ADPC-IZ-IDO-RPT-00184-004_Tenant Fitting-Out Guidelines.pdf

Kizad Logistics Park

Tenants’ Fitting Out Guide

ADPC-IZ-IDO-RPT-00184 – Rev. 04

31 October 2013

ADPC-IZ-IDO-RPT-00184 – Rev. 04

31 October 2013 Page 3 of 47

Contents

1 Introduction

1.1 Objective and Purpose

1.2 Kizad Logistics Park

1.3 Items to be Stored

1.4 Project Team Requirements (Tenants’ Consultants and Contractors)

1.5 Insurance

2 Works Approval Process

2.1 Tenant Submission Requirements and Approval Process

2.2 Approval Process

2.3 Statutory Authority Approvals

2.4 Tenant Estidama Submittal Requirements

2.5 Pre-Construction Approvals

2.6 Monitoring of the Works

2.7 Permits to Work

2.8 Completion of the Works

2.9 Post Practical Completion

2.10 Fees and Charges

3 Conditions of the Premises – Base Build

3.1 Architectural and Civil Works

3.2 Condition of the Premises - Air Conditioning and Ventilation

3.3 Condition of the Premises - Plumbing and Sanitary

3.4 Condition of the Premises - Fire and Life Safety

3.5 Condition of the Premises - Electrical

4 Design Guidelines for Tenant Fit Out

4.1 Estidama Rating System

4.2 Structural Base Build Modifications

4.3 Floor Layout Changes

4.4 Multiple Units and Joining Units

4.5 Pantry and Toilet Facilities

4.6 Racking Systems Design

4.7 Walls, Partitions and Columns

4.8 Internal Finishes – Floor

4.9 Internal Finishes – Ceilings

4.10 Loading Bays, Docks and Ramps

4.11 Emergency Lighting and Power Systems

4.12 Tenant Signage

4.13 Plant & Equipment Installed Externally within the Tenant Area

4.14 Installation of Chilled or Cold Storage Units

4.15 Forklift Charging Requirements

4.16 Waste Control

4.17 Mechanical, Electrical, Plumbing and Fire Life Safety (MEPF)

4.18 Telecommunication Services

4.19 Security Systems

4.20 Plumbing Works

4.21 Fire & Life Safety

5 House Rules and Site Procedures 6 Reinstatement at End of Tenancy

6.1 Reinstatement Works

6.2 General Specifications

ADPC-IZ-IDO-RPT-00184 – Rev.04

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6.3 Loading Dock areas

6.4 Walls, Partitions and Doors

6.5 Ceiling

6.6 Flooring

6.7 Furniture and Fittings

6.8 Fire Protection Services

6.9 Hydraulic Services

6.10 Mechanical Services

6.11 Electrical / Communication Systems

6.12 Security / Keys

7 Health and Safety

7.1 Applicable Laws and COPs

7.2 Supervision and Inspection

8 Appendices Appendix 1 – Tenant Estidama Guidelines

Appendix 2 – Typical Signage Details Drawings

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1 Introduction

1.1 Objective and Purpose

The purpose of this document is to provide guidance on the procedures that Tenants are required to adopt in undertaking any fit out works or significant alterations both within and outside of the warehouse unit they have leased from ADPC within Kizad.

This document is intended to provide practical guidance to assist Tenants, their consultants and contractors in understanding their responsibilities, the criteria which must be met in the design and fit out of each warehouse tenancy.

All sections of this document must be read and understood by the Tenant and should also be read in conjunction with the Tenant’s Lease Agreement. In the event of any discrepancies between the contents of this guide and those of the Tenant’s Lease, the Lease shall take precedence over this document.

Whilst every reasonable care has been taken in providing the information contained within this document, this information may be subject to change. ADPC reserves the right to make changes to the document without prior notice although the Tenant that are in the process of obtaining the necessary approvals for their fitting out works shall be informed of any changes at the earliest possible. In addition, ADPC or its representatives cannot be held responsible for any inaccuracies regarding information gathered from third parties. Tenants are advised to take their own precautionary measures and to exercise all reasonable care and due diligence in their design and fit out.

NOTE: In this document “ADPC” means ADPC, KIZAD, Landlord, Employer or their appointed consultants.

1.2 Kizad Logistics Park

The project comprises 105 warehouse units, all of similar design being of steel frame construction with insulated roof and wall panelling. Each unit is separated with non-loadbearing internal walls. The project shall be developed in phases: Phase 1, Phase 2 and Phase 3.

The warehouses are provided shell and core only with no internal finishes other than fire and life safety systems, mezzanine office floor and staircase, fitted toilet and a pantry.

The warehouse usage is for storage only. No manufacturing assembly or processing activities are permitted.

1.3 Items to be Stored

Key to any proposals for the fitting out of the warehouse is the items to be stored – in particular those that need special treatment, for example if they present a fire, or an environmental, hazard.

All items that can be classed as being hazardous must be detailed in a list and provided to ADPC together with the relevant Material Safety Data Sheet (MSDS) and also details of any specific storage procedures and plans to meet the requirements of the MSDS.

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Materials to be stored shall be class I-IV commodities as listed in NFPA 13 A5.6.3.1-4.

Tenants shall submit a list of the materials they propose to store and verify their classification in accordance with those specified in accordance with NFPA regulations, with specific reference to NFPA 30 and 400.

The Tenant should also provide to ADPC any permits that may be required from statutory authorities related to the storage of the goods in the subject warehouses, such as the permits required under the Integrated Hazardous Materials Management System - United Arab Emirates (IHMMS). The Tenant must also provide details of all emergency procedures relating to any hazardous chemicals to be stored.

The Tenant is required to comply with Kizad Rules and Regulations wherein the following is required:

Rule 7.12.Hazardous Substance Management

7.12.1 Each Occupier must develop and follow:

a) A written Hazard Communication Plan in accordance with applicable Abu Dhabi EHSMS COPs; and

b) Procedures describing the methods it will use to communicate the hazards associated with chemical handling, use, storage and disposal.

7.12.2 Each Contractor (including the Contractors appointed by the Tenants for any fitting-out works) must:

a) Ensure that a material safety data sheet for each hazardous material purchased for or brought onto the Site is readily available at the Site;

b) Ensure that its personnel are trained in the recognition, proper handling and use of hazardous substances;

c) Properly label all hazardous substances and chemicals; and maintain an up-to-date chemical inventory showing an accurate list of chemicals, as well as quantities of such chemicals in addition to the material safety data sheet as at Rule 7.12.2 (a) above.

1.4 Project Team Requirements (Tenants’ Consultants

and Contractors)

Tenants are required to engage the services of suitably qualified consultants, contractors and subcontractors. The consultants, contractors and subcontractors are subject to ADPC’s approval and their trade licenses and qualifications are to be submitted to ADPC with the Detail Design Submittal.

All designers, consultants and contractors must be legally capable of working in Abu Dhabi and accordingly licensed by Abu Dhabi Municipality to submit to the works for approval by the Municipality and its service providers and Abu Dhabi Civil Defence (ADCD).

All Tenants, their consultants and contractors are required to act at all times in accordance with the laws and regulations of the United Arab Emirates and the Emirate of Abu Dhabi, Estidama rating system requirements and guidelines international “Best Practice and both the Kizad Rules and the Kizad Warehouse Rules.

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ADPC will appoint a monitoring consultant who will advise and monitor the Tenants fit out through design and execution. The project team details will be advised and recorded at the Design Kick-Off meeting.

ADPC will notify the Tenant of the ADPC representative who will be primarily point of contract for the approval process.

1.5 Insurance

All Contractors and consultants are required to arrange and keep current the following insurances. Certificates of currency of these insurance policies must be provided to the ADPC Property/ Facilities Manager prior to any work commencement. ADPC will not allow work to commence until all these documents are in place.

Workers Compensation Insurance

Public Risk Insurance (minimum of AED 5 Million)

Professional Indemnity

Contractors All-Risk Insurance

Motor Vehicle Liability

The Tenant will be solely responsible for ensuring that their value declaration is adequate to guarantee that the coverage taken is sufficient to cover their fit out works.

2 Works Approval Process

2.1 Tenant Submission Requirements and Approval

Process

A series of approvals and development coordination steps are to be followed by ADPC and the Tenant to ensure a quality fit out (refer to ADPC Approval process table over).

The earlier ADPC is involved in the Tenant’s planned works the better as APDC are able to assist Tenants, both in terms of what can be achieved and what is generally acceptable, which can avoid abortive design costs for the Tenant, reduce planning and design times and ensure the Tenant delivers a quality fit out.

Under normal circumstances, the submission should be provided not less than two months prior to the intended date for commencement of works and at least one month before the Tenant intends to seek permission of statutory authorities for any works.

Under no circumstances will ADPC be held responsible to the Tenant for procuring any statutory consent but will act reasonably at all times in supporting the occupier in doing so.

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2.2 Approval Process

The diagram overleaf illustrates ADPC approvals process.

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2.2.1 Tenant Information Pack

Prior to taking occupation of the unit, ADPC will issue a Tenant Information Pack to the Tenant which shall include the following:

Introductory letter with key milestone dates agreed between ADPC and Tenant

Base Build Drawings (As Built) and Specifications (Referenced also as Lease Outline

Drawings)

Tenant Fitting-Out Guidelines (Latest Revision)

ADPC Approvals Forms

Sample Forms from other Authorities (for Information)

Kizad Rules (Latest Revision)

Tenant Estidama Guidelines (Latest Revision)

Kizad Occupier Technical Guide

ADPC Document Control System

Base Build Fire & Life Safety Report

Any other relevant available information for the demised unit

2.2.2 Tenant Submission Requirements

Each Tenant will be required to submit design drawings, specifications, schedule of works and construction programme for the construction of the premises to ADPC for approval. It is advised that the Tenant, along with the Tenant’s consultants, shall attend a Kick-off meeting as soon as possible after committing to lease a warehouse.

Upon receipt of the documentation and following the Kick-off meeting, the Tenant shall produce all drawings necessary to fit out the unit. The fit out design may comprise a number of submissions, which may be broadly grouped in the following stages:

Scope of works/ concept design

Fully Detailed Design, working drawings and specifications

Coordinated drawings indicating existing and proposed MEP installations.

2.2.3 Concept Design Submission (optional)

Tenants are required to submit Concept Design for the proposed fit out work unless agreed by ADPC and Tenant is not required.

On another hand and even if not required by ADPC, Tenant may wish to submit the Concept Design for ADPC review in order to avoid any abortive design work. The Concept Design provides and illustrates the design intent for the unit. However, the Tenant may proceed immediately with submittal of Full Detailed Design Documentation.

Each such submission must include 2 hard copy sets (A0 or as agreed by ADPC) plus 4 soft copy sets of drawings. Drawings could include, but are not limited to:

Floor Plans at 1:50 or 1:100 scale as appropriate.

Reflected ceiling plan of the proposal showing lighting and schematic HVAC layout

Typical sections showing racking heights and any proposed ceilings

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Alterations or additions to loading bays

Electrical Loads

Internal Communication Systems (LAN, WLAN &Telephony) Layouts

Proposed modifications or additions to the installed Base Build systems

Alterations or additions to loading doors, docks or ramps

Initial Estidama report

Any other details and/ or information that may be required by ADPC for the fit out works of the Tenant.

Following review by ADPC, a copy of the proposal shall be returned with all comments for the Tenant to incorporate into the Detailed Design Submission.

2.2.4 Detailed Design Submission

Following approval of the Concept Design (unless omitted – see above), the Tenant is required to submit a fully coordinated Detailed Design fit out proposal to ADPC at least one month before any submission to Statutory Authorities. This Detailed Design submission shall document all Tenant’s works for the fit out of the premises and shall comply with all statutory, legal, technical and ADPC requirements and is consistent with the approved Concept Design, if appropriate.

The Detailed Design submission will include the provision of dimensioned drawings and other information containing sufficient detail to identify any proposals that:

Modify the building fabric

Affects any part of the building’s load bearing capacity

Alter the building’s external appearance

Provide for connections to the Base Build Mechanical, Electrical and Public Health

Services

Identify any Base Build MEP service which requires increasing in size to cater for the needs of the Tenant design.

Require services to be run outside the agreed demised area, or that require external plant and equipment

Each application must include 2 hard copy sets (A0 or as agreed by ADPC) and 4 soft copy sets of drawings.

The following shall be provided as a minimum:

Plans, sections elevations of all internal layouts at 1:50 or 1:100 scale as appropriate.

List of materials to be stored and relevant Material Safety Data Hazard Sheets

(MSDHS) for hazardous materials

Any permit or NOC relating to the storage of materials above e.g. IHMMS

Estidama points checklist

Tenant emergency procedures relating to the stored materials. (if applicable)

Tenant Fire Strategy document

Reflective ceiling plan of the proposal including any fixtures and fittings.

Lighting Layout

Electrical Loads including Small Power, lighting and any special supplies

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All modifications with additions to the installed Base Build systems

Any amenity in the kitchens

All new proposals and/or modifications and additions to heating, ventilation, air conditioning and fire protection systems.

Floor loading and associated calculations

Any alterations or additions to loading doors, docks or ramps

Racking drawings, including plans, sections and details of fixings

Specification for all proposed materials and MEP systems.

Samples of all proposed external materials

Design Health and Safety risk assessment

Method statements for all works presenting alteration to the Base Build and for any other works that seen major or mandatory to proceed only upon ADPC approval on the method statement.

For external works, quality, surface finish and colours of all materials are to be indicated on the drawings or described in a separate specification. Colours are to be specified by an internationally recognized notation (e.g. BS or Pantone) and samples of materials are to be submitted.

2.2.5 Approval Process Meetings

A number of meetings are identified on the Approvals Process Path Diagram. These meeting requirements are at the discretion of ADPC. The kick-off and the prestart meeting are obligatory, other meetings shall occur if required by ADPC and/or the Tenant.

2.2.5.1 Design Kick-off Meeting

A kick-off meeting is to be held and will be arranged by ADPC. The meeting is to create a working relationship between the ADPC, Facilities Manager, Tenant and the Tenant’s consultant. The meeting shall be held to guide the Tenant through the approval procedure and to establish the basis of a good working relationship.

Meeting Attendees:

Tenant or Tenant’s representative

Tenant’s Designer

ADPC’s representative

Preparation:

No detailed drawings are required at the time of this meeting although the Tenant will need to outline his proposals in relation to the activity and function of the Unit and provide an indication of the materials to be stored. The Tenant’s consultant will need to explain the design concept and highlight any known modifications that will be proposed to the Base Build.

Meeting discussions:

Establish the lines of communication and points of contact

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The respective ADPC and Tenant works (scope of works) including:

The design review and approval process

Discuss ADPC’s and UPC’s Estidama requirements

Drawing submittal requirements

Set a program for the various steps required for the Fit out design and construction

The Municipality approval procedure (including Abu Dhabi Civil Defence (ADCD))

Construction procedures

Confirm insurance requirements

The Unit handover procedure

Handover meeting

Any queries Tenant or Tenants consultant has with the design criteria or general queries

Confirm receipt of, and answer any queries with regards to:

Tenants Information Pack

Tenant Fit out Guidelines (Latest Update)

2.2.5.2 Construction Pre-start Meeting

The meeting is required to discuss site rules, health and safety issues, agreed access and programme, as well as further items such as working hours, waste/ rubbish disposal, deliveries and the establishment of progress meetings. The progress meetings will review works programme and progress, the operation of the permit to work system and any issues affecting the smooth operation of the building.

Meeting Attendees:

Tenant or the Tenant’s representative

Tenant’s designer

ADPC’s representative / Tenant Coordinator

Tenant’s Fit out Contractor (Fit out contractor to be approved by ADPC management approval prior to appointment)

Preparation:

Tenant Designer to confirm that all drawings are completed and approved as per

ADPC comments.

Tenant Contractor to submit detailed construction / Fit out programme.

Tenant Contractor to submit Health and Safety Information.

Tenant Contractor to submit Security Plan

Tenant Contractor to submit Construction Environmental Management Plan

Meeting Discussions:

Site rules applicable to all contractors, subcontractors and agents on site

Specific site logistics

Health and Safety on site

Contractor to present copy of programme

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Hoarding requirements

ADPC/ UPC’s Estidama requirements

Explain procedures regarding power release

Update on drawings approval status

Check receipt of: ADM, ADCD, ADEWA and all other relevant authorities approved drawings and NOCs

Proof of requisite insurance cover

Site inspection regime and completion of handover certificate

Ensure that all parties contact details are recorded

2.3 Statutory Authority Approvals

The Tenant is responsible for obtaining all Authority approvals. ADPC will act reasonably at all times in supporting the occupier in procuring his statutory consent.

The Tenant must submit their Detailed Design submission to ADPC before submitting to Statutory Authorities. All necessary fees are to be paid by the Tenant to the respective authorities.

The list below is intended to provide advice on the Local Authority requirements; however it is advised that Tenants contact the departments to check on any change in these requirements.

Application to Abu Dhabi Municipality for its Fit Out Permit

Submission of a Tenant Fire Life Safety Plan and relevant fire safety systems documentation to Abu Dhabi Civil Defence (ADCD).

Abu Dhabi Civil Defence (ADCD) approval and inspection, before completion and handover.

All sprinklers and fire alarm drawings and either installation or alteration works are to be completed by a Abu Dhabi Civil Defence (ADCD) approved contractor.

Each individual Tenant is to approach and submit to ADCD shop drawings for approval. The Tenant is to incorporate these Abu Dhabi Civil Defence (ADCD) comments into their design.

The Tenant is to approach Abu Dhabi Civil Defence (ADCD) for an inspection of the premises prior to opening.

All Mechanical Services shall comply with the requirements of Abu Dhabi

International Mechanical Code (ADIMC)

All Plumbing Services shall comply with the requirements of Uniform Plumbing Code of Abu Dhabi Emirate (UPC-AD)

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All Drainage Services shall comply with the requirements of Abu Dhabi Sewerage

Services Company (ADSSC) design guidelines

All Electrical Services shall comply with the requirements of RSB electrical wiring and electrical supply regulations

Upon receipt of approval the Tenant is to furnish ADPC with all approval copies prior to ADPC issuing Completion NOC.

Prior to completion of the Tenants Works, the Tenant must take all necessary action to close out the permits he has applied for in relation to his works, the Tenant or Tenant’s Contractor, is responsible for the closure of all statutory permits relating to his Works. All statutory inspections (eg Abu Dhabi Civil Defence (ADCD)) should be identified on the Tenants fit out programme (required to be submitted to ADPC). The Tenant must submit copies of all related documentation and all Statutory Completion Certificates to ADPC for their records.

2.4 Tenant Estidama Submittal Requirements

Tenants are not required to make a UPC Estidama submission. They must, however comply with the ADPC’s requirements set out in Appendix 1 explaining all Estidama requirements.

The Tenant’s fit out works (design and construction) is obliged to obtain certain Estidama credits in order to maintain the mandated Pearl 2 Rating achieved already by ADPC for the development. The Tenant is obliged to submit Estidama checklists to ADPC along with the Detailed Design submission. All information pertaining to Estidama must be submitted to ADPC for ADPC’s onward submission to the relevant Authorities. Should the Tenant fall short on Estidama points upon ADPC’s review of the Detailed Design submission, ADPC will inform the Tenant as part of their review response and the Tenant will then be required to resubmit revised design information and revised Estidama checklist to the satisfaction of ADPC and to achieve the necessary Estidama points.

For further information, refer to section 4 Design Guidelines.

2.5 Pre-Construction Approvals

No approval for construction shall be granted until ADPC’s Commencement NOC and all Statutory Approval document copies and NOC certificates have been submitted and accepted by ADPC.

The documents below must be submitted before ADPC will approve commencement of the Works.

Copies of all approved drawings and NOCs from Statutory Authorities

Contact details for project team

Insurance documents

Risk Assessments

Method Statements

A programme of works detailing the complete project including the dates of submission of documentation

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Programme and draft format for the final O&M Record Documentation.

Appropriate Health and Safety Documentation

Construction Phase Health and Safety Plan

Construction Phase Fire Safety Plan

Construction Security Plan

Details of the Proposed Contractor and sub-contractors

A statement identifying any implications on the maintenance of the Landlord’s plant and equipment.

2.6 Monitoring of the Works

The fit out shall comply with the approved drawings, specifications and method statements.

ADPC or ADPC’s appointed representatives will make periodic checks at site to ensure compliance. The Tenant will ensure that copies of the approved drawings are retained at site for the ADPC’s representative’s reference.

The Tenant shall ensure that the fit out is carried out in a manner that minimises disruption to other occupants. In particular:

Ensure Life safety services and escape staircases are maintained at all times during the fit out.

Ensure that adequate security arrangements have been agreed with ADPC.

Nuisance arising from dust is reduced to a minimum.

Noise is suppressed to reasonable levels and maintained within limits commensurate with an occupied building.

The use of plant and equipment that may cause nuisance will not be permitted between 07:00 and 19:00 hours.

No work can be carried out outside the customer’s demise without specific approval.

This will require a Permit to Work.

The Tenant must follow the Kizad Site Rules that shall be issued to the Tenant as part of the

Tenant Information Pack.

2.7 Permits to Work

Applications for ADPC NOCs and permits must be prepared and submitted in accordance with the relevant ‘Request for NOC Form’ and include supporting documents. A covering letter should be kept in the absence of a ‘Request for NOC Form’.

All areas will be secured and access only issued to the Tenant’s contractors in possession of an appropriate permit(s).

A permit to work system will be operated by ADPC, and Tenants shall ensure that their appointed contractor(s) fully co-operate in the operation of this system.

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A Permit to Work will be required in the following circumstances:-

Any structural works, including cutting of holes in load bearing parts

Any works involved with the installation of plant and equipment on the roof

Any works that involve special risks, such as working at heights/confined spaces

Any works that involve connection to the Base Build systems

Any works that involve significant noise, vibration, dust or other nuisance to the normal operation of the building or that could have an adverse effect on other tenants in the building

Hot Works and works likely to affect the fire alarm, detection devices, sprinkler systems or security system (such works include soldering, brazing, or welding;

painting especially sprays; use of blowlamps, any works likely to cause dust etc.)

Works likely to affect the water supply or main drainage system of the building

Works to areas which require contractors to operate in the public and/ or the communal areas.

Where necessary, where works require access to another tenant’s leased area, ADPC will arrange for the Tenant’s contractor to be escorted to the required areas for the period of works. A charge may be raised to allow this service.

A minimum of 48 hours’ notice is required in writing prior to a request for a Permit to Work and a site and task specific method statement and risk assessment must support each request.

Any work on the Base Build services must be carried out under the Permit to Work system, and under no circumstances is work to be carried out on electrical or other services in a ‘live’ condition.

Hot works will not be allowed without ADPC’s Hot Work Permit and will be subject to the submission of a satisfactory site and task specific method statement and risk assessment.

The issue of a Hot Work Permit may be subject to the isolation of detection devices in the work area, where devices are to be isolated, a fire watch will be required and should be arranged through the ADPC Team. There will be a charge raised to the Tenant for this service.

No welding, or other equipment utilising or producing heat or flame, or petroleum fired generators, compressors etc. is to be used by the Tenant or any of his appointed contractors without an ADPC Hot Work Permit from the ADPC.

No fuel or gas cylinders are to be stored within the building during construction.

The Tenant and/or his contractor must provide adequate and suitable portable fire extinguishers where and when necessary.

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Under no circumstances should the proposed works commence prior to authorisation of the permit.

Consent to any permit does not relieve the Tenant from any statutory or safety obligations.

Smoke Heads must be protected during works to prevent contamination and protection must be removed prior to the reinstatement of detection devices.

Notwithstanding conditions covered in this document relating to health and safety per

ADPC regulations, ADPC reserves the right to suspend the works any time the

Tenant and/ or any of his representative and/ or any of his contractor(s) fail to adhere to acceptable working practices. Should this action prove necessary, notice will be given to the Tenant in writing and no claims of any nature arising from the action will be entertained by ADPC.

2.8 Completion of the Works

“As built / installed” drawings, consistent with ADPC Document Control System, together with completion certificates, commissioning information etc. must be promptly submitted following completion of the works within a maximum of 28 days. The format of this information should be agreed with ADPC and the submission shall be in both soft and hard copy format.

The Tenant should ensure that ADPC receives the benefit of all warranties and guarantees in respect of any services for which ADPC is responsible for the maintenance or performance so that ADPC may (in addition to the Tenant if necessary) enforce these warranties and guarantees directly.

Any damage noted after works have been carried out that has not been drawn to the notice of ADPC will be attributed to the permit holding contractor who will be responsible for rectification on behalf of the concerned Tenant.

2.9 Post Practical Completion

The Tenant will, within 28 days of completion (as certified by Tenant’s consultant/ contractor) of the fitting-out works, provide ADPC with the following:

Two complete hard copy sets and two soft copy sets of record drawings, specifications and other record material covering all aspects of the works carried out.

The size and format is to be agreed with ADPC.

Two sets of data confirming all M & E services that have been altered have been re-commissioned in accordance with re-commissioning procedures in a format to be agreed with ADPC. All information including drawings and Specification should be provided in agreed electronic format (such as Word 2010 and AutoCAD 2010)

Two copies each of all statutory approvals.

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2.10 Fees and Charges

There are no ADPC fees and charges for submissions or for monitoring the Tenant’s works.

Each Tenant is responsible for payment of all fees and charges associated with all Local Authority submissions.

3 Conditions of the Premises – Base Build

This section defines the condition of a tenancy, and the design specifications, and codes specific to the Tenants building services design that must be followed by the Tenant and their consultants in order to achieve approval and satisfy local regulations.

This section consists of two parts:

Part 1. The “Condition of the Premises & Responsibility Assignment Table” which provides a summary of the key scope and specifications items, and outlines ADPC and Tenant responsibilities.

Part 2. A detailed “Building Services Condition of Premises and Design Criteria” which provides the balance of the information required by the Tenant and Tenant’s

MEP consultants when designing the fit-out works for the leased warehouses.

The Tenant will also be issued with a set of drawings as part of the Tenant Leasing Pack, which provides a graphic representation of ADPC Works within the Unit. These specifically identify the location of Landlord-provided services, as well as supplementary technical information.

3.1 Architectural and Civil Works

No. Item Landlord Works

Tenant Works

D es ig n b y

A p p ro ve d b y

B u ilt b y

3.1.1 Floor Unfinished fair face ground

slab load for warehouse floor.

Loading: 20 KN/m2 or 4 tonne back to back leg loads on 100x100mm base plates.

Any penetration or alterations to ground floor slab to be submitted to ADPC for approval.

Floor finish by Tenant to suit Tenant requirement.

Note: Estidama requirement for low emitting products

L L L

3.1.2 Mezzanine

Floor

Unfinished concrete slab.

Loading: 5 KN/m2

Floor finish by Tenant to suit Tenant requirement. L L L

31 October 2013 Page 20 of 47 es ig n b y

A p p ro ve d b y

B u ilt b y

3.1.3 Structural

Columns

Steel painted with primer and top coat. Steel encased in concrete where unit is within unit to unit dividing wall

No changes permitted to structural columns L L L

3.1.4 Roof

Structure and finish

Secondary structural steel and composite insulated roof deck

No changes permitted to roof structure. Any loading on roof structure to be submitted for approval

L L L

3.1.5 Roof lights Polycarbonate double glazed

sheeting

Any modifications to be submitted to ADPC for approval

L L L

3.1.6 Separating

Walls

Non loadbearing unfinished block work

Any modifications or penetrations through walls to be submitted to ADPC for approval

L L L

3.1.7 Ceilings Unfinished underside of

composite aluminium roof panels. No suspended ceilings provided (with exception of bathroom and pantry area where ceiling is provided as per drawings)

Tenant to install suspended ceilings where required. Submit RCP and material details for ADPC approval

T L T

3.1.8 Internal

Finishes

Finishes to pantry and toilet only

Any modifications material fabric to be submitted to ADPC for approval.

Tenant internal finishes to be submitted for approval

T L T

3.1.9 Stairs

(internal)

Stairs to mezzanine are provided

Any modifications to be submitted to ADPC for approval. Escape stairs to satisfy the local fire regulations.

L L L

3.1.10 External

walls

Lower walls: block work with render

Upper walls: aluminium composite

Any alterations or modifications affecting the external envelope or appearance of the warehouse to be submitted to ADPC for approval.

L L L

3.1.11 External

doors and windows

Tinted glazing to entire length of office space.

External metal doors with metal frames

Any modifications to be submitted to ADPC for approval.

Any modifications to doors location or sizes to be approved by Abu Dhabi Civil Defence (ADCD).

Ensure a lockable and fire rated condition to satisfy the local fire regulations and fire strategy

L L L

3.1.12 Internal

doors

Internal doors included in Base Build (as per drawings)

Other than those provided in the Base Build, Internal doors by Tenant. Layout and type of door to be submitted for ADPC approval. Fire doors to be approved by Abu Dhabi Civil Defence (ADCD) and Tenant to provide relevant fire certification

L L L

31 October 2013 Page 21 of 47 es ig n b y

A p p ro ve d b y

B u ilt b y

3.1.13 Roller

Shutter Doors

Insulated steel overhead door electrically automated roller shutter door provided.

Proposed modifications to roller shutter or dock loading doors to be submitted to ADPC for approval

L L L

3.1.14 Landlord

provided toilet facility

2 no. toilets fully fitted out with all fixtures & fittings

Any Tenant proposed modifications to toilets ADPC for approval

L L L

3.1.15 Landlord

provided pantry facility

Each unit has fitted kitchen to include base and wall units, sink, floor and wall tiling, suspended ceilings and lighting.

Any Tenant proposed modifications to kitchen to be submitted to ADPC for approval

L L L

3.1.16 Loading

dock area

Interlock paving to ground level

Ramps. Non slip concrete finish

Dock levellers, dock shelters, dock curtains, wheel guides, bollards, wall partition, rubber bumpers and traffic lights (if required) are to be by Tenant. Details to be submitted for approval

T L T

3.1.17 Tenant

signage

Site wide plot signage only provided by Landlord. Within tenancy units only statutory fire escape signage are provided by Landlord.

Tenant to provide details of all required additional signage for ADPC approval.

T L T

3.2 Condition of the Premises - Air Conditioning and

Ventilation

No. Item Landlord Works Tenant Works

D es ig n b y

A p p ro ve d b y

B u ilt b y

3.2.1 Air

conditioning supply and return air ducts

No air conditioning is provided to the premises by the landlord except for a single split A/C Unit serving the electrical room. Power provisions are provided as part of the electrical panel of each warehouse to enable warehouse Tenants to install their own air conditioning system

By Tenant.

Note minimum ventilation rate as per Abu Dhabi IMC 2009.. Comply with Estidama credits:

LBi-R1 Healthy Ventilation Delivery, LBi-R2 Smoking Control, LBi-1 Ventilation Quality, RE-R1 Minimum Energy Performance RE-R2 Energy Monitoring & Reporting RE-R3 Ozone Impacts of Refrigerants & Fire Suppression Systems IDP-R3 Basic Commissioning

T L T

3.2.2 Air handling As above By Tenant.

31 October 2013 Page 22 of 47

No. Item Landlord Works Tenant Works es ig n b y

A p p ro ve d b y

B u ilt b y

& Ventilation Units

Installation of all plant and equipment to be submitted for approval. All Air handling units shall be Mechanically protected from all vehicles

3.2.3 Fan coil

units

As above By Tenant.

Installation of all plant and equipment to be submitted for approval

T L T

3.2.4 Toilet

Extract

Toilet facility fully fitted with extract.

Any modifications to be submitted to ADPC for approval

L L L

3.2.5 Kitchen

extract

Kitchen facility fully fitted, with extract

Any modifications to be submitted to ADPC for approval

L L L

3.2.6 Smoke

Extract system

Smoke extract system provided to extract smoke in case of fire via smoke vents in the roof structure of warehouse. Mechanical fans for smoke extract are not provided

Tenant to ensure that no installations to interfere with the existing smoke vents and is required to obtain Abu Dhabi Civil Defence (ADCD) approval.

For compartment exceeding 4,830 m2 the Tenant to provide fire engineered solution and also gain Abu Dhabi Civil Defence (ADCD) approval

L L L

3.2.7 Air

conditioning condensate drain

None Condensate from Tenant air conditioning plant shall be properly designed discharged into the main drainage system.

Tenant is required to comply with all relevant Estidama requirements subject to the selected air conditioning system. Also, Tenant is required to obtain necessary permission on the proposed aesthetic solutions to ‘conceal’ the condenser unit and to discharge the condensate into the main drainage system

T L T

3.2.8 Access

provision

None Tenant shall provide all necessary access provisions to all Landlord and Tenant MEPF services.

T L T

3.2.9 A/C to

Electrical Room

Split Unit is provided for Electrical Room

Tenant to provide any other required A/C systems

– see above.

3.3 Condition of the Premises - Plumbing and

Sanitary

No. Item Landlord Works Tenant Works

D es ig n b y

A p p ro ve d b y

B u ilt b y

31 October 2013 Page 23 of 47 es ig n b y

A p p ro ve d b y

B u ilt b y

3.3.1 Water

supply

Boosted water through underground water mains network. (No cooling or filtration of water is provided).

However, distribution inside toilets and pantry are fitted.

Further distribution within the tenancy area, if required by the Tenant, shall be designed and installed by the Tenant and submitted to ADPC for approval.

3.3.2 Drainage

One waste water pipe is provided for each Tenant.

Two pipe soil and waste together with vent installation.

Drainage provided to toilets and pantry.

Further distribution within the Tenancy shall be designed and installed by Tenant and submitted to ADPC for approval.

T L T

3.3.3 Floor Drain No floor drains provided in

warehouse area.

Floor drains within warehouse, if needed by the Tenant, then it is to be supplied and installed by Tenant and submitted to ADPC for approval, including any penetrations to structural slabs.

T L T

3.3.4 Storm Water

Drainage

Roof collection system, free discharge at ground floor outside warehouse.

Any changes proposed by Tenant to be submitted for approval by ADPC.

L L L

3.3.5 Landlord

provided toilet facility

Fully fitted by Landlord Any changes proposed by Tenant to be submitted for approval by ADPC

3.4 Condition of the Premises - Fire and Life Safety

D es ig n b y

A p p ro ve d b y

B u ilt b y

3.4.1 Smoke

extract

Smoke extract system provided to exhaust smoke in case of fire via smoke vents in the roof structure of warehouse.

Mechanical fans for smoke extract are not provided.

Tenant installations not to interfere with smoke vents. Any modifications to be submitted for approval. For compartment exceeding 4,830m2 Tenant to provide fire engineered solution and gain Abu Dhabi Civil Defence (ADCD) approval.

L L L

3.4.2 Sprinkler

systems

Tenancy is fully sprinklered in accordance with NFPA and Abu Dhabi Civil Defence (ADCD) requirements.

Any Tenant modifications to sprinkler system to be submitted to ADPC and Abu Dhabi Civil Defence (ADCD) for approval. If the Tenants provide a new ceiling within any part of their demise then a new sprinkler network shall be

31 October 2013 Page 24 of 47 es ig n b y

A p p ro ve d b y

B u ilt b y extended to below the ceiling.

3.4.3 Inert Gas

systems

Not provided If required Tenant to provide details for ADPC and Abu Dhabi Civil Defence (ADCD) approval

T L T

3.4.4 Fire

extinguisher

Fire extinguishers are provided in accordance with

NFPA 10.

Tenant is to provide any additional extinguishers required to suit their layout and their approved Tenant Fire Strategy. All to be approved by ADPC and Abu Dhabi Civil Defence (ADCD)

3.4.5 Hose reels

Hose Reels are provided in accordance Abu Dhabi Civil Defence (ADCD) requirements and with NFPA 14.

Tenant is to provide any additional fire hose reels required to suit their layout and their approved Tenant Fire Strategy. All to be approved by ADPC and Abu Dhabi Civil Defence (ADCD)

L L L

3.4.6 Smoke and

heat detection

Fire detection is provided in accordance with NFPA 72 and Abu Dhabi Civil Defence (ADCD) Requirements.

Tenant is to provide any additional smoke or heat detectors required to suit their layout and their approved Tenant Fire Strategy. To be approved by ADPC and Abu Dhabi Civil Defence (ADCD)

3.5 Condition of the Premises - Electrical

D es ig n b y

A p p ro ve d b y

B u ilt b y

3.5.1 Power

supply

Electrical room with electrical sub main distribution board/ distribution board.

One meter is provided at each standard warehouse unit.

All works from distribution board by Tenant T L T

3.5.2 Power

supply (for units with refrigeration capacity)

Electrical room with electrical distribution board and distribution board by Landlord.

All works from distribution board by Tenant T L T

3.5.3 Lighting

No task/ function lighting has been provided within the warehouse area (only emergency lighting). Minimal lighting provisions and points provided to the common area.

Tenant to undertake any lighting design modifications to the existing Base Build provision within the reception area and undertake design and fit out of warehouse zone lighting as required, 31 October 2013 Page 25 of 47 es ig n b y

A p p ro ve d b y

B u ilt b y

3.5.4 Power point

outlets

Minimal small power provisions are provided to the Landlord supplied equipment within the warehouse (i.e. – roller door isolator).

Tenant to undertake any small power design modifications to the existing Base Build provision within the common area and undertake design and fit out of warehouse zone small power as required, T L T

3.5.5 Link to

Telecoms SP (Service Provider)

Each warehouse is provided with ONU (Optical Network Unit) connected to the Telecomm Service Provider Network through a fiber optic cable.

Tenants are to approach ADPC-IT regarding the requested Telecom services (Telephony, Fax, Internet access and/or WAN links).

T L T

3.5.6 Internal

Telecoms

SP Uplinks to tenant internal network only.

Internal telecoms work (Voice, Data & wireless) by tenant upon approval by ADPC-IT.

L L L

3.5.7 Emergency

Lights

Self-contained emergency exit lighting installed to ensure safety for occupants and facilitate safe evacuation of buildings.

Emergency lighting to be altered by tenant as per the racking layout and only upon approval by Abu Dhabi Civil Defence (ADCD)

L L L

3.5.8 External

lighting

External lighting to streets and building perimeter.

Additional external lighting for the forecourt, to provide task light to the loading area, to illuminate signage and for maintenance of external plant will be the responsibility of the Tenant and will be subject to approval by ADPC. Lighting must be warehouse mounted.

T L T

3.5.9 Security/Acc

ess control

No Landlord provision All security and access control by Tenant. All necessary permissions to be obtained by Tenant.

T L T

3.5.10 CCTV No Landlord provision Tenant to provide all CCTV and obtain necessary permissions.

T L T

3.5.11 Fire alarm Interfaced with site wide

system. Fire alarm control panel (analogue addressable), addressable smoke / heat detection, sounders, call points and interface devices as required by code to suit Base Build.

Tenant to undertake modifications in accordance with NFPA 72 and the UAE Fire Code where the structure / partitioning are amended by the Tenant. No alterations are to be made without approval.

31 October 2013 Page 26 of 47

4 Design Guidelines for Tenant Fit Out This section details the general design criteria and guidelines for all proposed works to be carried out within the Tenant’s Unit. The section also outlines the required compliance of all designs with ADPC and Kizad rules, regulatory authorities, laws and adopted standards and International Best Practice.

4.1 Estidama Rating System

‘Estidama’, is Abu Dhabi Government’s programme of sustainability. As part of Estidama, the Abu Dhabi Urban Planning Council has developed the Pearl Rating System (PBRS).

The PBRS is a comprehensive framework for the sustainable design, construction and operation of communities and buildings that supports the social and cultural traditions and values of the Emirate.

The development shall achieve a minimum Pearl 2 Rating. In order to do this, the fit out works of the Tenant’s must:

a. meet all mandatory credits required by the Pearl Building Rating System (PBRS); and

b. meet the credits of PBRS that are selected by ADPC for this development to achieve the Pearl 2 Rating (60 points) with additional buffer.

These credits are contained in Appendix 1 ‘Tenant Estidama Guidelines’. The Tenant must work with ADPC in meeting its sustainability targets through compliance with a number of sustainability initiatives and targets outlined in the supporting Estidama document.

The Tenant is required to submit an Estidama checklist and supporting documentation along with the Detailed Design Submission.

4.2 Structural Base Build Modifications

Any works that could affect the structure, including drilling holes, making openings and adding loads to the structure will require approval by ADPC.

No penetrations are allowed through beams and columns.

Tenants have responsibility to ensure that at all times no part of the premises is overloaded.

4.3 Floor Layout Changes

Tenant floor plans must be submitted to ADPC for approval. Floor layout changes may involve the creation of cellular offices and any partitioning to the mezzanine office floor.

All fire exits within the tenancy are to be incorporated in the Tenants design. All fire exit routes are to be kept clear and accessible at all times - including during the construction and fit out period.

All plans must comply with Kizad guidelines, the Tenants own Fire Life Safety Strategy and must obtain the necessary approvals from Abu Dhabi Civil Defence (ADCD).

31 October 2013 Page 27 of 47

4.4 Multiple Units and Joining Units

This section is only applicable for multiple units wherein more than one unit is joined per the Base Build or if units are to be joined by the Tenant upon ADPC approval.

The Tenant must utilize design solutions and construction methods of the least impact on the integrity of the Base Build elements and systems.

For this purpose, the following to be noted:

The Tenant must identify on plans all elements of structural and non-structural and fire rated walls proposed to be removed/ demolished to create the overall area of the warehouse. If joining units is required, Concept Submission by Tenant is mandatory.

As part of the Pre-Construction Submission, the Tenant is required to submit the method statement for all construction works that shall be carried out by the Tenant to achieve the proposed design. Construction works shall commence only upon ADPC approval on the method statement. Method Statement shall address:

Proposed materials

Demolition methods and procedures

Construction methods and procedures

Equipment and machinery to be used

Waste collection and removal methods

Control of noise, pollution and construction activities on the overall operation of the compound especially the adjacent units.

Health and safety measures including checking the impact of the proposed changes on the HSE aspects of the adjacent structures and surrounding structures.

Quality control and quality assurance measures that shall be implemented to provide the necessary assurance to the Landlord that the safety and integrity of the Base Build shall be protected.

The Tenant to include a detailed survey of existing conditions including an examination of the adjacent units and the interface with the surrounding structure.

Prior to commencement with construction, the Tenant shall identify and report any damages noted in the existing conditions that require repair and/or correction prior to commencement of construction works.

Each and every Tenant will be required to produce and submit a Tenant Fire Strategy for approval by ADPC and Abu Dhabi Civil Defence (ADCD). However in the case of joining multiple units the Tenant’s obligations in respect of fire are more onerous.

Means of egress: any amendment to the Base Build exit doors or staircase or loading ramp that are currently provided can impact the means of egress and any changes will need to be reviewed and approved by ADPC and Abu Dhabi Civil Defence

(ADCD).

31 October 2013 Page 28 of 47

Where individual units are combined to form an open area exceeding 4,830m2, separating walls structural fire resistance will need to be reassessed and the Tenant will have to address other fire conditions. It is the Tenants responsibility to obtain the necessary approval from Abu Dhabi Civil Defence (ADCD) on the proposed layout.

Smoke vents are provided for smoke purging in every warehouse. If a Tenant plans on having a compartment greater than 4,830m2, then an engineered smoke control system is required as per the Abu Dhabi Civil Defence (ADCD) requirements.

Emergency Command Centre: an emergency command center containing the equipment listed in the FLS report will be required in each building exceeding

4,830m2 in area, in accordance with NFPA requirements.

In the case of multiple unit…