a lifetime (40 year) finish.

3.9.3.2. Foundation walls: Waterproof foundation walls using a liquid elastomer membrane with a rot-resistant protective panel and insulation on all foundation walls to a minimum depth of 600 mm below finished grade with type 4 extruded polystyrene insulation with slotted edges; thermal resistance: 0.88 RSI/25.4mm thick.

3.9.3.3. Sunshades: Provide sunshades where they will contribute to effective operation of the building and help save energy (south facing). Develop design solutions that discourage birds from nesting. Coordinate with window washing systems. Factor the applicable wind loads into the frame design. Provide grade 302 or 304 stainless steel or AA 6063-T5 extruded aluminum alloy frames with a finish that matches the exterior window and curtain wall frames. Provide all components, accessories and anchors required for complete installation.

3.9.4. Exterior windows (B2020)

3.9.4.1. General

3.9.4.1.1. The amount of glass required will be determined by the following factors: energy efficiency, glare, thermal comfort and satisfactory panoramic view. The total glass surface shall meet the maximum permitted by the Model National Energy Code for Buildings – Canada 2011.

3.9.4.1.2. All extruded curtain wall, window and exterior door components shall have a matching anodized finish. All steel components required by the work shall




be galvanized or stainless steel depending on the application.

3.9.4.1.3. Windows shall have a condensation resistance factor (CRF) in order to prevent condensation from forming on the inside surfaces.

3.9.4.2. Windows

3.9.4.2.1. Commercial-grade aluminum windows: in accordance with AAMA /WDMA/CSA 101/I.S.2/A440-05 Standard/Specification for Windows, Doors, and Unit Skylights for a Class and Grade of F-AW75 and in accordance with CAN/CSA-A440-00 Windows, factory finish (architectural class I colour anodic coating).

3.9.4.3. Curtain walls

3.9.4.3.1. Design the curtain walls in accordance with the guidelines set out in the CMHC document titled Glass and Metal Curtain Walls – Best Practice Guide and standard CAN/CSA – A440.

3.9.4.3.2. Aluminum curtain wall systems: extruded aluminum assembly glazed on the outside, factory finish (architectural class I coloured anode coating).

3.9.4.4. Glazing

3.9.4.4.1. Curtain walls, exterior doors and windows: shall be comprised of 25 mm double-glazed sealed units: 6 mm clear glass with a low-emissivity coating on surface 2; 13 mm "warm edge" spacers; argon-filled space; and 6 mm clear glass. Tempered glass shall be used where the glazing is exposed to impact, thermal shock or wind or snow loading. The thickness and type of glass shall conform to the glass manufacturer’s




recommendations for prescribed nominal pressure. Glazing materials shall be compatible with aluminum and sealing products and materials used in a composite structure that is in direct contact with the joint.

3.9.4.4.2. For safety reasons, Class 1 PVB laminated glass conforming to the latest version of standard ASTM 1233 with an appropriate frame with a minimum of 25 mm contact shall be used in areas with high public traffic and for all ground-floor windows up to 3 m above finished grade.

3.9.5. Exterior doors (B2030)

3.9.5.1. Entrance and vestibule doors and windows: extruded aluminum (conforming to standard ASTM B 221, 6063-T6 alloy and temper), factory finish (architectural class I coloured anodic coating).

3.9.5.2. Service doors and outside exit doors: Insulated steel. All steel doors and frames shall be painted. Include the following elements:

3.9.5.2.1. insulated steel frames with thermal break; frames shall be welded steel 1.6 mm thick (1.9 mm where the opening is more than 1,220 mm wide);

3.9.5.2.2. doors shall be 1.6 mm steel pressure laminated to a polyisocyanurate core;

3.9.5.2.3. hardware: hardware shall be heavy duty, stainless steel (super heavy duty ball bearing butt hinges with non-removable pins (NRP); mortise locks with lever handles, pull handles, surface-mounted panic bars, deadbolt locks, cylinders, door closers, kickplates, weather stripping, thresholds, bumpers and any other items required for complete installation); doors shall also have the required




security hardware (electromagnets or electric strikes, card readers or push buttons, movement detectors, door contacts, etc.); provide automatic door openers in accordance with standard CAN/CSA B651-12 (Accessible Design for the Built Environment);

3.9.5.2.4. provide all reinforcing, adjusters, thermal insulation, air/vapour barrier membranes, preformed compressible back-up materials, perimeter sealing compounds and any other items required for complete installation.

3.9.5.3. Loading dock access door and garage: overhead sectional metal door. The door shall comprise urethane-filled 45 mm panels covered with prefinished galvanized sheet steel (outside sheet 1.0 mm thick, inside sheet 0.7 mm thick) with a smooth surface. The door shall have tracks and supports, spring counter balance, top roller carrier, rollers and roller brackets, hinges, cables, pull chain for manual operation, accessories (overhead horizontal track and operator supports, track guards, pusher springs, locking and operating devices, lock bolts and weather stripping) and any other item required for complete installation. The hardware shall be heavy duty commercial grade. The doors shall have an electrical operator, including electric motors, controller units with integral reversing starter, push-button remote controls, relays, controllers, cable and photoelectric cell controller, safety switch, control transformers, mounting brackets and any other item required for complete installation. All components shall be heavy duty.

3.9.5.4. Accessories: Provide anchors, reinforcing, shims, insulation, sealing compounds, preformed compressible back-up materials and any other item requirement for complete installation of all exterior doors.




3.10. ROOFING (B30)

3.10.1. Roof coverings (B3010)

3.10.1.1. General

3.10.1.1.1. The minimum insulation values of the roof shall meet the most stringent requirements of the Model National Energy Code for Buildings – Canada 2011, the Regulation respecting energy conservation in new buildings, and the planned LEED and sustainable development strategies.

3.10.1.1.2. Acceptable flat roofing systems include exposed conventional modified bitumen membrane, protected modified bitumen membrane, and green roof (shallow substrate with no irrigation systems). Built-up roofing membrane systems and high-albedo roof surfaces are not permitted.

3.10.1.1.3. Sloped roofing systems are acceptable. Asphalt-based finish (e.g. asphalt shingles) on a sloped roof is not permitted.

3.10.1.1.4. Roofs shall be waterproof for twenty (20) years minimum without major repairs. The work shall be guaranteed against defects by the roofer for five (5) years (labour) and ten (10) years (roofing materials). A continuous supervision of work performed by a recognized independent inspector is required for all roofing work.

3.10.1.1.5. Roofs also shall be designed in accordance with the standards set out in the Canadian Roofing Contractors’ Association (CRCA) and as directed by the manufacturer.




3.10.1.2. Exposed conventional membrane roofing: Construction of the roof includes, but is not limited to:

3.10.1.2.1. all framing components (wood members, metal framing, sheathing panels and mineral wool batt insulation);

3.10.1.2.2. deck covering: 12.7 mm fibreglass-reinforced gypsum board;

3.10.1.2.3. vapour barrier: prefabricated self-adhesive membrane comprising a high-density polyethylene film and a layer of SBS modified asphalt 0.8 mm thick;

3.10.1.2.4. primers: as recommended by the manufacturer;

3.10.1.2.5. bitumen: conforming to standard CAN/CSA A123.4, type 2 or 3;

3.10.1.2.6. insulation: two rows of rigid insulation panels with staggered joints, slope insulation (if applicable) and membrane support panels;

3.10.1.2.7. membranes: base sheet for horizontal surfaces (thermofusible SBS modified bitumen membrane, with 180 g/m2 non-woven polyester fibre reinforcing, minimum 3.0 mm thick) and base sheet for upstands and parapets or flame-stop membranes (self-adhesive SBS modified bitumen membrane, with 180 g/m2 non-woven polyester fibre reinforcing, minimum 3.0 mm thick); cap sheet for horizontal surfaces and cap sheet of upstands and parapets (thermofusible SBS modified bitumen membrane with 250 g/m2 non-woven polyester fibre reinforcing, minimum 4.0 mm thick (granule layer excluded), granule finish or with highly reflective white slate flakes, in accordance with LEED requirements); membrane




reinforcing, walkways (additional thickness of cap sheet membrane finished in a different colour).

3.10.1.3. Protected membrane roofing: Construction of the roof includes, but is not limited to:

3.10.1.3.1. all framing components (wood members, metal framing, sheathing panels and mineral wool batt insulation);

3.10.1.3.2. deck covering: 12.7 mm fibreglass-reinforced gypsum board;

3.10.1.3.3. membranes: base sheet for horizontal surfaces (thermofusible SBS modified bitumen membrane, with 180 g/m2 non-woven polyester fibre reinforcing, minimum 3.0 mm thick) and base sheet for upstands and parapets or flame-stop membranes (self-adhesive SBS modified bitumen membrane, with 180 g/m2 non-woven polyester fibre reinforcing, minimum 3.0 mm thick); cap sheet for horizontal surfaces and cap sheet of upstands and parapets (thermofusible SBS modified bitumen membrane with 250 g/m2 non-woven polyester fibre reinforcing, minimum 4.0 mm thick (no granules)); membrane reinforcing;

3.10.1.3.4. primers: as recommended by the manufacturer;

3.10.1.3.5. insulation: rigid insulation panels with shiplapped edges;

3.10.1.3.6. filter fabric: woven polyolefin fabric, black, water permeable, UV ray resistant, 93.5 g/m2;

3.10.1.3.7. ballast: crushed stone with appropriate gradation conforming to standard ASTM D448.




3.10.1.4. Accessories and flashings include, but are not limited to:

3.10.1.4.1. sheet metal flashings and accessories: prefinished zinc-plated steel sheet metal 0.61 mm thick;

3.10.1.4.2. accessories, fasteners and anchors, plastic cement, sealing compounds, protective coverings, touch-up paint and any other item required for complete installation.

3.10.2. Roof openings (B3020)

3.10.2.1. Provide proven manufactured seals for all items piercing the roof membrane and all electrical and mechanical equipment on the roof (drains, vents, pipes, ducts, fans, anchors, etc.);

3.10.2.2. Provide permanent roof access stairs through the interior of the building to allow access to the roof.

3.11. INTERIOR CONSTRUCTION (C10)

3.11.1. Partitions (C1010)

3.11.1.1. General

3.11.1.1.1. Refer to Table of Finishes and Partition walls attached to this Annex A for the composition of partition walls in the various rooms and spaces.

3.11.1.1.2. All partition walls shall run slab to slab and shall be acoustically treated. Ensure that the air distribution and return requirements are met.

3.11.1.1.3. Office space shall be separated from other space in the building by partition walls and other building elements with a minimum sound transmission class (STC) of 52.




3.11.1.1.4. Partition walls requiring a higher acoustical performance or a specific fire rating shall be designed accordingly.

3.11.1.1.5. All perimeter, bearing and partition walls and all columns shall be finished with gypsum board or plaster.

3.11.1.1.6. All openings and penetrations (by e.g. cables, cable trays, conduits, ducts, pipes, and poke-through termination devices, including electrical outlet boxes along with their means of support through wall or floor openings) in a fire-rated wall or floor assembly are to be sealed with a fire stop system (listed systems design) or fire stop materials or combination of the two; in accordance with the opening sizes for which they are intended. Materials and systems to be installed according to manufacturer instructions by a person or persons specializing in fire stopping installations with a minimum of five (5) years of documented experience and that has been approved by the manufacturer. Fire stopping and smoke seal systems in accordance with CAN-ULC-S115.

3.11.1.1.7. Provide a minimum of four (4) fire stop speed sleeves or re-enterable fire stop devices for each Telecommunication Room. Sleeves are to be a minimum of 100 mm in diameter or devices are to be a minimum of 100 mm x 100 mm square or rectangular shape. Coordinate wall or floor/ceiling locations with Lessee’s Initial Improvements; for use where cables are frequently added or removed.

3.11.2. Interior glazing

3.11.2.1. Provide glazing in partition walls based on the following minimum percentages of surface area: elevator lobbies (20%), common use corridors (20%),




main lobby (40%), vestibules (70%), building engineer’s room (10%), alarm and control centre (10%), security control centre (10%) and break room (20%).

3.11.2.2. All glazing in partition walls shall be inserted in steel frames identical in composition as the door frames. Window frames can be combined to the door frames or treated as a separate element. Glazing shall have setting blocks, spacer shims, glazing tape, glazing splines and other items required for complete installation.

3.11.2.3. Interior glazing shall consist of polished, floated or tempered glass 6 mm. Tempered glass shall be installed wherever there is a risk of impact.

3.11.2.4. Glazing in fire-resistant assemblies shall be 6 mm wired glass with 12.7 mm wire mesh.

3.11.2.5. Mirrors shall be silvered 6 mm regular Type 1A float glass. Moulded and polished edge and concealed stainless steel fasteners. Provide one-piece mirrors over washroom and shower vanities.

3.11.3. Interior doors (C1020)

3.11.3.1. Wood doors: Unless otherwise indicated, all doors shall be solid core composite wood 45 mm thick and a minimum of 2,135 mm high, with wood laminate stiles and rails and panelling on both sides. Materials shall be according to LEED strategy.

3.11.3.2. Steel doors: Doors in building service areas (other than required glazed aluminum doors) shall be 1.2 mm steel (1.6 mm if the door is more than 2,135 mm high) with a honeycomb core. Fire-resistant doors required by the NBC shall be made of steel, conform to standard CAN4-S104 and be approved by a recognized authority. The core of approved doors shall be tested as an integral part of the door in accordance with the standard. Provide double doors with welded astragals.

3.11.3.3. Steel door frames: All door frames other than glazed aluminum doors shall be welded-joint steel 1.6 mm




thick (1.9 mm where the opening is more than 1,220 mm wide. Frames shall have three rubber bumpers. Fire-resistant doors required by the NBC shall be made of steel, conform to standard CAN4-S104 and be approved by a recognized authority.

3.11.3.4. Glazed aluminum doors: Provide double doors in the main lobby, between the elevator lobbies and offices and between common use corridors and offices. The doors shall be assemble using anodized aluminum components and 6 mm clear tempered glass with anodized aluminum hinges and frames or 12.7 mm clear heavy tempered glass with pivoting one-piece aluminum shoes at the top and bottom.

3.11.3.5. Glazing: Provide glazing in interior doors wherever required by the design (exit doors, communicating doors in circulation areas, etc.). Refer to section 3.11.2 Interior glazing for the applicable specifications.

3.11.3.6. Accessories: Provide anchors, reinforcing, shims, insulation, sealing compounds, preformed compressible back-up materials and any other item requirement for complete installation of interior doors.

3.11.3.7. Finish: All steel doors and frames and solid-core wood doors shall be painted.

3.11.3.8. Hardware: Provide all hardware required for complete installation of interior doors and adapted to the specific function, use and fire resistance of each door. Doors shall have all the hardware required for complete installation (ball bearing hinges with non-removable pins, mortise locks with lever handles, pull handles/push plates, surface-mounted panic bars, deadbolts, cylinders, door closer, kick plates, bumpers, etc.). The hardware shall be heavy duty. Provide automatic door openers and the required push buttons in accordance with standard CAN/CSA B651-12 (Accessible Design for the Built Environment).

3.11.3.9. Security hardware: Provide any security hardware required for doors separating the main lobby, elevator lobbies and common use corridors from office areas,




the door to the building engineer’s room and the door to the security control centre. The hardware shall include electromagnets or electric strikes, card readers or push buttons, motion sensors, door contacts, blue manual stations and other items required for complete installation.

3.11.3.10. Keying: The key system shall meet the following requirements:

3.11.3.10.1. All locks in the leased premises shall have different keys, except where there are two or more doors to one room.

3.11.3.10.2. Three copies of the key to each door and three copies of each master key shall be provided. An indirect coding system shall be used to identify all keys.

3.11.3.10.3. Electrical cabinets and the telephone and telecommunications rooms are not part of the master key system. For each type, all cabinets must have the same keys. Telephone rooms in the building will not be shared with other occupants.

3.11.4. Fittings (C1030)

3.11.4.1. Signage: Signage includes, but is not limited to, the name and address of the building; interior and exterior identification signs (freestanding or mounted on the building); directories in the main lobby and the elevator lobby on each floor; tactile signage on washroom doors and exit doors (interior and exterior); a complete bilingual system of graphic panels and signs to direct users; and identification of doors and programming spaces in the building. The work also includes signage required for the use and operation of parking areas (direction signs, identification of parking spaces, floor markings, etc.). Internationally recognized pictograms shall be used. Provide graphic media and signs in pre-finished aluminum, engraveable sheets or acrylic. Provide double-sided adhesive foam tape, anchors, adhesives, sealants, paint and any other item required for complete installation.




3.11.4.2. Laminate partitions: Partitions will be used for washrooms and shower rooms. Partitions shall be made of 19 mm Class SS solid laminate panels conforming to standard CAN3 A172-M79. Provide a complete hanging system with heavy duty stainless steel hinges, bumpers, hooks, concealed locks, door handles for accessible stalls, 0.8 mm stainless steel wall brackets and post shoes, stainless steel fittings, sealing products and any other item required for complete installation.

3.11.4.3. Wall protectors: Provide wall and corner protectors wherever there is a risk of impact. Provide all the materials and accessories required for complete installation. The composition of wall and corner protectors shall be as follows:

3.11.4.3.1. wall protectors: 33 mm thick vinyl with end caps in the same material as the pad, including the pressure retaining device for mechanical surface mounting;

3.11.4.3.2. corner protectors: vinyl, 76 mm x 76 mm x 1,220 mm long and 2.2 mm thick with a radius of 6 mm, including a 1.6 mm thick pressure retaining device made of AA-6063-T6 extruded aluminum alloy made specially for mechanical surface mounting.

3.11.4.4. Washroom and shower accessories: Provide all accessories (1 toilet paper holder per stall; 1 paper towel dispenser and 1 paper towel garbage can for every 3 sinks maximum; 1 soap dispenser per sink; 1 sanitary napkin receptacle per stall in the women’s washroom; 1 hand dryer per washroom or shower; 1 coat or robe hook per stall or shower; 1 curtain (including rod and curtain hooks), 1 fixed shower seat, 1 shelf, 1 towel bar and 1 soap dish per shower stall; grab bars required by standard CAN/CSA B651-12; anchors; and other items required for complete installation. All accessories shall be made of Grade 304 sheet stainless steel conforming to standard ASTM A167 with a No. 4 finish, peened stainless




steel tubing with a wall thickness of 1.2 mm and exposed stainless steel mounting hardware.

3.11.4.5. Garbage and Recycling cans/containers: Garbage cans (commercial type) shall be installed outdoors, near each entry to the building and in indoor and outdoor gathering places. All garbage cans shall be made of Grade 304 sheet stainless steel conforming to standard ASTM A167 with a No. 4 finish.

3.11.4.6. Metal lockers: Provide metal lockers in the building engineer’s locker room (3) and the building locker rooms in accordance with LEED requirements. The composition of the lockers shall be as follows: all parts shall be made of cold-rolled soft steel with a baked polymer powder-based resin coating. The doors shall comprise a 16 gauge exterior panel and a 24 gauge interior panel over a honeycomb core. The doors shall have a handle, a number plate and an 18 gauge piano hinge. The door frames shall be 16 gauge minimum. The side and back panels shall be 24 gauge. The lockers shall have a minimum 22 gauge top shelf with three hooks. The lockers shall be ventilated and have a sloped top and steel base. The lockers shall be 304.8 mm wide x 457.2 mm deep x 1,828.8 mm high. Provide all materials and accessories required for complete installation.

3.11.4.7. Storage shelves: Provide metal shelving in the general storage room, the equipment storage room and the maintenance storage room. The metal storage shelves shall comprise the following: perforated 16 gauge extruded corner or T posts, shelves and other components, such as wire shelves, stiffeners, accessories, doors, labels, etc. All components shall be finished with a zinc coating, sealant, cathode base coat and baked polyester powder. Provide all materials and accessories required for complete installation.

3.11.4.8. Foot grilles: Provide foot grilles in the entrance lobbies and vestibules. The composition of the grilles shall be as follows: natural finish aluminum grille made up of 9.5 mm x 3 mm x 32 mm T blades and a staggered array of riveted and bolted cross supports;




304 or 316L finish stainless steel frame with neoprene pads; 27 mm deep drained pan, 1.0 mm thick stainless steel, welded joints; joint between pan and frame sealed with epoxy.

3.11.4.9. Architectural woodwork: materials shall be according to LEED strategy. Woodwork includes, but is not limited to, the following:

3.11.4.9.1. Laminate: conforming to standard CAN3-A172, 1.15 mm thick, Type 1b for flat horizontal surfaces and Type 4 for flat vertical surfaces;

3.11.4.9.2. All exposed surfaces of furniture frames shall be covered with plastic laminate. Provide 16 mm particleboard panels for cabinet frames, doors and drawers, 19 mm particleboard panels for shelves, 19 mm plywood for counters and 16 mm plywood for decorative panels.

3.11.4.9.3. The hardware shall be heavy duty. It includes rails and brackets for cabinet shelves, angle brackets and rails for storage shelves, concealed hinges, handles, sliders, retractable and adjustable keyboard arms and shelves, locks, magnetic latches, levellers, wire guides, shelf brackets, assembly fittings, supports, anchors and any other items and accessories required for complete installation.

3.11.4.9.4. Provide all nailers, panels, laminate, backer sheets, adhesives, sealants, primers, hardware, fasteners and anchors, and other items required for complete installation.

3.11.4.9.5. Furnishings to be provided in the following spaces:

(a) elevator lobbies, elevator cars, main lobby and common use




corridors: decorative panels covered with plastic laminate;

(b) main lobby: reception and security desk;

(c) washrooms: counters for sinks;

(d) housekeeping cupboards and wash and maintenance rooms: adjustable storage shelves;

(e) building engineer’s room: desk for reviewing plans;

(f) alarm and control centre: console constructed to accommodate alarm and control equipment;

(g) security control centre: console constructed to accommodate security equipment;

(h) workshop: repair bench, storage shelves and storage cabinet for tools and toolboxes;

(i) break room: counter and cabinets for kitchenette with refrigerator, microwave oven and sink;

(j) locker rooms: varnished wood slat benches on stainless steel legs;

(k) Counters: 6 m long for shipping and receiving mail room.

3.12. STAIRS (C20)

3.12.1. Stair construction (C2010)

3.12.1.1. The composition of stairs shall be as follows:

3.12.1.1.1. steps and landings (interior): poured concrete or welded steel closed-riser assemblies (stringers and stringer




supports made of 300W grade extruded steel; steps and landings made of 260W grade steel pans reinforced and filled with concrete);

3.12.1.1.2. steps and landings (exterior): poured concrete foundation covered with modified bitumen membranes (thermofusible SBS modified bitumen base sheet membrane, with 180 g/m2 non-woven polyester fibre reinforcing, minimum 3.0 mm thick and thermofusible SBS modified bitumen cap sheet membrane with 250 g/m2 non-woven polyester fibre reinforcing, minimum 4.0 mm thick, no granules, membrane reinforcing); landings covered with 90 mm minimum thickness granite slabs and massive granite steps installed on neoprene spacers;

3.12.1.1.3. railings and handrails (interior): continuous, welded steel assemblies (40 grade steel tubing and rods);

3.12.1.1.4. railings and handrails (exterior): continuous, welded stainless steel tubing and rods assemblies to ASTM A269, Type 304, seamless welded with AISI No. 4 finish;

3.12.1.1.5. Provide the welding materials, reinforcement, anchor bolts and other items required for complete installation.

3.12.1.2. Stair finishes (C2020)

3.12.1.2.1. Interior steps, landings, railings and handrails shall have a paint finish.

3.12.1.2.2. The shape of all risers, non-slip treatment of the tread noses and landings surface guide marks and the contrasting colour shall meet the requirements of standard CAN/CSA




B651-12 (Accessible Design for the Built Environment).

3.13. INTERIOR FINISHES (C30)

3.13.1. Wall finishes (C3010)

3.13.1.1. General

3.13.1.1.1. Refer to Table of Finishes and Partition Walls attached to this Annex A – Statement of Requirements for the finishes applicable to the various rooms and spaces.

3.13.1.1.2. Materials shall be according to LEED requirements (LEED strategy).

3.13.1.1.3. The wall finishes shall have a light reflection index of at least 50% over 75% of the surface to be finished. The brightness of painted surfaces shall not exceed 25%.

3.13.1.1.4. All perimeter, bearing and partition walls and all columns shall be painted.

3.13.1.2. Paint: Surface preparation and painting shall conform to the Master Painters Institute’s Architectural Painting Specification Manual. Paint products shall meet the requirements for obtaining an MPI environmental choice rating of E2 or E3. The products used, including primers, paint, coatings, fillers, thinners and solvents, shall be on the approved products list in the MPI Architectural Painting Specification Manual. Unless otherwise indicated, all exposed surfaces where no other finish is specified shall be painted. Provide all the materials required for complete installation. Systems will be chosen based on the substrate. Systems include, but are not limited to:

The products must follow LEED requirements (LEED Strategy)




3.13.1.2.1. vertical concrete surfaces: INT 3.1A – Latex – 1 coat of alkali-resistant primer, 2 top coats of latex;

3.13.1.2.2. concrete masonry (smooth bricks and blocks): INT 4.2D – High-Performance Architectural Latex – 1 coat of latex filler, 2 top coats of HIPAC latex;

3.13.1.2.3. structural steel and other metal assemblies (girders, posts, joists): INT 5.1E – Alkyd – 1 coat of alkyd anti-rust primer, 2 top coats of alkyd;

3.13.1.2.4. structural steel and other metal assemblies (stairs, railings, handrails): INT 5.1L – Epoxy – 1 coat of epoxy primer, 2 top coats of epoxy;

3.13.1.2.5. galvanized metal (doors, frames, railings, miscellaneous steel components, pipes, raised decks/supports and conduit): INT 5.3 C – Alkyd – 1 coat of cement primer, 2 top coats of alkyd;

3.13.1.2.6. millwork (doors, frames, woodwork): INT 6.3B – Alkyd – 1 coat of alkyd primer/sealer, 2 top coats of alkyd;

3.13.1.2.7. plaster and gypsum board: INT 9.2B – High-Performance Architectural Latex – 1 coat of latex primer/sealer, 2 top coats of HIPAC latex.

3.13.1.3. Ceramic: Ceramic tiles, porcelain or any other type of hard finish with an acceptable recycled content conforming to standard CAN/CGSB 75.1. The washroom and shower walls shall be finished with floor-to-ceiling ceramic tile. The ceramic wall tiles shall be Type 5, Class MR-4, glazed. Provide all the materials, tiles, mortar, adhesive, grout, accessories, divider strips, primers, sealants, finishing products and other items required for complete installation.




3.13.1.4. Stone: Dolomite limestone slabs, type A or B, conforming to standard ASTM C568, Class III – high density, 45 mm minimum thickness, pitted, honed or sandblasted finish, treated to withstand vandalism. Provide all the materials, slabs, anchors, cramps, dowels, backup materials and sealants, mortar, adhesives, grout, and other items required for complete installation.

3.13.1.5. Divider strips: Extruded aluminum, smooth, factory finish, with a tongue that extends beneath the wall covering and a cap flush to the adjacent finish.

3.13.2. Floor finishes (C3020)

3.13.2.1. General

3.13.2.1.1. Refer to Table of Finishes and Partition Walls attached to this Annex A for the finishes applicable to the various rooms and spaces and Table 2- Lessee’s Initial Improvements attached for a detail list of office spaces.

3.13.2.1.2. Materials shall be according to LEED strategy.

3.13.2.1.3. Office space shall have the following floor finishes:

(a) office spaces: carpet tile;

(b) support spaces: carpet tile (65% of area), linoleum (35% of area).

3.13.2.1.4. Special purpose spaces (SPS): carpet tile (Training Facilities, representing 18% of SPS area), linoleum (82% of SPS area).

3.13.2.1.5. Floors in the building shall be in good condition, smooth and level or corrected with a levelling product before floor coverings are laid.




3.13.2.1.6. The floors in the washrooms, showers, locker rooms and janitor’s closets have floor drains. The floors shall be graded so as to ensure that water runs to the drains.

3.13.2.2. Ceramic: The finish materials used in the washrooms shall be durable, moisture- and water-resistant and easy to maintain. These materials shall be either ceramic or porcelain tiles or any other type of hard finish with an acceptable recycled content that conforms to standard CAN/CGSB 75.1. Ceramic floor tiles shall be unglazed, non-slip, Type 2 MR1 or MR2. Epoxy grout shall be used. Provide all the materials, tiles, matching baseboard (100 mm high), levelling and smoothing products, mortar, adhesives, grout, accessories, edging, primers, sealants, finishing products and other items required for complete installation.

3.13.2.3. Stone: Type C granite slabs conforming to standard ASTM C615, 19 mm minimum thickness, flame finish. Provide all the materials, matching baseboard (100 mm high), levelling products, mortar, adhesives, grout, accessories, edging, primers, sealants, finishing products and other items required for complete installation.

3.13.2.4. Resilient sheet floor coverings: Sheet linoleum conforming to standard ASTM F2034 made of blended natural ingredients pressed on a jute backing, minimum 2.5 mm thick, marbled and laid with solvent-free adhesive. Provide all the materials, sheets, rubber baseboards, threshold edges, levelling and smoothing products, primers, adhesives, finishing products, sealants and other items required for complete installation.

3.13.2.5. Rubber baseboards: Cove baseboards 3.17 mm thick and 100 mm high. To be applied in all areas with resilient floor covering and in accordance with the Table of Finishes and Partition Walls attached.




3.13.2.6. Threshold edges: Extruded aluminum, smooth, factory finish, with a tongue that extends beneath the floor covering and a cap flush to the adjacent finish.

3.13.2.7. Carpet tile shall meet or exceed the following characteristics:

3.13.2.7.1. Field carpet tile, minimum of 2 coordinating styles in coordinating colours (minimum 12 colours) and patterns varying in scale. Minimum of 2 coordinating styles to be "non-directional" or "random" pattern and installation (installer places carpet on floor without any regard to arrows or patterning).

3.13.2.7.2. Carpet Tile Dimensions: Minimum 455 mm x 455 mm, maximum 610 mm x 610 mm.

3.13.2.7.3. Carpet: to CAN/CGSB 4.129 and as follows:

(a) Certified for flammability to Health Canada regulations under "Hazardous Products (Carpet) Regulations"’ Part II of the Schedule.

(b) Maximum flame spread rating 300; maximum smoke developed classification 500 when tested to CAN/ULC-S102.2.

(c) Certified to Carpet and Rug Institute’s and the Canadian Carpet Institute’s IAQ requirements.

(d) Performance rating to ASTM D 5417.

3.13.2.7.4. Water Consumption for Final Product:

(a) 100% Solution Dyed: 0 litre / m².




(b) Combination of solution dyed and maximum 30% yarn dyed: maximum 22 liters/m².

3.13.2.7.5. Construction:

(a) Tufted Loop

3.13.2.7.6. Pile Surface Appearance:

(a) Multi-Colour, Textured Pattern

3.13.2.7.7. Pile Fibre: CAN/CGSB 4.129:

(a) 100% first quality, bulk continuous filament nylon, branded and certified, externally extruded by a fibre producer offering a construction and performance standards testing program for the carpet specified, either: type 6.6 or 6, Trilobal or Square Hollowfill Cross-section. Fibre shape to have maximum Modification Ratio of 2.5 for soil release capabilities. Fibre identification to AATCC 20. Acceptable suppliers: Invista, Solutia, Universal, Aqaufil, Nylene, Zeftron.

3.13.2.7.8. Tuftbind: ASTM D 1335, minimum 35 N.

3.13.2.7.9. Yarn Ply: combination of two ply and one ply.

3.13.2.7.10. Pile Weight: minimum 576 gm/m² (17 oz / sq yard).

3.13.2.7.11. Pile Density: minimum 5400.

3.13.2.7.12. Pile Height: minimum 2.00 mm, maximum 5.00mm.

3.13.2.7.13. Kilotex Rating: minimum 9.5.




3.13.2.7.14. Yarn Dyed Method: 100% solution dyed or a combination of solution dyed and maximum 30% yarn dyed.

3.13.2.7.15. Total Weight: minimum 4374 gm/m² for carpet tile with fibreglass or nylon reinforced vinyl composite secondary backing and 3700 gm/m² for carpet tile with polyolefin secondary backing.

3.13.2.7.16. Colourization: multiple colour tones.

3.13.2.7.17. Colourfastness to light: CAN/CGSB 4.2 No.18.3, AATCC 16E, minimum L4 after 40 hours.

3.13.2.7.18. Colour Fastness to Atmospheric Fading: to AATCC 129 and AATCC 23.

3.13.2.7.19. Colourfastness to Crocking AATCC 165 > or - than 4.0 wet, dry.

3.13.2.7.20. Primary Backing: non-woven.

3.13.2.7.21. Secondary Backing: fibreglass or nylon reinforced vinyl composite: polyolefin.

(a) Density: as per ASTM D 1667.

(b) Dimensional Stability: ISO 2551 (Aachner Test), maximum 1.1%change.

3.13.2.7.22. Soil Resistance: An average of 3 fluorine analyses AATCC 189 of a single composite sample to be a minimum of 500 ppm fluorine by weight when new and an average of 3 fluorine analyses using AATCC 190 to be a maximum of 400 ppm fluorine by weight after 2 AATCC 171 (HWE) cleanings.

3.13.2.7.23. Stain Resistance: AATCC 171 minimum 2 washings to simulate removal of topical treatments by hot water extraction, followed by: AATCC 175,




minimum of 8 using AATCC Red Dye 40 Reference Scale.

3.13.2.7.24. Appearance Retention: Hexapod Drum ASTM D5252 for 12,000 cycles, minimum rating of 3.0 using CRI TM-101 Reference Scales.

3.13.2.7.25. Permanent static control: to AATCC 134, 3500V maximum at 20% RH and 22ºC.

3.13.2.7.26. Antimicrobial: To AATCC 138 washed and AATCC 174 Part 2 & 3.

3.13.2.7.27. Recycling New Carpet: Must be eligible for recycling by the supplying mill or fibre producer within an existing program in place; submit program parameters.

3.13.2.7.28. Recycled Content:

Total Recycled content: minimum of 40% recycled content.

3.13.2.7.29. Adhesives:

(a) Releasable, pressure sensitive adhesive to conform to carpet manufacturers specifications.

(b) Acrylic polymer emulsion, resin mixture, latex adhesive.

(c) Alternate adhesive method may be required to be used (e.g.: "peel and stick") if agreed on by the Lessor and Lessee.

3.13.2.7.30. Accessories:

(a) Seaming tape: types recommended by carpet manufacturer for purpose intended.




(b) Seaming sealer adhesive: type recommended by carpet manufacturer for purpose intended.

(c) Binder Bars: as recommended by carpet manufacturer.

(d) Carpet protection: non-staining heavy duty Kraft paper.

(e) Concrete floor sealer: to CAN/CGSB 25.20, Type 1.

(f) Sub floor patching compound: Portland cement base filler, mix with latex and water to form a cementations paste.


3.13.2.8.1. hard surfaces (markings identifying zones and traffic lanes in parking areas): INT 2.1 A – Latex – according to manufacturer’s recommendations;

3.13.2.8.2. horizontal concrete surfaces (floors and stairs): INT 3.2 C – Epoxy Resin – 3 coats of epoxy resin.

3.13.2.9. Sealant: Surface preparation and sealing shall conform to the Master Painters Institute’s Architectural Painting Specification Manual. Products




shall meet the requirements for obtaining an MPI environmental choice rating of E2 or E3. The products used, including coatings, fillers, thinners and solvents, shall be on the approved products list in the MPI Architectural Painting Specification Manual. Provide all the materials required for complete installation. The system includes, but is not limited to:

3.13.2.9.1. horizontal concrete surfaces (floors): INT 3.2F – Concrete Floor Primer – 2 coats of solvent-based sealant.

3.13.3. Ceiling finishes (C3030)

3.13.3.1. General

3.13.3.1.1. Refer to Table of Finishes and Partition Walls attached to this Annex A for the finishes applicable to the various rooms and spaces and Table 2- Lessee’s Initial Improvements attached to this Annex A for a detailed list of office spaces.

3.13.3.1.2. Materials shall be according to LEED strategy.

3.13.3.1.3. The ceilings in storage areas connected to office spaces shall be acoustical tile. In storage areas in the basement, the exposed structure shall be painted.

3.13.3.2. Suspended ceilings

3.13.3.2.1. All ceiling finishes in office spaces shall have a light reflection index of 70% or higher.

3.13.3.2.2. The ceiling system shall make it possible to easily move light fixtures, air intakes and outlets, sprinkler heads and electrical and telecommunications pack poles.

3.13.3.2.3. Suspension grid: conforming to standard ASTM C635, commercial grade cold-rolled steel; tees: factory painted, white




satin matte finish, matrixed; double-core main tees with rectangular tubing on top and a 25 mm rolled cap moulding on the exposed side; secondary tees with rectangular tubing on top and a core with end tabs that are attached to the main tees and a flange for adjusting the cross tees; provide galvanized annealed soft steel hanger wire (2.6 mm or 3.6 mm in diameter depending on the application), hanger anchors, galvanized steel U supports and accessories (splints, wire mounts, clips and ceiling/wall angle mouldings) required to install a complete suspension grid in accordance with the manufacturer’s recommendations.

3.13.3.2.4. Ceiling acoustical elements: conforming to standard CAN/CGSB-92.1, cellulose fibre or fibreglass. Minimum noise reduction coefficient (NRC) 0.85; colour: white.

3.13.3.3. Gypsum board

3.13.3.3.1. Ceiling finish panels: regular or Type X panels conforming to standard ASTM C36 and/or regular or Type X waterproof panels (washrooms and showers) conforming to standard ASTM C630, 15.9 mm thick.

3.13.3.3.2. Provide 0.5 mm thick extruded galvanized steel components conforming to standard ASTM C1047 (furring strips, flange mouldings, corner beads), U supports, hanger rods, fasteners and anchors, accessories, isolating strips, adhesives, sealants, acoustical or fire-resistant sealing compounds, tape and joint compound, and any other item required for complete installation.





3.13.3.4.1. horizontal concrete surfaces (underside of slabs): INT 3.1A – Latex – 1 coat of alkali-resistant primer, 2 top coats of latex;

3.13.3.4.2. structural steel and other metal assemblies (girders, posts, joists): INT 5.1E – Alkyd – 1 coat of alkyd anti-rust primer, 2 top coats of alkyd;

3.13.3.4.3. galvanized metal (doors, frames, railings, miscellaneous steel components, pipes, raised decks/supports and conduit): INT 5.3 C – Alkyd – 1 coat of cement primer, 2 top coats of alkyd;

3.13.3.4.4. plaster and gypsum board: INT 9.2B – High-Performance Architectural Latex – 1 coat of latex primer/sealer, 2 top coats of high-performance architectural latex.

3.14. CONVEYING (D10)

3.14.1. Elevators and lifts (D1010)

3.14.1.1. The elevators shall be fully automatic and call-activated and shall serve zones of two or more floors if appropriate. Every car shall be lockable. If escalators are used, they shall have semi-conductor or phased starters to conserve energy.




3.14.1.2. To ensure access to underground parking, if any, a fully automatic call-activated shuttle elevator shall be provided.

3.14.1.3. Elevators and shuttle elevators shall provide efficient service to occupants of the building at peak times and at all other times. The elevator control system shall ensure the following performance:

3.14.1.3.1. response within 20 seconds to 55% of calls;





3.14.1.3.6. ground-floor cars are sent when they are 65% loaded;

3.14.1.3.7. car and landing doors open fully within 5 seconds and close fully within the same interval;

3.14.1.3.8. each elevator operates independently.

3.14.1.4. A separate service elevator rated C-1 shall be provided to serve all floors in the building. The service elevator shall have a raised ceiling to accommodate furniture and large items.

3.15. EQUIPMENT (E10)

3.15.1. Vehicular equipment (E1030)

3.15.1.1. Provide wheel blocks, loading platform bumpers and any other materials and accessories required for complete installation.




3.15.1.2. The loading platforms shall have at least one fully automatic hydraulic docking platform. Provide all of the materials and accessories required for complete installation.

3.16. FURNISHINGS (E20)

3.16.1. Fixed furnishings (E2010)

3.16.1.1. Blinds: Light wells shall have adjustable sun shades. All windows shall have adjustable roller shades to control the amount of daylight. Provide all the materials and accessories required for complete installation. The roller shade system shall meet the following requirements:

(a) made of UV-resistant materials, dimensionally stable, sit flat with no folding or twisting;

(b) manually operated chain and tooth system with an infinite number of stops between the highest and lowest positions; stop rods shall be provided to prevent the shades from rolling down too far or rolling up spontaneously; the mechanism shall be invisible once assembled;

(c) shades to have 5% to 20% openness depending on glazing orientation.

4. PART 4 – STRUCTURAL ENGINEERING

4.1. GENERAL

This project must adhere to the FOBS and amendments, including the building design criteria set out in Chapter 4 – Structural Engineering of the FOBS.

The requirement for this Project is LEED Canada 2009 GOLD Core and Shell certification. A list of LEED mandatory points which must be achieved in this project is included in 1.1 General Requirements.

The Selected Proponent’s structural engineering team will participate with the other design professionals in an integrated design process for this Project.




This Part 4 sets out the minimum site structural requirements applicable to the Leased Premises and related accessory areas of the Base Building. The Selected Proponent’s structural engineering team must comply with these requirements and the FOBS and amendments.

4.2. PARKING SLABS

All below grade and stand-alone suspended parking slabs must be in concrete, including the slab on grade. All parking slabs shall be protected with a modified bitumen two-ply membrane, protection panels and covered with bituminous concrete. Parking and traffic surfaces composed of bituminous concrete on crushed stone are not permitted.

4.3. FLOORING/WALLS

Structural elements designed to support wall cladding shall have deflection limits consistent with the tolerance of the wall system. Structural floors which will support computer flooring shall be designed with sufficient camber to prevent problems with fit up of computer flooring if there is excessive deflection. All floors in the building shall be designed with a live load maximum deflection of L/360.

4.4. ROOF DRAINAGE

Slopes for roof drainage shall be established by sloping the supporting structural steel, and not by the use of tapered insulation.

4.5. SPECIAL PURPOSE SPACES

The areas required for the Special Purpose Spaces are defined in Section 3.3 of this Annex A.

4.5.1. Training Facility: (Lessee’s Initial Improvements)

The Training Facility shall be supplied with raised flooring – coordinate locations with the Lessee’s Initial Improvements.

4.5.2. Computer Rooms: (Lessee’s Initial Improvements)

Computer Rooms shall be supplied with raised flooring– coordinate locations with the Lessee’s Initial Improvements.

4.5.3. Records Storage:

The Records Storage area floor shall be designed for a minimum of 7.2 kPa live load and be suitable for supporting a high density mobile storage unit. (Note that depending on the




actual high density filing system selected for the building, higher or additional load considerations may apply.) This area requires secure walls and ceilings consisting of mesh reinforced concrete. The area shall also have a secure entrance. – coordinate locations with the Lessee’s Initial Improvements.

4.6. GENERAL STORAGE

The General Storage area floor shall be designed for a minimum of 4.8 kPa live load and shall be complete with a loading dock and overhead door.

5. PART 5 – MECHANICAL ENGINEERING

5.1. GENERAL

This project must adhere to the FOBS and amendments, including the building design criteria set out in Chapter 5 – Mechanical Engineering of the FOBS.

The requirement for this project is LEED Canada 2009 GOLD Core and Shell certification. A list of LEED mandatory points which must be achieved in this project is included in 1.1 General Requirements.

Under LEED Core and Shell 2009 "Energy and Atmosphere" a minimum of 12 out of 21 potential points is mandatory under Credit 1: Optimizing Energy Performance.

The Selected Proponent’s mechanical engineering team will participate with the other design professionals in an integrated design process for this Project.

This Part 5 sets out the minimum mechanical engineering requirements applicable to the Leased Premises and related accessory areas of the Base Building. The Selected Proponent’s mechanical engineering team must comply with these requirements and the FOBS and amendments.

5.2. WATER COOLERS

Water coolers set at a maximum temperature of 10 ° C must be installed on all floors of the leased premises. They must be two levelled and provide easy access in accordance with CSA-B651-12. They must not be located in restrooms. Water coolers must not use CFC refrigerants.




5.3. FUEL TANKS

The capacity of the fuel tank or fuel tanks serving the back-up power generators is directly related to the duration of the generators’ operating time. Calculate the capacity of the fuel tank or fuel tanks in order to allow the generators to function without interruption for a minimum duration of 48 hours.

5.4. HVAC

Operation of the HVAC systems shall be extended beyond the normal working hours by a lead time sufficient to meet the defined ventilation and thermal comfort standards by the start of the occupancy period of the Lessee’s "occupant" during every normal working day.

6. PART 6 – ELECTRICAL ENGINEERING

6.1. GENERAL

This Project must adhere to the FOBS and amendments, including the building design criteria set out in Chapter 6 – Electrical Engineering of the FOBS.

The requirement for this project is LEED Canada Core and Shell 2009 certification. A list of LEED mandatory points which must be achieved in this project is included in 1.1 General Requirements.

The Selected Proponent’s electrical engineering team will participate with the other design professionals in an integrated design process for this Project.

This Part 6 sets out the minimum electrical engineering requirements applicable to the Leased Premises and related accessory areas of the Base Building. The Selected Proponent’s electrical engineering team must comply with these requirements and the FOBS and amendments.

6.2. IDENTIFICATION

6.2.1. Identify all electrical equipment using a lamicoid engraved tag. Use black tags with a white core for normally powered equipment, red tags with a white core for fire alarm equipment and orange tags with a white core for emergency equipment. The tags shall be in English and French.




6.2.2. Identify electrical outlets and light switches using self-adhesive plastic labels bearing the panel number and the circuit number (P-Touch). The labels shall be white with black lettering.

6.2.3. Use a large permanent marker to identify the source (panel) and circuit number(s) of all wires running through any junction and pull boxes in unfinished spaces. Use a P-Touch label in finished spaces.

6.2.4. Place a red sticker ½" in diameter on light fixtures connected to the emergency power supply.

6.3. DISTRIBUTION TRANSFORMERS

K-rated transformers or Harmonic mitigating transformers (K13 or higher rating) shall be used to prevent harmonics and the overheating of harmonics.

6.4. WIRES AND CABLES (0 - 1000V)

6.4.1. Stranded wires if they are 10 AWG or higher. For 120-V and 347V single-phase circuits, install and run the neutral wire of each circuit with the live wire.

6.4.2. Mechanical loads: Mechanical loads shall be carried by distribution panels, not the branch panels used for outlets or lighting.

6.5. DISTRIBUTION PANELS AND BREAKER BRANCHES

The panels shall have copper bars and bolt-on moulded case circuit breaker.

6.6. LIGHTING

6.6.1. Lighting fixtures as stated in standards in FOBS

6.6.1.1. Pendant mounted indirect/direct lighting shall be given highest priority on lighting options before any other type of lighting fixture is considered. Locations to be considered for pendant mounted indirect/direct fixtures to include but not be limited to general open area (workstations), enclosed offices, and reception area or any other type of open area where indirect lighting could be considered.




6.6.1.2. Given the energy requirements and function of the space, 80% of the space is to use pendant indirect/direct fixtures.

6.6.2. Lighting control as stated in standards in FOBS

6.6.3. Emergency lighting as stated in standards in FOBS

6.6.4. Provide a separate electricity/energy meter for the metering of the parking lot lighting and other entities excluded from the Leased Premises. The separate meter shall be located adjacent to the Base Building meter.

6.7. TELEPHONE AND DATA EQUIPMENT

As stated in standards in FOBS.

6.8. EMERGENCY POWER

6.8.1. As stated in standards in FOBS

6.8.2. Functional requirements for the federal occupant for a back-up generator is as follows:

6.8.2.1. For up to 188 people to be fully functional within a contiguous useable area of 3000m2 including but not limited to lighting, power, telecomm, and mechanical loads (i.e. heat/AC) and to extend for a minimum time period of 48 hours.

6.8.2.2. Generator sizing to also take into consideration other life safety loads and potential need of fire pump.

6.8.2.3. Ensure that the correct numbers of automatic transfer switches are supplied.

6.8.2.4. Ensure that Automatic transfer switches supplied follow CSA 282 maintenance.

6.8.2.5. ATS(s) to include an isolation By-pass maintenance switch.

6.8.3. For clarity, there is no requirement in the Contract Documents to provide an Uninterruptible Power Supply (UPS) for the Base Building.




6.9. FIRE ALARM

6.9.1. As stated in standards in FOBS

6.9.2. Fire pump (if required)

6.9.2.1. The fire pump shall have its own electrical supply or be powered through a line upstream of the building’s main protective device.

6.9.2.2. Coordinate with the electric company.

6.9.2.3. Emergency power for the fire pump shall be supplied through a line connected directly to the generator.

6.10. TELECOM

6.10.1. General

The Project must adhere to the FOBS and amendments, including the building design criteria set out in Chapter 6 – Electrical Engineering of the FOBS.

6.10.2. Telecommunications Spaces - in compliance with the FOBS.

6.10.3. Horizontal Telecommunications Cableway Systems – in compliance with the FOBS.

6.10.4. Provide three (3) 103 mm conduits from the telecommunications room(s) inside the Leased Premises in the nearest common telecommunications room or space on the same floor.

6.10.5. The Leased Premises shall have a cable tray system for Lessee telecommunication cabling system.

6.10.6. Cable tray system

6.10.6.1. Ladder type with maximum 150 mm rung spacing, minimum of 305 mm wide x 103 mm deep.

6.10.6.2. Cable trays shall be designed to accommodate a maximum calculated fill ratio of 50% to a maximum of 150 mm inside depth. Size tray to allow for a minimum of three (3) 4-pair Category 6 UTP cables for every 7.4 square meters of useable floor space or 100% growth.




6.10.6.3. Located such that no point within the useable area exceeds a distance of 10 meters from the tray.

6.10.6.4. Terminating into the nearest telecommunications room on the floor.

6.10.7. Telecommunications Cableway System For The Basic Network - in compliance with the FOBS.

6.10.8. Branch Cableways - in compliance with the FOBS.

7. PART 7 – SECURITY

7.1. LIGHTING

7.1.1. General lighting around the entire perimeter (building, laneways and parking lots) as per FOBS and Canada Labour Code minimum requirements. Entrances to the building as per Canada Labour Code minimum requirements. Light sources to include, but not be limited to street lamps, ground lights and lights mounted on the building perimeter. Average to minimum light levels ratio not to exceed 4 to 1 as per FOBS minimum requirements.

7.2. STAFF AND PUBLIC PARKING

Public parking shall be designed in such a way that visitors are clearly directed to the main entrance. Given the obvious risk of congestion, no space shall be provided along the main laneway that would make it easy to park or encourage drivers to idle or stop long enough to drop off or pick up passengers in front of the main entrance or the secondary entrance.

7.3. EXTERIOR TRAFFIC – LANEWAY

Visitors should be able to find their way without any difficulty. The entrance to the Base Building shall therefore be clearly identified so that people enter through the right door.

7.4. BUILDING PERIMETER

7.4.1. All doors on the ground floor of the Base Building shall be locked. The hardware used (locks, hinges, etc.) shall be the strongest available on the market. The windows on all floors shall be fixed or locked and firmly secured, as shall hatches and access doors on the roof. The air intake shall be located a sufficient distance from the air exhaust.




7.4.2. All air intakes shall be well positioned and properly screened to keep out smoke bombs, tear gas bombs and other harmful substances.

7.5. ELEVATOR LOBBIES

In the Base Building, elevators (including freight elevators from the public parking garage and the loading dock) provide access to the ground-floor lobby only.

7.6. PEDESTRIAN TRAFFIC AND MOVEMENT OF EQUIPMENT

The most effective way of maximizing the efficiency of security personnel is to have staff, visitors and equipment use the same access point.

7.7. LOADING PLATFORM (DOCK)

Shipping and receiving facilities shall be located in the loading dock area. Ensure that overhead doors are properly locked or bolted from the inside. Overhead and swinging doors shall be heavy duty and be finished with steel on both sides.

7.8. KEY CONTROL

Provide an Abloy Protec high-security key control system (G1-05 B.3.3) or acceptable equivalent such as Medicode.

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ANNEX A BASE BUILDING REQUIREMENTS · 4/16/2014 · 1.1.7. The Base Building shall be of new...

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Transcript of ANNEX A BASE BUILDING REQUIREMENTS · 4/16/2014 · 1.1.7. The Base Building shall be of new...