Construction Rules and Regulations

Before commencement of ANY work being performed (ie: renovations, additions, additions or upgrades to server rooms), Tenants MUST contact Tillyard Management Inc. to ensure all building requirements have been met. Please follow our construction policies and regulations.

All contractors must check-in at Tillyard Management Inc. to obtain and sign out a Tillyard Management Inc. Contractor Badge, which must be worn at all times when performing work in tenant spaces. Badges must be returned prior to leaving the building.

• The loading dock doors are alarmed from 6 P.M. – 6:00 A.M., Monday to Friday, 24 hours on Saturday, Sunday and Statutory Holidays.

• A minimum 4 hour emergency service call will be charged to anyone causing alarms on these doors, after the above noted hours.

• The contractor with a representative from Tillyard Management Inc. will conduct an inspection of all interior solar film on windows off the premises, before any construction commences.

• Prior to construction commencing, all windows shall be covered with poly to prevent damage to the window film. Poly may be adhered to the mullions with tape.• All mullions to be cleared of tape at the end of construction.• No work is allowed on interior columns without first consulting with Tillyard Management Inc.

• Prior to any demolition/alterations of HVAC duct work, contact Tillyard Management Inc.

• The installation of communication cabling shall be in accordance with methods described in the document “communication cabling standards”, available from the  Tillyard Calgary  website.

• In the case of conduit penetrating the floor, ceiling slabs or demising walls, proper fire proofing methods are to be employed.

• In the case of wiring penetrating floor, ceiling slabs or demising walls, HILTI Model CP 653, 2″ or 4″ fire stop sleeves or similar devices are to be employed.

• All furniture must be placed at least 10 inches (30 cm) away from the heating convector cabinet.

• Contractors are responsible to protect painted elevator lobby frames and must take care not to damage walls. Costs incurred by TMI for repairs made due to damages, will be billed back to said contractor.

General Instructions

The following information has been compiled to assist Designers, Contractors and Tenants to prepare drawings and commence of construction in the building/premises.  We trust you will read and use this information in the spirit in which it is offered in order that inconveniences to everyone in the building may be kept to a minimum.  Any questions you may have pertaining to construction/improvements be directed to:

Ms. Krista Mckean
Property Manager
Tillyard Management Inc.
#310, 715 – 5th Avenue S.W.
Calgary Alberta
T2P 2X6
(403) 531 – 3663
[email protected]

The Tenant may select a registered Architect or Interior Designer licensed to practice in the Province of Alberta. In conjunction with this, all drawings pertaining to mechanical, electrical, plumbing and drainage, and sprinkler systems must be prepared and bear the stamp of a registered Professional Engineer licensed to practice in the Province of Alberta.

The Tenant may select a competent General Contractor to perform leasehold improvements from the list of approved Contractors, below. The Landlord must be advised of the selection. Once the successful contractor has been selected, a construction schedule must be submitted to the Landlord along with a copy of Contractor’s Insurance, Workers Compensation, list of subcontractors, including contact names, phone numbers and employee names working on site. If the Landlord requires his consultants to review drawings for mechanical and electrical the cost shall be borne by the Tenant.

Approved Contractors:

Futura Developments Ltd.
Bay 12, 12110 – 40th Avenue SE
Calgary T2Z 4K6
(403)452-3500

Labbe Leech Interiors
2020 – 2600 Portland Street SE
Calgary, T2G 4M6
(403)252-9991

Sifton Interlake Construction Ltd
1130b – 44th Avenue SE
Calgary, T2G 4W6
(403)243-1233

Lignum Interiors Inc.
1608 – 17 Avenue SW
Calgary, T2T 0E3
(403)229-3144

Cougar Contractors
124, 6227 – 2nd Street SE
Calgary, T2H 1J5
(403)261-4774

The following drawings shall be submitted to the Landlord for his approval prior to commencement of construction:

• Floor plans showing dimensions and construction details of all partitions

• Furniture layout including telephone and electrical• Reflected ceiling plans

• Mechanical (Engineer’s stamp required)

• Electrical (Engineer’s stamp required)

• Plumbing and drainage• Sprinklers• Signage drawings

• List of interior finishes. The Landlord may require samples of finishes.

The hardware on the tenant’s entry doors shall be the same as the building standard Multi – Lock and shall be keyed to the master key. Parry Brothers maintains the master key system for the building and must be used for any Locksmith work.

All locks on interior offices shall be keyed to the building master key system.

The base building card access system is P2000 and is maintained by Johnson Controls.

Doors – Prior to removing and/or relocating any door with mult-lock mechanisms, contractor must contact Tillyard Management, as the keying system on these doors are tracked and maintained. Any locks removed off doors must be returned to Tillyard Management Inc.

The Landlord shall approve all Tenant signage/identification prior to installation in the elevator lobbies.

These are the specifications for new, frameless, glass entry doors for tenant suites.

The glass for the door must be 1/2″ thick and clear tempered.

The hardware is the following:

  1. GLASS PIVOT HINGES – Top & bottom 4″ x 9 ½” Square Patch Door Rails for ½” glass door.  CRL DR4SB12P.  Brushed Stainless Steel Finish.
  2. GLASS DOOR HEADER – 4″ x 38″ Single door header CRL DCH4BSS.  Flush mount.  Finish: Brushed stainless steel.
  3. OVERHEAD CONCEALED GLASS DOOR CLOSER – 105 degree, no hold open
  4. FLOOR LOCKING GLASS DOOR LADDER PULLS  – 1 1/4″ diam. X 59″ overall back to back mounted ladder pull c/w lock into the floor.  Thumb turn on tenant side & key access on Elevator Lobby side.  Finish:  brushed stainless steel shall be:  CRL LLP059BS.  Pull mounted vertically as per elevations.  Locking core to be changed to the base building’s multi-lock system.
  5. OVERHEAD DOOR STOP – 2″ x 1/2″ x 1/2” CRL INT307BS.  Mount to tenant side (doors to swing in direction of egress from the tenant area as per the floor plan).
  6. PUSH/PULL SIGNS –  CBH 1″ x 1″ polished chrome c/w 1/4″ high engraved and filled text (white, font style; Helvetica Medium); one sign to read ‘PULL’ and one sign to read ‘PUSH’.

A ½” thick, clear tempered glass sidelight can also be used as we have done for the show suite.  The glass is to have the following:  1″ CRL Brushed Stainless top U-Channel and a ¾’ CRL Brushed bottom U-Channel.

Both the glass door and sidelight are required to have a 1 ½’ wide Etchmark Vinyl strip installed horizontally along the face of both the door and sidelight if no signage or graphics are to be installed by the tenant.  This is required by code in order to prevent persons from accidentally walking through the glass.  The height of the strip must be clearly visible.  All proposed tenant graphics to be installed on to the glass door and/or sidelight to be provided to Tillyard Management for review and approval prior to installation.

A building permit for tenant improvements must be obtained from the City of Calgary (800 McLeod Trail SE) prior to the commencement of construction.

All permits must be posted in a visible area. Other permits may be required at the discretion of the City of Calgary.

Information for Permits:Lots ONE (1) TO FIFTEEN (15) inclusive and that portion of Lot SIXTEEN (16) which lies to the west of the easterly TWELVE (12) Feet SIX (6) inches thereof in Block TWENTY EIGHT (28) on Plan A.1 Calgary, excepting out of Lots FIFTEEN (15) and SIXTEEN (16) all mines and minerals. Being a Leasehold Title for a term of 99 years from the 18th day of February, A.D. 1974.

The Tenant and Contractor’s should be aware certain items are of a long delivery nature and thus may affect the construction schedule, and completion of the Tenant’s premises.These items include but are not restricted to:

• Tenant entry doors

• Hardware

• Specialized mechanical and electrical equipment

• Selected carpets and wall-coverings

• Signage

Delivery of building materials, major pieces of equipment, furniture and bulky goods shall only be made by prior arrangement with Security.

Only the freight elevators may be used for deliveries.

All goods are to be brought in through the Loading Dock at the back of building.

Freight elevators can be accessed from Loading Dock Area.

Maximum clearance of the loading dock is 15′ 6″.

The use of the freight elevator is 6:30 a.m. to 6:00 p.m. and off-hours if necessary (6:00 p.m. to 10:45 p.m.)

Arrangements and pre-booking of the freight elevator during normal Building Hours must be made with Security (531-3665).

Any bookings for Freight Elevators after Normal Building Hours (6:00 P.M. to 6:00 A.M.) must be booked through Tillyard Management Inc. Please contact [email protected] or call (403)531-3666.

Freight elevator measures 9′ x 5′ and 6′ x 5′.

The freight elevator will accommodate up to 10′ x 10″ on an angle for conduit or molding.

The delivery of materials through the main entrance and lobby on the ground floor will not be tolerated under any circumstances.

Building Management does not provide personnel to move or deliver goods and materials supplied by the Tenant or Contractors.

Building Management and Security will not receive contractor materials or deliveries.

The contractor will be responsible for immediate cleaning of any mess resulting from deliveries or work.

Building Management shall recover from the contractor any cleaning costs due to contractor’s activity.

Parking in the loading dock is ONLY for loading and unloading material. 15 Minutes Maximum.

The Contractor is responsible for protecting all existing work and finishes of the Landlord and other tenants.

If protective pads are not in the freight elevators at the time of delivery, the Contractor shall arrange to obtain the protective pads from Building Staff or Security.

Pads must be installed prior to moving any materials.

While moving goods and materials in elevators lobbies, the contractor must protect existing finishes. This is of primary concern for elevator doors and frames, elevator lobby carpet and wall finishes.

The contractor shall remove the protective covering from the elevator lobby area when either construction or delivery is completed. Any damage will be the responsibility of the contractor to repair.

The contractor will ensure all common areas (this includes stairwells) are clean and free of debris.

If there is work being done above the ceiling tiles in the tenant space or elevator lobbies the contractor must ensure there is no debris left behind by contractors.

The contractor shall prevent dust from invading other tenant’s space by installing a plastic membrane to completely cover all openings and provide a sealed work area.

Sweeping compound is to be used to control dust.

Stairwell doors are NOT TO BE PROPPED OPEN.

Building personal must be notified prior to the commencement of any job that will create dust, heat or smoke. This will enable them to by pass the fire safety system for this floor. Failure to do so may cause a false alarm in the building.

Contractors will be responsible for all costs incurred due to the false alarm.

For the purpose of return air in the ceiling plenum transfer air ducts are required for demising walls between tenants. To be noted on Mechanical Drawings.

Temporary air filters are required in ceiling space in front of air intakes and exhaust on the west side of the Floor to mechanical room.

Building Operations to be consulted prior to any installation.

Supply air ducts must be capped during demolition.

Diffusers and Thermostats are not to be left in ceiling space. Contact Building Operations if you have any questions.

When ceiling tiles need to be replaced, they need to be replaced with the following Base Building standard tiles.

Armstrong, model MR87115, Cortega Minaboard, 30” x 60” x ¾”.

Large quantities can be ordered from Winroc, smaller quantities can be purchased from TMI.

The contractor or tenant is responsible for arranging site access for all workers.

The Landlord must be notified in writing twenty-four hours in advance, of all work to be done after hours and on weekends.

Access will not be granted by telephone.If security is required by the contractor or deemed necessary by the Landlord, cost of security shall be the responsibility of the contractor.

The Landlord will not be held responsible for the safekeeping of contractor tools or materials.

All trades are to confine themselves to the work area.

“Roaming” is not allowed.

The contractor is responsible for removing all construction debris created by him.

Contractors CAN NOT use building garbage containers.

Upon completion of construction, if the Landlord determines filters on the floor fan unit requires replacement; such cost shall be deemed the responsibility of the contractor.

All construction clean up is the responsibility of the contractor.

A final cleaning inspection is required by the Landlord.

There is no parking provided for contractors or subcontractors. Loading dock facilities are used only for pickup and deliveries.

Each delivery is allowed 15 minutes unless the Building Management has granted special permission.

Any vehicles parked in the loading dock for more than the specified time will be ticketed and towed.

Coring/Chipping of slabs is expressly forbidden prior to X-rays of the slab.
Arrangements must be made with the Landlord prior to work commencing.

Any work affecting the fire alarm system, Building Maintenance personnel must be notified.

Contractor to supply one five-pound ABC extinguisher for the job site, the extinguisher shall be kept available and in good working condition until all work is completed.

The contractor may use power available in the space.

Extension cords to finished corridors will not be permitted.

It is forbidden for any contractors to use either the basins or the water closets for disposal or cleanup of any construction waste (i.e. drywall compound or paints, etc.).

The contractor shall be responsible to provide to the Landlord and Tenant prior to the start of construction proof of:

• Builder’s Risk Insurance

• Workmen’s Compensation Coverage

The Tenant is responsible for issuing keys/cards for work being done within their space.

Contractors hired by the Landlord will be issued cards/keys from the Landlord.

Please make arrangements in advance of construction.

The contractor shall keep the entry door to his particular premises closed at all times during construction.

Mechanical and Janitor rooms located on the floors will not be used for storage.

All electrical room doors must be closed when not being used by contractors.

Any noisy construction activities which may cause inconvenience to existing tenants shall be done during off-hours (6:00 a.m. to 7:30 a.m., 12:00 p.m. to 1:00 p.m. and 5:30 p.m. till required). Any light fixtures removed from the ceiling shall be turned over to the Landlord or disposed of if the Landlord does not require fixtures.

Where demising walls abut the exterior wall, adapter brackets are required for the convector covers.

Convector covers are to be split and strapped at all demising and office walls.

Converter cabinets are not to be used as ladders or stepping stools.

Where return piping under radiator cabinets is dropped and visible, it shall be raised and supported with copper strapping.

After strapping, the return pipes shall not be in contact with other cabinet parts, covers, mounting screws, etc.

The contractor shall advise the Operations Personnel when he intends to make his final connections to the following systems:

• Electrical
• HVAC
• Plumbing and Drainage
• Sprinklers

Such notification is to be made at lease 24 hours in advance to minimize both the hazard and the inconvenience to himself and other tenants.

Upon completion of the work the contractor shall supply copies of “as built” drawings in CAD, permits and inspection certificates related to the work performed.

All construction material will be removed from the site upon completion.

TELEPHONES
The Tenant shall be responsible for making the necessary arrangements for the installation of his own telephones.
All cabling and communications Bix terminals must be located in the tenant space.

NOTE: Installation instructions on page 1

The Landlord must approve installation of cabling and communications data.

BUILDING MANAGEMENT
Any questions or communications should be directed to the Building Management:

Krista McKean, Property Manager (403) 531-3663
Scott Morrison, Chief Engineer (587) 216-8601

REVIEW OF DRAWINGS
If any proposed Leasehold Improvements affect the structure, the walls or the systems of the building, it is the intention of the Landlord to have these drawings and specifications reviewed by the base building consultants where applicable, the cost of which shall be borne by the Tenant.

THE BASE BUILDING CONSULTANTS ARE AS FOLLOWS:

Electrical Engineer
Designcore Consulting Electrical Engineers
100, 4723 – 1st Street SW
Calgary, Alberta
403-269-2125

Mechanical Engineer
Smith and Andersen Engineering Ltd.
420, 840 – 6 Avenue SW
Calgary, AB
(403) 261-8897

Structural Engineer
Read Jones Christoffersen
Bryan Colvin
508, 1816 Crowchild Trail NW
Calgary, Alberta
403-283-5073

Please download and sign the Construction Rules and Regulations

RYCOM TPM

RYCOM TPM manages the physical access to the building’s telecommunication spaces. We will assist with telecom and cabling requests that require access to:
• Main telephone room
• Telecom riser rooms
• Point of Presence (POP) rooms
• Rooftop

TENANTS

When you require telecom service work (including phone and internet) • Call your service provider • Set up a service date • Call RYCOM TPM Customer Care and we will issue an access ticket for the work • We also provide cabling services such as installations and removals

New telecommunication installations and/or removal will be reviewed by RYCOM and the tenant shall be responsible for all costs associated with the installation/removal review

SERVICE PROVIDERS

Contact RYCOM TPM when you require access to telecom space for:• New telecom and/or cabling installations• POP site maintenance• Service MAC• Establishing new presence• Facilitating a Telecom License Agreement• RYCOM TPM to perform a drawing review of proposed work

SERVICE PROVIDERS

Contact RYCOM TPM when you require access to telecom space for:• New telecom and/or cabling installations• POP site maintenance• Service MAC• Establishing new presence• Facilitating a Telecom License Agreement• RYCOM TPM to perform a drawing review of proposed work

Contact RYCOM TPM by email: [email protected] or by telephone: 1-877-792-6687

RYCOM CABLING STANDARDS

Building Risers: Copper and/or Fibre Cabling• Cables installed in building’s riser system must contain an FT4 fire rating, FT-6 rated cable is optional until further notice• Cables must be properly supported and ‘strain relieved’.• Cables must be labeled on either end and in every riser room.• Cables must be properly dressed.• Contractors must replenish the firestopping in the riser sleeves that are used to route the cable, regardless of the previous condition of the firestopping.

Building Floor Space: Copper and/or Fibre Cabling• Cables installed in the building’s horizontal ceiling space must be plenum rated FT4, regardless if the space is actually plenum or not. FT-6 rated cable is optional until further notice• Cables must be routed in conduit, cable trays and/or J-hooks. Running cables over the ceiling tiles and light fixtures is not acceptable.• Cables must be properly dressed and provide a neat appearance. Neatness of an installation shall be determined by RYCOM.• FT4 rated cables can be used provided they are in EMT or Ridged conduit.• FT4 rated innerduct shall only have FT4 rated cabling installed.

CONTRACTOR EHS HANDBOOK

1.1 Overall responsibility for ensuring compliance with the health & safety requirements at 715 – 5th Avenue S.W. building rests upon the General Contractor and/or their representative. All contractors their workers and subcontractors are responsible for their own personal safety, the safety of their co-workers and for any other person who may have occasion to be present at the worksite.
1.2 This guide applies to all contractors, their employees, and sub-contractors, performing any work in “the building” whether under contract to Tillyard Management Inc. or a Building Tenant.
1.3 You, as a temporary worker within this building, are required to comply with the Alberta OH&S Act, Regulations and Code as well as the Tillyard Management Inc. Construction Rules and Regulations, by applying safe work practices at all times. Failure to do can result in your immediate removal from the worksite.
1.4 Prior to performing any work in this building you must have read, understood, and comply with this information. You are required to sign “Contract of Understanding” that stipulates your agreement to meet these standards.
1.5 All Contractor personnel are responsible for maintaining all their equipment and tools in proper operating condition and are used only in accordance with the manufacturer’s specifications.

2.1 Any work that has the potential to cause a fire must have a fire extinguisher stationed in the immediate vicinity.
2.2 Prevention and protection go hand-in-hand. There are some basic items you should know about fire prevention which include: where fire extinguishers are located, the types and capabilities of these fire extinguishers, the proper operation, and the emergency evacuation routes and assembly areas.
2.3 When working in vicinity of any parts of the main Fire Suppression System, extreme care is to be taken to ensure no impacts are made with the equipment that can cause activation of the system.
2.4 Any costs incurred as a result of a nuisance alarm or activation of the fire suppression system caused by careless work activities will be borne by the contractor.

3.1 If you hear an alarm, please wait for further direction.
3.2 If asked to leave the building, in response to an emergency, please do so immediately.
3.3 Leave the building in an orderly manner. Use the stairwell and Do Not use elevators. Evacuation gathering areas are across the road at the McDougall Centre.
3.4 All Contractors shall do a head count of all their personnel and advise, security or a Tenant Fire Warden (red hats) of any missing personnel.

4.1 Safe work practices must be observed at all times. All tools must be in correct working order according to the manufacturer’s specifications – no defects.
4.2 All tools & equipment not in use are to be stowed away so as not to impede the site workers in their duties.
4.3 All power cords, ropes and lines not in use must be coiled and stowed away – no slip, trip and fall hazards.
4.4 If necessary, ensure your work area is well-cordoned off to reduce the risk of others being impacted.
4.5 Leave your work area in tidy condition with signage if necessary.
4.6 Good housekeeping practices should be maintained at all times. Clean up area and remove all debris and dusts before departing the worksite.**Refer to Tillyard Management’s Construction Rules and Regulations.

5.1 All accidents and near-misses must be reported immediately to Tillyard Management Inc. (403-531-3666 or [email protected])
5.2 If a worker requires medical aid, Calgary Emergency Medical Services should be requested.

6.1 Access to the building roof and envelope is strictly controlled by Tillyard Management Inc. Operations.
6.2 Workers will be required to complete a Liability Waiver.

7.1 The use of Hazardous or Controlled products is to be minimized. Use of hazardous materials must be pre-authorized by Tillyard Management Inc.
7.2 A copy of a current, fully legible Material Safety Data Sheet (MSDS) for all WHMIS Controlled products to be used is to be provided and/or readily available.
7.3 All containers of Controlled products are to be clearly labeled.

8.1 All contractor workers must be currently covered by WCB Alberta.
8.2 The Contractor company is responsible to ensure all their personnel are covered by WCB and must provide proof of current WCB coverage prior to commencing any work in “The Building”.
8.3 Failure to provide and maintain the applicable WCB coverage will result in suspension of the contract. As a contractor and/or employee performing work in the 715 5th Avenue S.W. Building of Tillyard Management Inc., I, the undersigned, understand and agree, that I will maintain strict adherence with all Federal and Provincial Environmental, Health and Safety Regulations and Codes and will perform my duties in accordance with the rules and conditions outlined within.
Download the Contractor EHS Handbook file.

CONTRACTOR ACCESS TO THE UPPER MECHANICAL

Before access to the mechanical room is granted, please address the following precautions:• Hearing protection must be worn at all times while in the mechanical room. (Except in the control room).• The mechanical room has the potential to be classified as a confined space. Conditions may include oxygen deficiency or enrichment, toxic or explosive environments, electrical shock and temperature extremes.• Most of the piping is insulated, but there are areas that are exposed and could result in burn injury if touched.• All hazardous chemicals that are used in the plant operation require MSDS sheets, which are located in the control room.• The equipment in the mechanical room is automated and may start without warning. Maintain a 3-foot radius from all equipment.• Perform proper lockout procedures on any equipment to be worked on after consulting with Building Operations.

Download the Contractor Access to the Upper Mechanical Room file.