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RFP on the civic office tower | Lease | Present Value
City of Edmonton RFP for a new (or repurposed) office tower downtown. The RFP closed April 9, 2013.
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Contract of Lease CONDO
Non-Contract A Request for Proposal NRFP No.
918593 for LEASE OF DOWNTOWN OFFICE ACCOMMODATION CITY OF EDMONTON
NRFP closing: Contact Person: Contact Information:
4:00 p.m. Alberta time, April 8, 2013. Shelley Clements Materials Management Branch Room 800, Chancery Hall 3 Sir Winston Churchill Square Edmonton, Alberta T5J 2C3 Fax: 780-496-5015 Email: Shelley.clements@edmonton.ca
Copies of the NRFP documents may be obtained by Proponents on the Government of Albertas Alberta Purchasing Connection website at www.purchasingconnection.ca.
Table of Contents Part 1 Introduction 1.1 Invitation and deadlines 1.2 NRFP Documents 1.3 Project overview 1.4 Contract term 1.5 Summary of NRFP process 1.6 Proposals may be withdrawn 1.7 No liability 1.8 Inquiries 1.9 Trade agreements 1.10 Alberta Purchasing Connection the only sanctioned electronic source Part 2 Definitions Part 3 - Instructions to Proponents 3.1 General 3.2 Use of NRFP Documents 3.3 Article intentionally deleted 3.4 Proponents to review NRFP Documents 3.5. All new information to Proponents communicated by Addenda 3.6 Article intentionally deleted 3.7 Submission of Proposals 3.8 Agreements 3.9 Insurance 3.10 Taxes 3.11 Fax and e-mail communication 3.12 Cost of submission of Proposal 3.13 Confidentiality of Proposals 3.14 No promotion 3.15 Conflict of interest 3.16 Reservation of rights 3.17 The City has no liability Part 4 - Evaluation of Proposals 4.1 Disputes and past performance 4.2 Requests for further information 4.3 Proposal evaluation 4.4 NRFP schedule 4.5 Article intentionally deleted 4.6 Proponent debriefing Part 5 Proposal Response List of attachments City of Edmonton Standard Form of Lease Agreement for Office Accommodation City of Edmonton Minimum Base Building Standards (for information purposes only)
Invitation and deadlines Lease of Downtown Office Accommodation 918593 The City of Edmonton Corporate Services Department Materials Management Room 800, Chancery Hall 3 Sir Winston Churchill Square Edmonton, Alberta T5J 2C3
Proposals for: NRFP No.: Will be received by:
Closing deadline for questions and inquiries relating to this NRFP is 4:00 p.m. Alberta time, April 2, 2013. Closing deadline for submission of Proposals is 4:00 p.m. Alberta time, April 8, 2013. Closing deadline for rectification of Proposals is 4:00 p.m. Alberta time, April 12, 2013.
NRFP Documents
The NRFP Documents are the basis upon which Proposals must be submitted and consist of the following: This document City of Edmonton Standard Form of Lease Agreement for Office Accommodation
This NRFP is being issued for the provision of leased office accommodations in downtown Edmonton. Ideally, the Citys wish is to consolidate a portion of its administrative operations in one location; however, a scenario in which more than one building is used to meet the Citys objectives may also be considered. The ideal building would have usable floor plates of approximately 20,000 to 30,000 usable square feet including a mezzanine area which would allow for the Citys primary public customer service operations to be conveniently available to the public.
The City of Edmonton is seeking possible lease of space that meets the following objectives: a. An initial leased space of up to 350,000 contiguous usable square feet within a single building; however, space in more than one building may be considered A portion of the space should be located on the mezzanine floor to accommodate the Citys customer service operations. An initial Lease Term of up to twenty (20) years commencing on or about January 1, 2016, plus two (2) options to extend the Term for additional periods of up to five (5) years each. If the successful Landlord will be providing an existing building, the Term may be shortened to an initial Term of ten (10) years, plus two (2) options to extend the Term for additional periods of up to five (5) years each. Within Part 5 Response Requirements is a question addressing the ability of the Proponent to achieve this date for occupancy and if applicable, completion of all tenant improvements. c. The City of Edmonton over the Term of the Lease may require expansion space up to an additional 425,000 usable square feet to accommodate future growth. This additional space is based upon projected long term accommodation needs and potential additional consolidation of downtown staff from both City-owned and leased facilities. The successful Landlord would offer the City a significant tenant improvement allowance and, at the discretion of the City, may as an alternative request that the Landlord coordinate the project management, design, tendering and construction of the initial and future tenant improvements. The location of the Building should be within downtown Edmonton in close proximity to City Hall, located on or near major public transit and strong pedestrian connectivity. The Building should comply with City Policy C532 Sustainable Building Policy Leadership in Energy and Environmental Design (LEED) Silver, and with City Policy C567 Green Building. The Building and Associated Development, if applicable, should be aligned with the Capital City Downtown Plan and/or the Quarters Area Redevelopment Plan Bylaws and their respective vision and policies. This will help to ensure that the Project is transformational in nature. It is the Citys intention to utilize its Standard Form of Lease Agreement for Office Accommodation attached which defines acceptable operating requirements and establishes limits for yearly cost escalations for non-utility related expenses. The Lease would also include specific clauses promoting green lease initiatives by the Landlord. The Agreement also includes the following provisions: Citys right to purchase the Building on each of the five (5) year anniversaries of the commencement of the Term at a price to be determined at the time of exercise,
Right of first refusal to match any bona fide purchase offer for the Building from a bona fide third party, Right of first refusal to all space within the Building throughout the Term which results from the Landlord receiving an offer to lease from a bona fide third party, Right of first offer throughout the Term on all vacant space within the Building at the same terms and conditions contained in the Lease except the annual minimum rent which shall be at the then current market value. The tenant improvement allowance shall be prorated to the amount of time remaining in the initial Term, Right of expansion for an additional contiguous floor at the end of the fifth year of the Term, an additional contiguous floor at the end of the tenth year of the Term and an additional contiguous floor at the end of the fifteenth year of the Term. A right of surrender shall be granted to the City, upon one years notice to the Landlord, to surrender a portion of the leased premises to a maximum of one floor. Such right of surrender shall be available to the City at any time during the sixth, eleventh and sixteenth year of the Term, depending upon the length of the Term. Damages for failure to deliver the space to the City by the agreed to date of commencement of the Term. A requirement for the Landlord to maintain a Capital Reserve Fund as described in Article 11.7 of the Agreement.
The City of Edmonton Minimum Base Building Standards is attached for information purposes only. 1.4 Contract Term The Term of the Lease may vary depending on the Proposal selected but shall not exceed an initial fixed term of twenty (20) years plus two (2) option terms of up to five (5) years each. 1.5 Summary of NRFP process
The City is using a multi-stage procurement process. The process may be summarized as follows: (a) (b) (c) (d) Proposals will be submitted and evaluated as described in this NRFP; subject to Article 1.6, the Proponent with the highest total score will become the Citys Preferred Proponent; contract negotiations will be entered into with the Preferred Proponent with the Agreement attached as the starting point for negotiations; If contract negotiations with the Preferred Proponent are unsuccessful, the City will discontinue negotiations with the Preferred Proponent and may begin the negotiation process anew with the Proponent with the next highest total score, who then becomes the Preferred Proponent.
More than one Proposal may be selected
As a result of the Citys evaluation of Proposals submitted pursuant to this NRFP, the City may determine that the objectives of this NRFP may be best achieved through the selection of more than one Proponent as the Preferred Proponents. The City reserves the right at its discretion to choose more than one Preferred Proponent. 1.7 Proposals may be withdrawn
1.7.1 Proposals submitted pursuant to this NRFP may be withdrawn by a Proponent at any time prior to execution of a written agreement by the parties. It is the specific intention of the City NOT to enter into Contract A with any Proponent responding to this NRFP. It is the specific intention of the City to conduct negotiations with Proponents based on ranking resulting from the evaluation of the Proposals. These negotiations may be with respect to the scope of work, price, terms, conditions, or any other matter forming part of this NRFP. 1.7.2 To effect a withdrawal, written notice of the withdrawal must be sent by the Proponent to the Contact Person identified on the cover page of this NRFP, and must be signed by an authorized representative of the Proponent. 1.8 No liability
This procurement process is not intended to create and will not create a formal legally binding bidding process. This procurement process will be governed by the law applicable to direct commercial negotiations. For greater certainty, and without limitation: (a) this NRFP will not give rise to any Contract A based tendering law duties or any other legal obligations arising out of any process contract or collateral contract; and neither the Proponent nor the City will have the right make a Claim against the other with respect to the award of a contract, the failure to award a contract, or the failure to honour a response to this NRFP.
All inquiries and questions should be submitted in writing to the Contact Person listed below. Any verbal inquiries or written inquiries directed to anyone other than the Contact Person may not be considered. Contact Person: Contact Information: Shelley Clements, Senior Buyer Materials Management Branch Room 800, Chancery Hall 3 Sir Winston Churchill Square Edmonton, Alberta T5J 2C3 Fax: 780-496-5015 Email: shelley.clements@edmonton.ca
Procurements falling within the scope of the New West Partnership Trade Agreement and Chapter 5 and Annex 502.4 of the Agreement on Internal Trade are subject to the applicable provisions of these agreements, but the rights and obligations of the parties are governed by the specific terms of each particular Request for Proposal. 1.11 Alberta Purchasing Connection the only sanctioned electronic source
The Alberta Purchasing Connection (APC) is the only source sanctioned by the City for the electronic posting of documents relating to this NRFP.
Part 2 - Definitions In this NRFP: Addenda or Addendum means a written amendment to this NRFP issued by the Contact Person. Agreement means the draft City of Edmonton Standard Form of Lease Agreement for Office Accommodation. APC means Alberta Purchasing Connection. Associated Development means any development which may be proposed by the Proponents in addition to the Building. Building means the building in which the leased premises sought by this NRFP will be located. City means the City of Edmonton. Claim means and includes actions, causes of action, claims, cross-claims, third party claims, subrogated claims, claims to rights of subrogation, rights of indemnification, rights of contribution, demands, rights, damages, losses, set-offs, suits, proceedings, judgments, obligations, liabilities, costs (including court costs and lawyers fees and disbursements), debts, and expenses, including interest, penalties or fines, of every nature and kind whatsoever, at law, in equity, under statute or otherwise, whether now known or unknown; including, without limitation, in contract, tort, or any other legal theory. Contact Person means the person identified as such on the cover page of this NRFP, or such other person as may be appointed by the City for that purpose. Evaluation Committee means the committee established by the City to evaluate the Proposals. Executive Evaluation Committee means the combination of the Evaluation Committee and the Executive Management representatives. Executive Management means the Citys senior administration. FOIP means the Freedom of Information and Protection of Privacy Act, R.S.A. 2000, c. F25, as amended. Landlord means the successful Proponent. Lease means the written agreement between the Landlord and the City to do the Work contemplated by this NRFP. Materials mean all the working papers, surveys, notes, plans, designs, reports, records, studies, drawings, examinations, assessments, procedures, specifications, evaluations, results, conclusions, interpretations, calculations, analyses, systems, software, source
code, documents, writings, programs, hardware, devices, data or any components of these, regardless of how they are represented, stored, produced, or acquired. must, mandatory, required, shall means a requirement that must be met in order for the Proposal to receive consideration. NRFP Documents means the documents listed in Part 1. Preferred Proponent means the company, firm, partnership, consortium, Team or other legal entity selected by the City during the NRFP process for the purpose of attempting to negotiate the Lease. Prime Proponent means the Proponent in a Team that is responsible for communicating on behalf of the Team for the purposes of this NRFP. Project means the combination of the Building and any Associated Development. Proponent means a company, firm, partnership, consortium, Team or other legal entity responding to this NRFP with a Proposal. Proposal means the Proponent's complete response to this NRFP, including any information and documents provided or gathered pursuant to this NRFP. Team means two or more entities, whether in a partnership, a joint venture, consortium, or other collective approach, that together, submits a Proposal. Work means the leasing to the City of office space as described in this NRFP and the Agreement, and includes anything that is specified as being necessary for the completion of the Work. Working Day means days other than Saturdays, Sundays and statutory holidays.
Part 3 Instructions to Proponents 3.1 General
3.1.1 Headings are used for convenience only, and will not affect the meaning or interpretation of the articles appearing below them. 3.1.2 Words in the singular include the plural and vice versa. 3.2 Use of NRFP Documents
The NRFP Documents are only to be used by Proponents for the purpose of preparing Proposals and not for any other purpose. Unless otherwise indicated, the City owns the intellectual property in all documents that make up the NRFP Documents. 3.3 3.4 Article intentionally deleted Proponents to review NRFP Documents
3.4.1 The NRFP Documents supersede all communications, negotiations, agreements, representations, and warranties either written or oral relating to the subject matter of the NRFP, and no changes will be made to the NRFP Documents except by written Addenda. 3.4.2 The Proponent shall not rely upon any oral information provided to it by the City or its representatives. 3.4.3 It is the Proponent's responsibility to promptly review the NRFP Documents and notify the City if they do not have a complete set of NRFP Documents. 3.4.4 The Proponent shall promptly and carefully examine the NRFP Documents, and: (a) (b) shall report any errors, omissions, discrepancies, ambiguities, or clauses requiring clarification; and may direct questions or seek additional information
in writing and before the closing deadline for questions and inquiries to the Contact Person. 3.4.5 If necessary, the City will respond to reported errors, omissions, discrepancies, ambiguities, and requested clarifications by way of Addenda. The City is under no obligation to provide additional information. 3.4.6 It is the Proponents responsibility to seek clarification from the Contact Person on any matter it considers to be unclear. The City will not be responsible for any misunderstanding on the part of the Proponent concerning this NRFP. 3.4.7 Proponents, or individuals on their behalf, should contact only the Contact Person to ensure that all Proponents have equal access to information and to preclude any Proponents from gaining an unfair advantage in fact or through perception.
All new information to Proponents communicated by Addenda
3.5.1 This NRFP may be amended only by way of written Addenda. If the City, for any reason, determines that it is necessary to provide additional information relating to this NRFP, such information will be communicated to all Proponents by Addenda. 3.5.2 Addenda issued pursuant to this NRFP form an integral part of this NRFP and form part of the NRFP Documents. 3.5.3 Proponents should review APC regularly for addenda, as addenda may contain important information including significant changes to this NRFP. Proponents are responsible for ensuring that they have obtained complete copies of addenda issued. By submitting a Proposal, Proponents acknowledge receipt of complete copies of all Addenda. 3.6 3.7 Article intentionally deleted Submission of Proposals
3.7.1 The Proposal should provide a clear and concise description of the Proponents ability to satisfy the requirements of this NRFP. The Proponent should structure its Proposal in accordance with the instructions in this NRFP. The Proponent should follow the format and numbering system of Part 5 of this NRFP. Where information is requested in this NRFP, any response made in a Proposal should reference the applicable article numbers of this NRFP where the request was made. All pages of the Proposal should be consecutively numbered. 3.7.2 It is important that a complete response to the NRFP be received. The City may assume non-compliance if a response to any item is not readily located in the Proposal, is difficult to evaluate because of incompleteness, or is addressed solely by a published brochure or document and not by specific preparation in response to the requirements of this NRFP. The Proposal should be submitted in a fixed form, and content of websites or other external documents referred to in a Proposal may not be considered to form part of the Proposal. The City may not give credit to capabilities or assumed advantages that are not clearly explained and in the format called for in the NRFP Documents. 3.7.3 Proposals must be written in English and should contain the information requested in Part 5 of this NRFP. 3.7.4 Each Proposal should be submitted in a package clearly marked with the Proponents name, address, the NRFP Number, and the NRFP closing deadline. 3.7.5 In case of conflict between the original Proposal and a copy or the electronic form, the original Proposal will govern. 3.7.6 Proposals should be properly executed in accordance with the following: (a) the signatures of persons executing the Proposal should be in their respective handwriting; and
if the Proposal is made by a corporation, the full name of the corporation should be accurately printed immediately above the signatures of its duly authorized officers and the corporations seal should be affixed; if the Proposal is made by a partnership, the Proposal should be signed by a partner or partners who have authority to sign for the partnership, and the firm name or business name should be accurately printed above the signatures; if the Proposal is made by an individual carrying on business under a name other than their own, the business name together with their name should be printed immediately above their signature; if the Proposal is made by a sole proprietor who carries on business in their own name, the sole proprietor should print their name immediately below their signature; if the Proposal is made by a Team, the company named as the Prime Proponent should execute the Proposal in accordance with this Article.
3.7.7 Proposals received from agents representing principals should be accompanied by a Power of Attorney signed by the principals showing that the agents are duly authorized to sign and submit the Proposal and have full power to execute the Lease on behalf of their principals, which Lease, if so executed, will bind the principals and have the same effect as if it were duly signed by the principals. 3.7.8 For Team Proposals, the identity of all members should be included together with a description of the relationship of the members and the identity and the authority of the Prime Proponent. 3.7.9 The City may reject Proposals that are unsigned, incomplete, conditional, illegible, unbalanced, obscure, or that contain irregularities of any kind. 3.7.10 Notwithstanding the foregoing requirements, the City may accept a Proposal in such form as the City in its sole discretion deems acceptable. 3.7.11 The City will not return a Proposal or any accompanying documentation submitted by a Proponent. 3.8 Agreements
3.8.1 The Proposal should include a list of terms the Proponent suggests form part of the Lease. The Proposal should also include a list of any terms contained in the Agreement that the Proponent considers unacceptable, and the exact wording of any alternate or additional terms the Proponent suggests be used instead. The City will not be obligated to accept any additional or alternate terms submitted with a Proposal. 3.8.2 The Proposal should include copies of any agreements the Proponent expects or requires the City to enter into. The City will not be obligated to enter into any
such agreement and may reject any agreement that is not provided with the Proposal. 3.9 Insurance
The successful Proponent will be required to provide a Certificate of Insurance certifying that the successful Proponent has obtained the insurance required in the Agreement. 3.10 Taxes
3.10.1 The Proposal should include all taxes, other than the Goods and Services Tax, including custom duties, excise duties and all other taxes and charges applicable with respect to the Proposal, unless otherwise specifically stipulated. 3.10.2 The Goods and Services Tax should be quoted as a separate amount on all taxable supplies and services. Zero-rated and exempt supplies and services are to be noted separately. 3.10.3 The City is not obligated to accept a Proposal that fails to comply with the taxrelated instructions. 3.10.4 It is the responsibility of the Proponent to determine the correct amounts and classifications of all taxes with respect to the foregoing before submitting its Proposal. 3.10.5 Article intentionally deleted 3.11 Fax and e-mail communication
3.11.1 The Proponent recognizes and accepts the risks associated with communicating by fax and e-mail, including, without limitation, the lack of security, the unreliability of delivery, and the possible loss of confidentiality. The Proponent assumes all risk, responsibility, and liability associated with the use of fax and email communication, including, without limitation, ensuring that information sent is received in its entirety within any time limit specified by this NRFP. 3.11.2 Faxed and e-mail communications with or delivery of documents to the Contact Person will be deemed as having been received by the Contact Person on the date and time indicated on the Contact Persons electronic equipment or by the clock used by the Contact Person for that purpose. 3.11.3 The City assumes no responsibility whatsoever for ensuring that any fax or email system being operated for the City is in good working order or able to receive faxes or e-mails. 3.12 Cost of submission of Proposal
The preparation and submission of, and all discussions or other proceedings relating to, a Proposal will be conducted at the sole cost of the Proponent. The City will not be responsible for any costs incurred by a Proponent in the preparation or submission of a Proposal, including any costs incurred by the Proponent to attend meetings or make presentations relating to its Proposal.
All documents submitted to the City will be subject to the protection and disclosure provisions of FOIP. FOIP allows persons a right of access to records in the City's custody or control. It also prohibits the City from disclosing the Proponents personal or business information where disclosure would be harmful to the Proponent's business interests or would be an unreasonable invasion of personal privacy as defined in sections 16 and 17 of FOIP. Proponents are encouraged to identify what portions of their Proposals are confidential and what harm could reasonably be expected from its disclosure. However, the City cannot assure Proponents that any portion of a Proposal can be kept confidential under FOIP. 3.14 No promotion
Proponents should not make public comments or carry out activities to publicly promote their Proposal or their interest in the project. 3.15 Conflict of interest
By providing a Proposal, the Proponent represents and warrants that: neither the Mayor, nor a City Councilor, nor a City employee has any financial interest, either directly or as a shareholder, director, officer or partner, in the Proponent except as specifically disclosed in its Proposal; no spouse, child, parent, or parent of the spouse of either the Mayor, a City Councilor, or a City employee has any financial interest, either directly or as a shareholder, director, officer or partner, in the Proponent except as specifically disclosed in its Proposal; its Proposal has been submitted without collusion of any other person who may have provided a Proposal for this NRFP and the Proponent has not compared figures with any other party that may be providing a Proposal, and has not made an agreement with any other party whereby that party has agreed not to provide a Proposal; and the Proponent does not and did not have an unfair advantage, and did not and will not engage in conduct, directly or indirectly, that that gives it an unfair advantage, including but not limited to: having, or having access to confidential information of the City in the preparation of its Proposal that is not available to other proponents; communicating with any person with a view to influencing preferred treatment in the NRFP process; and engaging in conduct that compromises or could be seen to compromise the integrity of the NRFP process. 3.16 Reservation of rights
The City reserves the right, in its sole discretion, to exercise any or all of the following rights, to:
(a) amend the scope of the Project, modify, cancel or suspend the NRFP process or any or all stages of the process, at any time, for any reason; (b) accept or reject any Proposal based on the evaluation criteria as evaluated by the Evaluation Committee; (c) disqualify a Proposal that fails to meet any mandatory requirements; (d) waive a defect or irregularity in a Proposal or any non-compliance in form or content of a Proposal, and accept that Proposal; (e) not accept any Proposals or select a Preferred Proponent; (f) re-advertise for new responses or to enter into negotiations for this project or for work of a similar nature; (g) extend, from time to time, any date, any time period, or deadline provided in this NRFP, upon written notice to all affected Proponents; and, (h) select more than one Preferred Proponent. 3.17 The City has no liability
3.17.1 The Proponent is fully responsible for obtaining the information required for the preparation of its Proposal and for the execution of the Work. The City, its employees, agents, advisors and representative make no representations, warranties, or guarantees as to the accuracy of the information contained in this NRFP or issued by way of Addenda. Any quantities shown or information contained in this NRFP or provided by way of Addenda are estimates only and are for the sole purpose of indicating to Proponents the general scope of the Work. 3.17.2 By submitting a Proposal, the Proponent agrees that in no event will the City, or any of its employees, agents, advisors, or representatives, be liable, under any circumstances, for any Claim, or to reimburse or compensate the Proponent in any manner whatsoever, including, without limitation, the costs of preparation of the Proposal, loss of anticipated profits, loss of opportunity, or for any other matter. Without in any way limiting the foregoing, the Proponent specifically agrees that it will have absolutely no Claim against the City or any of its employees, advisors or representatives that may result from the exercise of any or all of the rights set out in this NRFP. 3.18 Fairness advisor
A fairness advisor has been retained to observe the procurement process for this NRFP.
Part 4 Evaluation of Proposals 4.1 Disputes and past performance
4.1.1 The City has an administrative directive that deals with contracting with parties who are in a dispute with the City that may need to be resolved by litigation or arbitration. The City may reject a Proposal submitted by a Proponent if the Proponent or an affiliate or associate of the Proponent has a dispute with the City. For the purpose of this section, an affiliate or associate will have the same meaning as defined in the Business Corporations Act, R.S.A. 2000, c. B-9. 4.1.2 The City may review its records with respect to the performance by a Proponent, or an affiliate or associate of a Proponent, on previous contracts with the City, and with respect to the conduct of a Proponent in a prior procurement process. The City may reject a Proposal submitted by a Proponent if the City determines that a Proponents performance or the performance of an affiliate or associate of a Proponent on previous contracts with the City is unsatisfactory, or if the conduct of a Proponent in a prior procurement process was determined to be inappropriate, and the City's Materials Management Branch has advised the Proponent or its affiliate or associate of this determination. 4.2 Requests for further information
4.2.1 While evaluating Proposals, the City may request further information from the Proponent or third parties in order to verify, clarify or supplement the information provided in the Proposal, including information that may result in a substantive change to the Proposal. Without limiting the generality of the foregoing, such further information may result in a substantive change to rates, costs, fees, and expenses. 4.2.2 The City may also gather additional information independently, including and without limitation, reviewing trade journals and consumer reports and references known to the City, about the products and services outlined in a Proposal. 4.2.3 The City may seek further information from or about some Proponents without becoming obligated to seek further information from or about all Proponents. 4.2.4 Any information provided by or about a Proponent may become a part of the Proponent's Proposal and the City may revisit and re-evaluate the Proponents Proposal or ranking on the basis of such information. 4.2.5 The City may request that a Proponent provide a presentation, demonstration, interview or a site visit. Any presentations, demonstrations, interviews or site visits will be scheduled with the assistance of the Proponent. The City may request a presentation, demonstration, interview or a site visit from one or more Proponents without becoming obligated to do so from all Proponents. 4.2.6 All information and documents provided by the Proponents or gathered by the City during a presentation, demonstration, interview or a site visit may become a part of the Proponent's Proposal and the City may revisit and re-evaluate the Proponents Proposal or ranking on the basis of such information.
The City will conduct the evaluation of Proposals in the following stages. 4.3.1 Stage I Review of Proposals 4.3.1.1 Stage I will consist of a review to determine whether a Proposal complies with all of the requirements of this NRFP. Proponents submitting Proposals that fail to satisfy all of the requirements as of the closing deadline for submission of Proposals set out in Part 1 of this NRFP will be provided an opportunity to rectify any deficiencies. Proposals failing to satisfy all of the requirements as of the closing deadline for rectification of Proposals set out in Part 1 of this NRFP may be excluded from further consideration.
4.3.2 Stage II - Scoring 4.3.2.1 4.3.2.2 Stage II will consist of scoring each Proposal. The Evaluation Committee will evaluate Proposals using the criteria and weighting outlined below
Criteria Weight 35%
Financial evaluation related to the lease The financial evaluation will be performed in accordance with article 4.3.2.4 below and will include evaluation of responses to Part 5, section 4 (30%) Evaluation of option to purchase component (5%)
Transformational impact of the Building and Associated towards achieving the goals and benefits of the Capital City Downtown Plan or The Quarters Plan. Transformational impact includes Leveraging the City investment, Vibrant and Well Designed and Sustainable and accessible development Evaluation will include consideration of responses to Part 5 section 5.1 (10%) Financial evaluation related to the transformational impacts of any proposed Associated Development, if applicable. Will include consideration of any tax lift related to a) the building and b) to the Associated
Building Attributes Evaluation of this criteria will include consideration of responses to Part 5 section 5.2
Interior Design Attributes Evaluation of this criteria will include consideration of responses to Part 5 section 5.3
Proponents ability, capacity and acceptance of lease terms including Evaluation of ability, capacity and experience will include consideration of responses to Part 5 section 5.4
The Evaluation Committee, in its sole discretion, will assign a score to each particular item or question to be evaluated using a scale of 1 to 5 with 1 meaning inadequate and ranging to 5 meaning exceptional. The score will then be multiplied by a pre-determined weight that has been assigned to each item or question. The total score for each criteria category will be determined using the following formula: Total points scored / Maximum points available X % Weight Weighting Definitions (for individual items and questions to be evaluated under each criteria category)
Weight 5 Description High Importance Definition Component or requirement is essential to the solution or project. Without it objectives may not be met. Component or requirement has significant value to the solution or project. Without it there would be significant impact. Component or requirement adds some value to the project. May not be greatly missed in meeting basic project objectives
Low Importance or Nice to Have
2, 4 intermediate values between the two adjacent judgements 4.3.2.4 The financial evaluation will be performed in two sections
A. Financial evaluation related to the Lease B. Financial evaluation related to the transformational impacts of the proposed Associated Development, if applicable. Present value calculations will include a set of assumptions such as inflation, financing and discount rates. The assumptions will be based on the Citys forecasts and understanding of the market conditions. Present value calculations will be performed over a 20 year period. For comparative purposes, the period used for the present value calculations would be the same for all the proposals. If the evaluation period extends beyond the term of a proposed lease, the financial analysis will use assumptions for items such as lease rates, operating costs and inflation rates for the subsequent years. Those assumptions will be validated by the Citys subject matter experts.
A. Financial evaluation related to the lease will include: Present value calculation of net costs related to the proposal including: o Lease rates o Operating costs o Parking costs o Capital reserve contributions, if applicable o Financial inducements e.g. rent free period, tenant improvement allowance, move and associated costs o Any other relevant costs proposed o Cost savings or efficiencies related to consolidation of space as relates to each proposal The Net Present Cost (NPC) calculations, will serve as the basis for comparison of cost/pricing between Proposals. Score for NPC will be determined using the following formula: Lowest NPC per RSF/ NPC per RSF under consideration X 30%
RSF = rentable square feet
B. Financial evaluation of transformational impacts will include net present value calculation of the associated benefits including tax levy lift related to: o Property Tax lift related to the proposed building/space o Property Tax lift related to any proposed surrounding development. Evaluation will also consider the level of assurance or performance guarantee offered by the proponent in regards to the Transformational impacts. o Net value of other contributions made by the Proponent e.g. to public infrastructure. The Net Present Value (NPV) calculations, will serve as the basis for comparison of cost/pricing between Proposals. Score for NPV will be determined using the following formula:
Lowest NPV/ NPV under consideration X 15% 4.3.2.5 Proposals will be evaluated by Evaluation Committee members to assign their own individual scoring based upon the criteria above. Upon completion of the individual review and scoring the Evaluation Committee will then meet to perform consensus scoring. Totals for all of the above criteria including financial will then be added together to arrive at an aggregate (total) score and a ranking of Proposals determined.
4.3.3 Stage III - Short listing of Proponents 4.3.3.1 The Evaluation Committee will provide an overview report of Stage II of the evaluation process to Executive Management representatives. The report will include a summary and explanation of the scoring and ranking of the Proposals. The report may also include a recommendation as to how many Proposals, if any, should be short listed, based upon the ranking of Proposals determined in Section 4.3.2.5. After the Executive Management representatives have received the overview report, the Executive Evaluation Committee may create a short list of Proposals based upon the ranking of Proposals determined in Section 4.3.2.5. The City reserves the right to include any number of Proposals on the short list. The short listed Proposals will be evaluated by the Executive Management representatives to assign their own individual scoring based upon the above criteria and using the same process as described in Section 4.3.2. Upon completion of individual review and scoring, the Executive Evaluation Committee will then meet to perform consensus scoring. An aggregate score will be reached and the ranking of the short listed Proposals determined in Section 4.3.2.5 may be adjusted in accordance with the results of the consensus scoring. During Stage III, the Executive Evaluation Committee may request that all or some of the short listed Proponents make a presentation to or make themselves available for an interview with the Executive Evaluation Committee. These presentations will be made at no cost to the City. All information and documents provided by the Proponents or gathered by the Executive Evaluation Committee during a presentation or an interview may become part of the Proponent's Proposal and the Executive Evaluation Committee may revisit and re-evaluate the Proponent's Proposal or ranking on the basis of such information and documents.
4.3.4 Stage IV Final ranking of Proposals 4.3.4.1 At this stage the City may request any clarifications not requested during the previous stages of the evaluation. Previously assigned scores may be adjusted based on any additional information, references or clarifications
obtained during this or any previous stages and a final score for each Proposal determined. 4.3.4.2 Proponents will then be ranked based on their evaluation and the Proponent with the highest total score will become the Citys Preferred Proponent. In the event of tie scores, the Transformational scoring will be used as the tie-breaker.
4.3.5 Stage V Negotiations and closing 4.3.5.1 The Preferred Proponent will receive a written invitation to enter into direct contract negotiations with the City. The Preferred Proponent should be prepared to provide requested information in a timely fashion and to conduct negotiations expeditiously. Contract negotiations will be entered into with the Preferred Proponent with the Agreement attached as the starting point for negotiations. The Lease to be entered into between the Preferred Proponent and the City may be negotiated but must incorporate any terms identified by the City as mandatory. Negotiations will be without prejudice and will not constitute a legally binding offer to enter into a contract on the part of the City or the Proponent. Negotiations may include requests by the City for supplementary information from the Proponent to verify, clarify or supplement the information provided in its Proposal, or to confirm the conclusions reached in the evaluation, and may include requests by the City for improved pricing from the Proponent. There will be no legally binding relationship created with any Proponent prior to the execution of the Lease. If contract negotiations with the Preferred Proponent are unsuccessful within 15 days, or such other time period as the Preferred Proponent and the City mutually agree, the City will, at its sole discretion discontinue negotiations with the Preferred Proponent and begin the negotiation process anew with the Proponent with the next highest total score, who then becomes the Preferred Proponent. With a view to expediting contract formalization, at the midway point of the above noted time frame, the City may elect to initiate concurrent negotiations with the Proponent with the next highest total score. Other Proponents that may become eligible for contract negotiations will be so notified at the commencement of the negotiation process. Once a contract is executed between the City and a Proponent, the other Proponents will be notified in writing of the outcome of the procurement process and the award of the Lease.
The Citys execution of the Lease will be conditional upon approval of the general terms and conditions of the Lease by City Council in accordance with Section 4.3.6.
4.3.6 Stage VI Recommendation to City Council for Approval Upon completion of Stage V, the Executive Evaluation Committee will provide a recommendation to City Council and City Council will determine in its sole discretion whether to approve the general terms and conditions of the Lease. 4.4 NRFP schedule
The following is the planned schedule for this NRFP. The target dates are approximate and are provided for information only. The target dates are subject to change at the sole discretion of the City. . Milestone Activity NRFP issue date Closing deadline for proponent questions and inquiries Closing deadline for submission of Proposals Closing deadline for rectification of Proposals, if required Evaluation of Proposals Presentation/Meetings with Shortlisted (optional) Select and enter into negotiations with Preferred Proponent Recommendation to Council Award Target Date March 8, 2013 April 2, 2013 April 8, 2013 April 12, 2013 April 8 19, 2013 April 22 26 May 2013 June 2013 Following Council approval
Article intentionally deleted Proponent debriefing
Upon request, the City will conduct a debriefing for any Proponent. Debriefings will take place only after the Lease has been executed with the Preferred Proponent or if this procurement process is terminated. During a debriefing the City will discuss the relative strengths and weaknesses of the Proponents Proposal, but the City will not disclose or discuss any confidential information of any other Proponent. The intent of the debriefing information session is to aid the Proponent in presenting a better proposal in subsequent procurement opportunities. Any debriefing provided is not for the purpose of providing an opportunity to challenge the procurement process.
Part 5 Proposal Response To facilitate ease of evaluation by the Evaluation Committee, and to ensure each Proposal receives full consideration, Proposals should be organized in the following format and sequence. Section 1 Cover Letter brief summary information Section 2 Table of Contents - Proposals should use the section titles and sequence listed below. These sections should be clearly identified and easy to locate within the Proposal: Cover Letter Table of Contents Contact Information Page Proponent Profile Response to Financial Section 4 Response to Section 5 Response Requirements/Questions Appendices Section 3 Contact Information Page - The Contact Information page should include a brief one page introduction of the Proponent, identifying: the members of the Team (if applicable) and the Prime Proponent who will deal with the City; a Proponent contact for all questions and clarifications arising from the Proposal. Include the persons name, Proponent address, position title, telephone and facsimile number; a Proponent contact authorized to participate in Lease negotiations. Include the person's name, Proponent address, position title, telephone and facsimile number.
Section 4 Financial - The financial section of your Proposal should include the following information for every year of the Lease Term as applicable. A Financial Submission Template in the form of an Excel worksheet has been attached to this NRFP which can be used to populate all the required pricing/costs. If you choose not to use the provided Template then Proponents are asked to submit pricing in the same format and sequence as outlined below. A. Initial space lease Initial Space leased USF Initial Space leased RSF Floor plate size - RSF Floor plate Size - USF Building Area Size RSF Building Area Size - GSF
Land Lot Size - square feet # Parking Stalls 1/1000 RSF # Parking Stalls within Building # of Parking Stalls at grade Maximum annual escalation rate on occupancy costs. Specify separately any specific cost category e.g. utilities with different escalation rates and if so what the inflation rates should be. Lease Rate per RSF Operating Cost per RSF1 (not including property tax) Tenant Improvement Allowance RSF Capital Reserve Allowance RSF Parking Rate Per stalls 1/1000 Parking Rate Per stall within building Parking Rate per Stall at grade Annual Escalation Rates % Lease Costs Annual Escalation Rates % Operating Costs Other Concessions (i.e. 3 months free rent) Other Costs or Commitments B. Growth Space (expansion provision) Floor plate size - RSF Floor plate Size - USF # Parking Stalls 1/1000 RSF # Parking Stalls within building # of Parking Stalls at grade Lease Rate per RSF Operating cost rate per RSF Parking Rate per Stall within building Parking Rate per Stall at grade Minimum Growth Space Available Annually Maximum Growth Space Available Annually Annual Escalation Rates Lease Costs Annual Escalation Rates Operating Costs Maximum annual escalation rate on occupancy costs. Specify separately any specific cost category e.g. utilities with different escalation rates and if so what the inflation rates should be. Specify if there is any Capital Reserve allotment for life cycle maintenance of the Building for future years. If so, provide estimated amounts and clearly define the Citys responsibility with respect to that. Include parking rates for stalls that are included with parking provision of 1 stall per 1000 RSF or other rates that are not included in parking provision
Include any other concessions or inducements e.g. rent free period, tenant improvement allowance, move and associated costs Specify any other additional costs related to lease
Section 5 Response Requirements - The following questions and response items will be used in evaluation of proposals. To assist with ease of evaluation of Proposals, Proponents are asked to follow the same format and sequence 1. Transformational impact of the Building and any Associated Development towards achieving the goals and benefits of the Capital City Downtown Plan or The Quarters Plan LEVERAGING THE CITY INVESTMENT a) Provide a detailed description of how your Building and any Associated Development supports the vision of advancing the Capital City Downtown Plan or The Quarters Plan by submitting information outlining: the level of investment in the Building and any Associated Development; proposed performance guarantees, both relating to the Building and any Associated Development; anticipated/estimated schedules for the Building and any Associated Development; and, description of the Building and any Associated Development (e.g. office, residential, hotel, retail or contribution to public infrastructure) and component costs within the level of investment. b) Provide a detailed description of how your proposal addresses: the policies, goals and benefits within the Capital City Downtown Plan or The Quarters Plan by submitting information outlining; o the amount of additional daily population engagement and densification that will result from the Building; and o Include discussion on the Capital City Downtown Plan or Quarters Plan objectives of more people working within the area, promotion of more people living within the area, doing business within the area, entertaining or shopping in the overall building, all adding to the vibrancy of the surrounding area. VIBRANT AND WELL DESIGNED c) Provide a detailed description through the use of narrative and conceptual design plans of how: the Building contributes to the image and reputation of Edmonton by incorporation of vibrant and well-designed attributes such as iconic architectural design excellence. Vision for the project include the vision for this Building and any Associated Development, describing the opportunities and challenges Awards and publications (Peer recognition) provide list of consultants teams awards and publications which show previous work that has been awarded by relevant peers and may include self-published articles, product awards, construction awards and competition entries or other relevant information you wish to provide
Urban Design knowledge and experience address architects previous experience and results when presenting to design review committees including but not limited to the Edmonton Design Committee (EDC). Demonstrate the teams knowledge and experience in urban design with reference to the EDC principles.
d) Provide a detailed description through the use of narrative and conceptual design plans of how the Building incorporates building and street interfaces. This should include how the Building is street oriented with: rich interface between the private and public realms; inclusion of mixed uses at street level adding to street life and vibrancy; fine grain public accessibility from the street into the Building; and street level human scale design that complements surrounding environments. SUSTAINABLE AND ACCESSIBLE DEVELOPMENT e) Provide a detailed description through the use of narrative and conceptual design plans of how the Building contributes to being sustainable and accessible incorporating: project design attributes that consider external linkages to important adjacent destinations; and . having these connections enhance overall user experience and quality of these public places through promotion of walkability and transit usage, providing connectivity and accessibility to key parks, plazas, streetscapes, LRT facilities, buildings, shops, and other important urban nodes. f) Provide information demonstrating attributes to showcase innovation and technology. g) The City has been exploring the potential for the use of a District Energy approach in the Downtown. Indicate the level of interest in participation in a District Energy system. Note: Responses to this question are for information purposes only and will not be used in evaluation of proposals. A full copy of the Capital City Downtown Plan can be downloaded via the following link:
http://www.edmonton.ca/city_government/projects_redevelopment/capital-city-downtown-plan.aspx
A full copy of The Quarters Plan which can be downloaded via the following link:
http://www.edmonton.ca/city_government/projects_redevelopment/the-quarters-downtown.aspx
EDC Design Principles
http://www.edmonton.ca/city_government/documents/Principles_of_Urban_Design.pdf
2. Building Attributes a) Provide Building details including completion of the table below. Describe the Buildings size, typical floor plate in both usable and rentable terms. In describing the Building elaborate on: Will the proposed space accommodate the Citys initial space objective (350,000 usf)? If not, do you propose an alternative (e.g. move existing tenants, other buildings owned, development of additional space)? How will you deal with the Citys future projected space needs of up to 425,000 usf? Can you accommodate in the proposed Building? If not how do you propose to make the additional space available (e.g. new building)? If by a new building, where will it be located relative to the initial space proposed? How will the space be connected? Building Systems - Heating, ventilation and air conditioning system, electrical system, elevator system including provisions for freight elevator and/or escalators, emergency generator, fire alarm, fire suppression system and energy management system Landlord environmental initiatives such as: o Incorporation of new and innovative technologies within the design of the Building o Compliance with City Policy C352 Sustainable Building Policy dealing with leadership in energy and environmental design such as minimum new construction standards of LEED Silver and LEED for Commercial Interiors o Compliance with City Policy C567 Green Building which discusses building initiatives such as participation in community sponsored recycling programs and industry standards described within the BOMA Best Program Proximity to City Hall, Connectivity to downtown transit facilities and pedway system Building amenities (e.g. daycare, bike storage, conference centre, fitness centre) and proposed main floor commercial rental units (e.g. coffee shop, sandwich shop, speciality store) Public parking provisions beyond those provided for City employee parking Building naming rights Availability and size of mezzanine level for City customer service operations b) Complete or provide a table for the following: Gross Construction square footage Rentable square footage Usable square footage
Of the Building Of a typical floor Proposed floor area(s) expressed in both total and individual floor usable and rentable square footages, location within the Building, fully describing the usable to floor and building rentable ratios, including disclosure of which method of Building Owners and Management Association (BOMA) office building standard method of office measurement being used
3. Interior Design Attributes a) Provide a preliminary design of the proposed typical floor plate utilizing the sample general fit space program described in the table below. Provide an indication of the degree of flexibility in utilization of a typical floor, by providing alternative layouts. Complete the actual number of workstations column. Where the typical floor plate is less than or more than 20,000 usable square feet of space proportionally decrease or increase the total number of open workstation assignments. Size in square feet Open Workstation Closed Office: Closed Office: Closed Office: Filing areas (open): Support area (open): Support area (enclosed) Reception: Lunch Room Coffee station: Meeting Room (6) Meeting Room (10) Meeting Room (20) 64 100 150 190 100 100 150 300 400 50 100 200 400 Actual # of w/ss
Number 88 15 10 4 4 10 6 1 1 4 12 6 1
Total sq ft 5,632 1,500 1,500 760 400 1000 900 300 400 200 1,200 1,200 400 15,392 4,618 20,010
Circulation Space 30% Total Usable square feet Circulation path width 42" to 48" b) Provide a summary spreadsheet in BOMA 1996 measurement standard format describing the usable areas, basic rentable areas and rentable area square feet of the sample preliminary design. c) Response should address the Citys objective of having an average of 170 usable square feet (including support areas) per work point. 4. Proponents/Landlords ability, capacity and experience Proponents should provide the following with their submission: a) Building owners full legal name. Agents submitting on behalf of an owner should provide the City of Edmonton with a letter from the owner authorizing them to do so. Any fees associated with the agents work with this NRFP shall be the sole responsibility of the Landlord; b) Developer/Building owners experience; c) Property managers legal name and experience; d) the current or proposed financing of the Building and Associated Development; e) if involving new construction, provide the experience of the consultant team , (architect, engineers) and proposed contractor;
f) Corporate resume listing previous projects of a similar or greater nature, financial and organizational capacity to deliver and to fulfill the responsibilities as described in the NRFP Documents; g) The City has the choice within the Agreement to construct its own interior improvements. As an alternative, please describe within the Proposal the ability of the Proponent to take on the coordination role of project management, design, tendering and construction manager including any associated fee above incurred third party costs for design and construction h) Describe and provide a proposed schedule demonstrating the earliest available occupancy date for the Building. Construction of the tenant improvements would have taken place in the months previous to the commencement date of the Term of the Lease. Describe what performance guarantees will be included within the Lease to achieve this objective. i) Indicate acceptance of the Agreement or include any additional terms the Proponent suggests form part of the Lease. The Proposal should also include a list of any terms contained in the Agreement that the Proponent considers unacceptable, and the exact wording of any alternate or additional terms the Proponent suggests be used instead. j) Specify if the Proposal provides the option to the City to purchase the property. If so, clearly describe the terms of the purchase option including timing and pricing conditions. Attached sample option agreement suggests a purchase price at fair market value. Provide details of any alternative pricing (e.g. reduced price), if applicable Appendices - Appendices may include: Any additional information which the Proponent may wish to include with their Proposal Value add- Please provide details for any value added offering your company wishes to provide. Evaluation of any value added offerings will be considered in the related or most appropriate criteria category. Proposal Copies The Proponent shall submit an original executed copy of its Proposal marked Original as well as nine (9) additional copies of the Proposal marked Copy. Proponents are also asked to provide an electronic copy of their complete proposal submission on CD Rom or USB memory stick. Ensure that the Proponents name and RFP name and number are indicated on the CD or memory stick.
CITY OF EDMONTON MINIMUM BASE BUILDING STANDARDS (FOR INFORMATION PURPOSES ONLY) 1. Heating, Ventilating and Air Conditioning Minimum outdoor air for ventilation to be 20 cfm / person or 10 litre/sec/per person based on maximum estimated occupancy. Overall air circulation rates in occupied areas shall be maintained above a minimum range of 4 or 5 litres per second per square meter. The heating system shall maintain an indoor temperature of 22 degrees celsius dry bulk at outdoor conditions of minus 35 degrees celsius with coincident 25 kph wind. The cooling system shall maintain an indoor temperature of not more than 23 degrees celsius dry bulb with a 2 degree celsius upswing with outside peak conditions as indicated in Part 2 of the Alberta Building Code. External walls and windows are well insulated and screened from solar gains and there are no drafts. The filter system removes particles in accordance with ASHRAE 62 as measured in accordance with ASHRAE 52. Incoming air intake is located remote from all local sources of contaminants. Conference/board rooms and other similarly used rooms can have additional supply or exhaust controlled from within the space by occupants. The HVAC System allows that the temperature in open areas can easily be thermostatically controlled from within the occupied space in zones no larger than 3 workstations or one room along the exterior and zones of 6 interior workstations. Enclosed rooms can be thermostatically controlled. HVAC System is a centralized control system and after hour operation can be on short notice but may require systems to be operated for the entire building. Cooling capacity of the System can response to the heat load from all office equipment including computers, printers and photocopiers. Space exists in ceiling to install additional HVAC equipment, if necessary. Humidity 3. The relative humidity shall be maintained at a minimum of 20% at outside conditions below minus 5 degrees celsius and at a minimum of 25% at outside conditions above minus 5 degrees celsius. Humidification system is regularly checked for contaminants. Electrical System Each workstation or office shall be serviced by two separate circuits that can on average, be shared by three workstations or offices. Each workstation or office shall have two duplex outlets.
Printers, copiers, and other specialized electronic equipment may require individual circuits. Distribution is from ceiling via walls, screens and by power poles with locations governed by the ceiling grid dimensions and fixtures. All power cables in the ceiling are in conduit or cable trays and separated from data cables. Building system can provide for electrical power of 32 watts/m2 occupant load and the necessary cooling required in regard to the tenants requirement. Building system can provide future demand capacity of 42 watts/m2 occupant load and the additional cooling load can be accommodated.
T-Bar Acoustical Ceiling Systems and Light Fixtures Base building system to be a suspended metal t-bar system with lay-in tiles with an acoustic rating minimum of STC 40 and have uniform appearance. Base building light fixtures, if 1x4, shall be a single tube T-8, 3500k, electronic ballast, high efficiency reflector or equivalent. Finishes of structural components must be resilient to chipping or flaking. Ceiling light fixtures can be relocated within ceiling grid by a technician. Dissipation of heat from the light fixtures is integrated with the air handling system. Computer & Telephone Operations In addition to the normal telecom cables, the data risers and ducts connecting office floors shall be accessible to the Tenant for its Wide Area Network, interfloor fiber optic cable system and have a minimum 25% spare capacity. Cable routes in ceiling have 50% spare capacity. Horizontal distribution of data and phone cables is by conduit or by lay-in cable trays in the ceiling. Demising Walls All demising walls separating tenant space from hallways, washrooms, mechanical rooms and other tenant spaces to be from floor to underside of the structure with an acoustic rating of STC 52. The Landlord shall be responsible for finishing all Floor Common Area finishes.
Security The Landlord shall be responsible for building and parkade security which to maintain a high level of security should be a combination of card/touch pad and/or key control systems. The City of Edmonton shall be responsible for installation of its own controlled access and security system to its Premises.
These coverings are part of base building system and be the responsibility of the Landlord. Coverings should be vertical blinds with centre pulls.
Floor Loads The structure is capable of supporting combined vault plus storage loads in limited areas. Minimum floor loading to be 100 pounds per square foot live load to accommodate large tracked filing systems. Noise Levels Noise levels due to the HVAC systems shall not exceed the ASHRAE Criteria for Acceptable Noise Levels in Unoccupied Rooms, for the applicable occupancy. Sound traps in supply, return and exhaust ductwork are supplied for areas or offices which require confidential privacy.
GENERAL NOTE: Costs incurred to bring the building systems to Minimum Base Building Standards are the sole responsibility of the Landlord.
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