Ricoh Canada RFP Feb2014 CE v7 Lr Spreads

RICOH CANADA

OXFORD AIRPORT BUSINESS PARKCALGARY, ALBERTA

PROPOSALPOSAL

TABL

E OF C

ONTE

NTS01. EXECUTIVE SUMMARY

03. RESPONSESECTION 1 — BUILDING PARAMETERS 3Owner 3Building 4Premises 4Parking 5SECTION 2 — ECONOMIC TERMS 5Commencement Date 5Lease Term 6Rental Rate 6Rent Abatement 6Escalation 7Real Estate Taxes & Operating Taxes 7Other Occupancy Costs 8Tenant Improvements 8Preliminary Plan 9Space Plans 9SECTION 3 — OPTION 10Lease Termination 10Right of First Refusal 10Renewal Option 11SECTION 4 — OTHER PROVISIONS 11Persons with Disability Compliance 11Audit Rights 12Brokerage Commission 12Building Access 12Competing Use Provision 12Hazardous Materials 13HVAC 13Janitorial Services 13Security 14Signage 14Occupancy 14Relocation 15Restoration 15Subletting / Assignments 15Contingency 16

11. SCHEDULESSchedule I – Master Site Plan 17Schedule II – Building Plan 18Schedule III – Photos 19Schedule IV – Elevations 20Schedule V – Floor Plans 21

19. APPENDIXAppendix I – Oxford Properties Group 25Appendix II – Location, Access and Amenities 26

EXEC

UTIV

E SUM

MARY

Oxford Properties Group is pleased to submit a lease proposal to Ricoh Canada Inc. (“Ricoh”) for Building E at Oxford Airport Business Park (“OABP“). Oxford is proposing a brand new facility to meet Ricoh’s request for office and warehouse premises for their Calgary facility.

Our team has given substantial thought to the objectives of Ricoh. Oxford Airport Business Park is situated at the gateway to the Calgary International Airport and offers Ricoh the benefit of increased capacity, a competitive cost structure, and a strategic location.

Oxford offers the expertise required to realize every aspect of this project, from site design and construction to property management. With our proven track record in real estate development and a significant presence in the Calgary real estate market, Ricoh can benefit from collaborating with an experienced, trusted partner.

We aim to meet Ricoh’s objectives in the following ways:

1. Accommodate growth and provide flexibility.Oxford Airport Business Park is designed to provide flexibility to support Ricoh’s current and future needs. As a master planned, flagship business park with 4 million square feet of office, hotel, amenity retail, and premier industrial space, Oxford Airport Business Park will accommodate growth and is an ideal location for Ricoh.

2. Create a competitive cost structure. Our proposal is based on a competitive base rent derived from our assumptions regarding Ricoh’s building requirements. We will work with Ricoh to refine the specifications that best address business needs.

3. Deliver a state-of-the-art facility. Oxford’s experienced development team is currently completing 13 projects with a total of 5 million square feet and $4.6 billion in development projects, including new build projects in Canada, the US, and the UK. Ricoh can expect a seamless development process from start to finish.

Key business advantages at Oxford Airport Business Park:

• Prominently located at the gateway of the Calgary International Airport in the Stoney Industrial sector with direct access to Deerfoot Trail

• Sustainable, efficient design features• Flexible and modern design facilitating tenant growth

1

The proposal outlined below is made subject to the following legal conditions:

• The Landlord’s satisfaction regarding the credit worthiness of Ricoh;• Mutually agreed formal and binding lease documentation being

negotiated and entered into between the parties; and• Oxford Senior Management approvals.

Oxford authorizes Ricoh to communicate this proposal to its officers, directors, employees, and legal, real estate and financial advisors on the understanding that Ricoh will inform such representatives of the confidential nature of such information and obtain their commitment to maintain its confidentiality.

Thank you for the opportunity to present the Oxford Airport Business Park as an office and warehouse solution for Ricoh. We encourage you to visit www.oxfordairportbusinesspark.com to view photos, video, and details on the site. We look forward to potentially acquiring your tenancy in Oxford Airport Business Park.

Ricoh Canada Inc.Lease Proposal at Oxford Airport Business Park

Oxford proposes a lease arrangement between OREC (Calgary) Holdings Inc. and Ricoh Canada Inc. The following will form the basis of the business terms of the lease. The proposed terms outlined below are for discussion purposes only and are not binding on either the Landlord or Tenant in any manner.

Ricoh’s requirements as outlined in the RFP have been repeated below each header in bold italics.

LANDLORDOREC (Calgary) Holdings Inc. (the “Landlord”)See Appendix III for additional information on Oxford Properties Group.

TENANTRicoh Canada Inc. (the “Tenant”)

SECTION 1 — BUILDING PARAMETERS

01OWNERPlease confirm name of property owner.

Oxford Airport Business Park, including the subject building, is owned and managed by Oxford Properties Group. Oxford is wholly owned by OMERS (Ontario Municipal Employees Retirement System).

OMERS is one of Canada’s largest pension funds managing $55 billion in net investments on behalf of its 430,000 members. OMERS manages a diversified global portfolio of stocks and bonds as well as real estate, infrastructure and private equity investments. With a mandate to maximize value while prudently managing risk, Oxford invests in and manages real estate investments on behalf of OMERS.

Oxford’s strategy of owning, actively managing and developing properties located in well-understood markets with long term stability has created one of Canada’s largest and highest quality portfolios of real estate assets. The real estate portfolio consists of over 100 properties totaling nearly 48 million square feet, over 15,000 residential units and 3,500 hotels rooms located primarily across Canada, Western Europe, and select US markets.

As the wholly owned real estate group of OMERS, Oxford is well capitalized and has the necessary resources to complete all projects. No development funding is required. OMERS Administration Corporation, as the administrator of the OMERS pension plans and trustee of the pension funds, manages nearly $80 billion of capital. OMERS has a strong balance sheet and AAA credit rating with a commitment to private market investments and a direct active management approach.

RESP

ONSE

2 3

04PARKINGPlease specify: (i) the number of parking spaces that would be available to Tenant; (ii) if these spaces are reserved or part of a common lot; and (iii) any fees and increases associated with these parking spaces. Tenant’s requirement for 48 parking spaces must be included in the Lease and Landlord’s proposal must identify where Tenant’s 48 parking spaces will be on a site plan.

The Landlord shall grant the Tenant exclusive use of approximately 40 passenger parking stalls, at no additional cost to the Tenant, as outlined in Schedule II enclosed herein. The Tenant acknowledges that the Landlord shall not police such stalls and any signage must have the Landlord’s prior approval and will be at the Tenant’s sole cost and expense. The use of the remainder of the parking facilities at the building is provided on a non-exclusive, first-come-first-served basis in common with other tenants, and those doing business with the Tenant and other tenants, of the development.

SECTION 2 — ECONOMIC TERMS

05COMMENCEMENT DATEJanuary 1, 2015, with 120 days advance access required for furniture installation and IT wiring.

The Landlord proposes the lease to commence on September 1, 2014.

Prior to the commencement date the Landlord will permit access to and give non-exclusive possession of the warehouse portion of the premises to the Tenant for the purpose of allowing the Tenant to complete the Tenant’s work, provided the Tenant has executed and delivered the lease, all separately metered utilities are registered in the name of the Tenant, and the Tenant has delivered to the Landlord a certificate of insurance indicating that a policy of the Tenant’s insurance for the premises is in full force and effect.

The Tenant shall be permitted exclusive possession of the entire premises onSeptember 1, 2014.

The Tenant will not be responsible for annual rent and operating costs & taxes during the non-exclusive early occupancy period; however the Tenant shall be responsible for the cost of insurance, utilities, and other costs and expenses incurred as a result of the Tenant having possession during this period, and the Tenant shall be subject to all other provisions of the lease which shall apply during this period.

CRITICAL DATES: Without limiting the generality of the foregoing, in order to achieve the target dates as outlined herein, on or before April 30, 2014 the Tenant shall:

1) Execute the lease in the form agreed to by the Landlord;

2) Provide all space plans, approvals and information required by the Landlord in respect of the Landlord’s scope of work; and

3) Advise the Landlord of any and all changes or modifications the Tenant proposes in respect of the Landlord’s scope of work, if any.

02BUILDINGOxford Building “E”1845 104th Avenue NECalgary, Alberta

The Landlord is pleased to propose a portion of Building E, located at 1845 – 104th

Avenue NE, Calgary, Alberta, as suitable premises within Oxford Airport Business Park. Please see Schedules I and II enclosed herein outlining the location and layout of Building E within the development.

Oxford Airport Business Park is a master planned, mixed-use business park encompassing approximately 250 acres in northeast Calgary. Prominently located in the Stoney Industrial sector, Oxford Airport Business Park is situated at 19th Street NE between Airport Trail to the south and Country Hills Blvd to the north, and offers outstanding access to Airport Trail, Deerfoot Trail (Hwy II) and Stoney Trail. Approximately 4 million square feet of future premier industrial, office, retail, and hotel development is planned within the park and construction will be of the highest quality, featuring environmentally efficient design along with modern, functional features and appealing aesthetics.

At 290,356 total square feet Building E is a brand new, recently completed facility that incorporates modern aesthetics and a flexible operations design, featuring dock and grade loading, 32’ clear ceiling heights, ESFR sprinklers, T5HO lighting, abundant employee/customer parking and a dedicated trailer storage area.

Typical column grid within Building E is 55’ x 40’ with 55’ depth at staging bay as per base building specifications.

03PREMISESApproximately 60,000 rentable square feet (RSF) of space.

Please provide the following information:

1) State total rentable area of subject premises

To accommodate the Tenant’s requirement the Landlord is pleased to propose approximately 63,918 square feet of leasable area located in Building E as outlined in Schedule II enclosed herein.

At the time of this proposal additional bays are currently available adjacent to the proposed premises in increments of approximately 15,878 square feet.

4 5

09ESCALATIONPlease specify the proposed escalation, if any.

As noted in the “Rental Rate” section above, the Landlord proposes a rent escalation at the beginning of year 4 of the term that is equivalent to an increase in net rent of approximately 2% per annum in years 1-3.

10REAL ESTATE TAXES & OPERATING EXPENSESPlease provide the following real estate tax and operating expense information:

1) If on a gross rental rate basis, indicate proposed base year and estimated tax and operating components and per square foot costs that comprise that base year.

Not applicable.

2) If on a net rental rate basis, indicate the estimated 2015 real estate taxes and operating expenses over the net rate.

An operating cost budget has yet to be established for the 2015 calendar year. The 2014 budget for operating costs & taxes for Building E is $2.45 per square foot and is subject to annual adjustment. The Tenant acknowledges that this is a bona fide estimate and is not intended to be binding on the Landlord.

General Maintenance & Common Area $0.40Utilities $0.13Insurance $0.06Building Administration $0.45Property Taxes $1.38Management $0.03Total Estimate $2.45 PSF

The Tenant also shall be responsible for repairing, replacing, and maintaining the premises and the Tenant shall be responsible and directly billed for the cost of electricity and other utilities used in the premises.

3) Please provide a history of real estate taxes and operating expenses for the past three (3) years.

As Building E is a new development at Oxford Airport Business Park, no historical date regarding real estate tax and operating expenses is available at this time.

4) Controllable expenses shall be capped at increases of 3% over the prior year. Please address.

No cap on controllable expenses available at this time. However, the Landlord endeavors to employ rigorous tendering processes in the selection of any specific maintenance contractors and to also take a cost-effective, sustainable approach using industry best practices with respect to the operation and overall maintenance of the building and the development order to ensure that the interests of the Landlord and Tenant continually remain aligned.

06LEASE TERMFive (5) years

The term of the lease shall be for a period of five (5) years at a rate payable as outlined in the “Rental Rate” section below.

07RENTAL RATEPlease specify the proposed rental rate and indicate whether the rate is net or gross.

Throughout the term the Tenant shall pay to the Landlord annual rent on a net basis as follows:

YEARS RATE PSFYears 1-3 $7.95 PSFYears 4-5 $8.45 PSF

Note: The rental rates as proposed are based only on the tenant improvements as outlined in the Tenant’s RFP dated January 29, 2014. The Landlord shall provide additional improvements as may be requested by the Tenant provided the cost of the additional improvements shall be fully amortized over the term of the lease and the annual rent shall be adjusted accordingly.

Tenant requires that rent be due on or about the 10th of each month. Please address.

Acceptable.

08RENT ABATEMENTPlease specify the rent abatement provided and indicate whether the rate abatement is net or gross.

The Tenant shall be permitted two (2) months free of gross rent from September 1, 2014 through to October 31, 2014. During this period Tenant will not be responsible for annual rent or its proportionate share of operating costs & taxes; however the Tenant shall be responsible for the cost of insurance, utilities, and other costs and expenses incurred as a result of the Tenant having possession during the free rent period, and shall be subject to all other provisions of the lease which shall apply during that period.

Payment of annual rent and operating costs & taxes shall commence on November 1, 2014.

6 7

proposes Building Standard finish materials as an alternate to the specified materials, Landlord must provide sufficient supporting specifications to satisfy Ricoh of the equivalence of such alternate materials. If existing finishes meet the functional and qualitative specifications, Landlord may propose re-use of such existing conditions. Such turnkey build-out to be completed by September 1, 2014.

The rental rates as proposed herein are “turn-key” rates and include all costs associated with the complete design and construction of the tenant-specific improvements as outlined in the Tenant’s RFP dated January 29, 2014.

Completion of the aforementioned tenant-specific construction shall be completed by the Landlord on or before September 1, 2014, subject to the Landlord’s “critical dates” provision as outlined above.

In terms of any cost saving alternatives to the Tenant’s requested specifications, the Landlord proposes the following information for the Tenant’s consideration:

AREA SCOPEMain Office Reduce HVAC to 2 zones (remove 1 RTU) to allow for 8 tons of coolingMain Office Alternate interior door spec to paint grade solid core woodMain Office Alternate flooring to combination of carpet tile & VCT (both with

rubber base) and ceramic tile in vestibuleWarehouse Delete “Big Ass Fans” and utilize existing base building circulating

fansWarehouseWashrooms

Delete A/C and ceramic floor + wall tile, add electric baseboard heat and VCT with rubber base

Shop Area Delete 6-ton RTU, add exhaust fans and electric baseboard heat

Total potential cost savings from reduction in scope of work = $0.10 PSF.

13PRELIMINARY PLANTenant will require Landlord to provide one preliminary plan, based on the specifications in Exhibit A. Please provide with your response.

Agreed and enclosed herein as Schedule V.

14SPACE PLANSTenant will require Landlord to provide or pay for one (1) original space plan and two (2) revisions. Please address.

Agreed.

11OTHER OCCUPANCY COSTS1) In the event that utilities used in the Premises are not included in the above

noted Operating Expenses, please state the method of measurement, who is responsible for utility costs and who are the utility costs paid to.

Water is the only utility common to all tenants within the building. The Landlord shall install a water check-meter within the Tenant’s premises and, upon receipt of invoice from the Landlord’s service provider, the Landlord shall charge the Tenant for their proportionate use.

All other utilities shall be separately metered to the premises and the Tenant shall contract with their preferred service providers and shall be billed directly.

2) Please detail all other Tenant occupancy costs that are not included in the above noted Real Estate Taxes & Operating Expenses. This should include, without limitation, janitorial expense, HVAC maintenance, utilities for HVAC systems and premises security systems.

Janitorial expenses, individualized Tenant security systems, and maintenance of all base building and Tenant-specific warehouse HVAC systems and equipment all to be at Tenant’s sole cost and expense and contracted directly with Tenant’s preferred service providers.

Maintenance of the roof-top HVAC units specific to the main office area within the premises to be the Landlord’s responsibility and included in operating costs.

3) Please detail energy saving systems and features of the building.

In accordance with Oxford’s Sustainable Intelligence platform the design and construction of Building E incorporates energy saving techniques and environmentally friendly construction procedures, including the following:

• T5HO high bay lighting fixtures with motion sensors (energy efficient fluorescent lighting that reduces power consumption and provides a direct bottom line savings to the Tenant);

• Clerestory windows along the rear wall for natural light; • Increased thermal insulation (R-20 roof; minimum of R-18 in the building envelope);• Development employs a low water landscape approach by selecting species native

to the Calgary region that are drought tolerant. Irrigation is provided to trees and shrubs and not to turf areas; and

• Use of recycled and low-emitting materials.

12TENANT IMPROVEMENTSTenant requests a “turn key” build out based on the attached Exhibit A and not a construction allowance. Landlord’s construction pricing should include any demolition costs, remodeling taxes, construction management fees, all architectural, mechanical & electrical drawings required, and any costs to comply with any provisions of the applicable disabled persons’ legislation. If Landlord

8 9

SECTION 3 — OPTIONS

15LEASE TERMINATIONTenant will require the option to cancel the lease at any time after the end of the 3rd lease year. Please specify the notice period and the termination penalty required by Landlord.

Subject to the following terms and conditions, the Tenant shall have the right to terminate the lease effective only on the 3rd year anniversary of the commencement date, provided:

a) The Required Conditions (as defined in the lease) are met until the termination date;

b) The Tenant gives notice to the Landlord exercising its right to terminate the

lease at least twelve (12) months prior to the termination date;

c) The Tenant has provided the Landlord with a termination fee equal to the sum of:

I) The unamortized costs of any leasehold improvements constructed by the Landlord on behalf of the Tenant or the amount of any unamortized tenant improvement allowance with respect to the lease, by the date of delivery of its notice of termination at least twelve (12) months prior to the termination date;

II) Any unearned real estate commissions with respect to the lease, by

the date of delivery of its notice of termination at least twelve (12) months prior to the termination date; and

III) Twenty Four (24) months’ gross rent, by the date of delivery of

its notice of termination at least twelve (12) months prior to the termination date.

d) The Tenant has removed all leasehold improvements with respect to the premises and has fully restored the premises to the Landlord’s base building standard prior to the termination date; and

e) The Tenant has executed within ten (10) days of receipt any documentation required by the Landlord to evidence such termination.

All obligations of the Tenant under the lease arising or accruing on or prior to the termination date shall survive the early expiration of the lease.

16RIGHT OF FIRST REFUSALTenant requests a Right of First Refusal on any contiguous space that becomes available during their Lease Term. Please address.

No rights of first refusal available at this time. However, should the Tenant happen to require any future expansion premises, the fully developed business park will eventually encompass approximately 3.3 million square feet of leasable industrial space and the Landlord would be happy to collaborate with the Tenant to accommodate the Tenant’s needs within the park in terms of any potential future expansion requirements.

17RENEWAL OPTIONOne (1) 3-year term with rental rate not to exceed the lesser of 95% of Market or the rate being quoted in the building. The base year for the renewal term shall also be adjusted to be the calendar year in which the renewal commences. A refurbishment allowance equal to $3.00/SF is required upon each renewal. The base rent in the renewal term shall not be subject to any minimum amount such as the rent in the last year of the Term.

So long as the Required Conditions (as defined in the lease) have been met both on the date of exercise and on expiration of the term, the Tenant shall have the option to extend the term for one (1) additional term of three (3) years upon giving the Landlord not more than eighteen (18) months and not less than twelve (12) months notice prior to the expiration of the term. The extension will be on the Landlord’s then current standard form of lease provided that:

a) There shall be no further option to extend the term beyond the one option; b) Annual rent payable during the extension term shall be the then current

Market Rent (as defined in the lease); and

c) There shall be no landlord’s work, leasehold improvement allowance, or other subsidy or incentive of any nature whatsoever.

The Landlord is receptive to the concept of a refurbishment allowance upon renewal, the amount of which is to be negotiated prior to renewal.

SECTION 4 — OTHER PROVISIONS

18PERSONS WITH DISABILITY COMPLIANCETenant requires a clause in the Lease Agreement stating the building, site improvements, and all tenant improvements comply with all applicable persons with disability legislation in place. Any improvements needed to satisfy compliance shall be at Landlord’s sole cost and expense and not increase costs for Tenant during Tenant’s occupancy over the lease term.

Landlord shall be in compliance with all persons with disability legislation in relation to the building and premises as at the commencement of the early occupancy period and any leasehold improvements constructed by the Landlord shall be also completed in compliance with such applicable laws.

10 11

23HAZARDOUS MATERIALSRicoh requires that the Landlord represents and warrants that to its knowledge, there are no hazardous substances/toxic contaminants located in, on, or under the building, the property, or the premises and there has been no violation thereon of any law governing hazardous materials. If hazardous materials are discovered at some later date throughout the lease term on or about the building or premises, which were not caused by Ricoh, the Landlord will be liable for all costs and expenses associated with regulatory requirements to eliminate such problems, etc. Indicate if any prior asbestos, PCB or environment conditions or hazards have existed.

To the best of the Landlord’s knowledge and belief, without investigation as at the date hereof, the building does not contain any toxic or hazardous substances in amounts, forms or proximities that are in contravention of any applicable laws. The Landlord will comply with any applicable laws regarding containment or remediation.

All other environmental matters as further outlined in the lease.

24HVACLandlord to provide all new HVAC systems to the Shop, Driver Washrooms and office areas. The general warehouse to have sufficient heaters provided as part of the Landlord’s Work to maintain 20 degrees Celsius all winter long.

Office/washroom HVAC provided by Carrier 3-ton RTUs, model 48TCEA04A2M1-0B0A0 (or equivalent).

Warehouse heating provided by gas fired unit heaters placed under joists individually controlled by digital programmable thermostats. Reznor UDAP 400 (or equivalent) suspended gas-fired overhead unit heaters throughout warehouse to maintain 22 degrees Celsius with outdoor design of -33 degrees Celsius. Calcana model SR175 or SR150 (or equivalent) infrared radiant gas heaters along entire dock area, approx. 10’ out from wall, designed to maintain an interior temperature of 20 degrees Celsius. Full details regarding HVAC equipment specifications available upon request.All utility costs associated with the operation of the HVAC equipment within the premises, both during business and non-business hours, shall be the responsibility of the Tenant.

25JANITORIAL SERVICESIn the event that janitorial services are included in Real Estate Taxes & Operating Expenses please provide a copy of the building’s current janitorial specifications for review.

Janitorial services to the premises to be contracted directly between the Tenant and the Tenant’s preferred service provider.

19AUDIT RIGHTSTenant shall be entitled to audit the building operating expenses and management of same at any time during the term of the lease. Should such audit reveal a variance of more than 3%, then Landlord shall pay for the cost of the audit.

No audit rights available at this time.

20BROKERAGE COMMISSIONIn the event a lease is consummated at the Building, the Landlord shall pay Avison Young a market commission to be mutually agreed upon under a separate agreement.

The Landlord agrees to pay real estate fees for commissions earned by Avison Young Real Estate Alberta Inc., pending the Tenant’s execution of the formal lease document relating to the premises outlined above.

21BUILDING ACCESSTenant will have 24 hours per day, seven days per week, 52 weeks per year access to the premises, the building and the parking facilities, without the requirement of prior notice to the building’s management.

Agreed, subject to the Tenant’s compliance with all applicable by-laws, regulations, and laws of any competent authorities.

22COMPETING USE PROVISIONLandlord shall agree not to lease or sell or permit the use of any portion of the Building, or any other property located within a one (1) mile radius of the Building owned by Landlord or any entity controlled by or under common control with Landlord, by an industry competitor of Tenant, including, without limitation, Canon, Xerox Corporation, Hewlett-Packard, Sharp, Konica Minolta, Kyocera Mita, Oce’, or any similarly situated business entity engaged primarily in the manufacture, sale and/or distribution of products or services competitive with those of Tenant.

Throughout the Tenant’s initial lease term the Landlord agrees not to lease any portion of Building E, located at 1845 – 104 Avenue NE, Calgary, Alberta, to Canon, Xerox Corporation, Hewlett-Packard, Sharp, Konica Minolta, Kyocera Mita, or Oce’.

1312

b) The Tenant first provides the Landlord with written notice of any intention to vacate all or any substantial part of the premises.

29RELOCATIONLandlord will not have the Right to Relocate the Tenant at any time during the lease without Tenant’s consent.

Agreed.

30RESTORATIONTenant shall not be required to remove any leasehold improvements or wiring from the Premises at the end of the lease, nor perform any restoration of the Premises. Please detail any such removal or restoration that is required under law.

Except as hereinafter provided, immediately prior to the expiration of the term, or immediately following the termination thereof, the Tenant shall remove all leasehold improvements (except for the leasehold improvements installed in the premises by the Landlord in relation to the main office space in the premises only), trade fixtures, personal property and any signs, restore the premises to the then current base building standard of the development (except in relation to the leasehold improvements installed in the premises by the Landlord in relation to the main office space in the premises only) and repair any damage to the building or the premises occasioned by such installation, removal and restoration, all as defined and further outlined in the lease.

31SUBLETTING / ASSIGNMENTSRicoh reserves the right, without the Landlord’s consent, to sublet or assign the premises, in whole or in part, to Ricoh’s affiliates and subsidiaries, or to any entity owned or controlled by Ricoh as the parent corporation. Ricoh also requires the right to sublet or assign leases to other tenants, subject to the Landlord’s consent, which shall not be unreasonably withheld. Landlord shall notify Ricoh of its decision in writing not later than ten (10) days after Ricoh’s request. For approved subleases or assignments, Ricoh may either (i) retain all profits from any such subleases, provided that Ricoh shall remain liable for monthly rent and other payments to Landlord required under the lease agreement, or (ii) be fully released from all obligations and liability under the lease by the Landlord in the event that Ricoh assigns the lease to an entity of equal or greater creditworthiness at the time of assignment.

The Tenant shall be permitted to assign the lease or sublet the premises to a third party with the Landlord’s prior written consent, as further outlined in the Landlord’s lease, and provided that the Tenant will pay to the Landlord any money or other consideration payable by the transferee to the Tenant in excess of the annual rent and operating costs

26SECURITYDefine the overall security program for the building, project and parking areas, and specify whether the building has a card access system to which the Tenant can add readers.

Security services to the building and development provided by Garda Protection Services. After hours (5p.m. - 8a.m.) mobile patrols conducted three times daily during winter months (September - March) and two times daily for all other months (April - August). Mobile patrols consist of ensuring all building access points are fully secured, observance of potential physical damage to the buildings, and monitoring the operation within all base building electrical and mechanical rooms.

No card access system in place at this time.

27SIGNAGEPlease provide the signage opportunities available to Tenant.

So long as the Required Conditions (as defined in the lease) have been met and continue to be met at all relevant times and subject to the terms of the lease, the Tenant shall have the right to erect one (1) sign on the front exterior façade of the building. Such signage will be installed by the Tenant, at the Tenant’s expense, in accordance with the Landlord’s signage policy for tenants of the building as established and amended from time to time, including, without limiting the generality of the foregoing, design, color, style and graphics, all subject to the Landlord’s approval and building standards for such signage. All exterior signage must conform to all applicable laws, by-laws, regulations and ordinances. Any interior signage visible from the exterior of the premises must conform with the requirements set out in this paragraph. Letter sizes and sign length shall be proportionate to frontage of the premises. Maximum allowable letter size will be 40” when upper and lowercase letters are used and 36” when all uppercase letters are used. When logos are incorporated into Tenant’s signage, they must not exceed an overall average height of 40”. Full details regarding the Landlord’s signage criteria available upon request.

28OCCUPANCYTenant shall be permitted to cease operations and vacate Premises at any time provided all rents shall continue to be paid as required in the lease.

The Tenant shall not abandon the premises provided however that the Tenant shall not be obligated to continuously operate its business from the whole or any portion of the premises, provided:

a) The Tenant is not in default of its obligations set forth in the lease beyond any applicable notice and cure period, including without limitation, the obligation to pay all rent when due; and

1514

SCHE

DULE

SSCHEDULE I – MASTER SITE PLAN

OxfOrd Business Park Master Plan | GeC arCHiteCture | January 28, 2014

100 AVE. NE

104 AVE. NE

FREEPORT BLVD. NE

16 S

T. N

E

19 S

T. N

E

15 S

T. N

E

DEERFOOT TRAIL NE

AIRPORT TRAIL NE

leGend Existing Buildings

Existing Site Work

sCale1:4000

NORTH

Proposed Buildings

Proposed Site Work

H± 296,085 SF

G± 377,275 SF

i± 170,265 SF

e± 289,750 SF

f± 394,930

d1±96,285 SF

B1±141,233 SF

PROPOSED BUILDING

N

and taxes payable by the Tenant to the Landlord, and the Tenant shall at all time remain fully liable for all obligations under the lease.

Provided the Tenant is not in default under the terms of the lease, the Tenant shall not require the Landlord’s consent, but the Tenant shall provide the Landlord thirty (30) days prior written notice of the assignment or sublease, for any assignment of the lease or sublease of the whole of the premises to:

a) Any corporation which is an affiliate (within the meaning of the Canada Business Corporations Act) of the Tenant (the “Affiliate”) but only so long as such company remains an Affiliate. In the event the Affiliate ceases to be an affiliate, an assignment or sublease shall be deemed to have occurred for which the consent of Landlord is required; or

b) A corporation formed as a result of a merger or amalgamation (within the meaning of the Canada Business Corporations Act) of the Tenant with another corporation or corporations, provided the resulting entity has the same or greater financial capacity as that of the Tenant on the commencement date of the lease.

32CONTINGENCYThe submission of this request for proposal does not constitute an offer to lease. A lease shall not be binding and in effect until the lease document has been executed by both parties. Tenant shall have no liabilities for any expenses incurred in anticipation of the lease or in replying to this request unless they have been specifically authorized in writing by us. Tenant reserves the right to reject any proposal it receives. This request for proposal contains the specifications generally required by Tenant, which are subject to change and modifications.

Agreed, provided the Tenant acknowledges that any changes and modifications to the specifications outlined in the Tenant’s RFP dated January 29, 2014 have the potential to alter the structure of the business terms contained in the Landlord’s original proposal.

1716

SCHEDULE II – BUILDING PLAN – BUILDING E

63,918+/- SF

Building Plan – Building ESean Day, Director, Leasing | 403.206.6449

[email protected]

N

± 290 356 SF20’

195’

55’ 80’ 60’

LEASED

AVAILABLE238,901 SF

RICOHCANADA

SCHEDULE III – PHOTOS – BUILDING E

1918

1920

G

H

14-08

BU

ILD

ING

PE

RM

ITC

ALG

AR

Y

RICOH

14-0

8 E

R- R

ICO

H

OFFICE SPACE

FEBRUARY 12, 2014

ALBERTACALGARY

HH

ID1.1

Company Rep Initials

Client Initials

Date

Drawn Checked

Drawing Title

Project

Client

27, 5080 - 12a Street SECalgary, AB T2G 5K9

Telephone: 403-271-8333Fax: 403-233-8222

Mobile: 403-888-4696Email: [email protected]

www.chesapeakeud.ca

DISCLAIMER:THIS DRAWING IS PROTECTED BY COPYRIGHT LAWAND SHOULD NOT BE REPRODUCED IN ANY MANNEROR FOR ANY PURPOSE EXCEPT BY WRITTENPERMISSION OF CHESAPEAKE UNCOMMON DESIGN.CONTRACTOR SHALL VERIFY AND BE RESPONSIBLEFOR ALL DIMENSIONS AND REPORT ANY ERRORSAND/OR OMISSIONS TO CHESAPEAKE UNCOMMON

DESIGN.

Bay 30, 2550-112 Ave S.E.Calgary, AB, T2C 2K2

Telephone: 403-444-3590Fax: 403-203-0089

FLOOR PLAN

1

S:\AUTOCAD\WORKING DRAWINGS\- ER\ER RICOH\ER RICOH CURRENT.dwg, 2/13/2014 10:33:28 AM, 1:1

SCHEDULE IV – ELEVATIONS – BUILDING E SCHEDULE V – CONCEPTUAL FLOOR PLANS – OFFICE

2120

SCHEDULE V CONTINUED – CONCEPTUAL FLOOR PLANS – WASHROOMS

D

E

20

14-08

BU

ILD

ING

PE

RM

ITC

ALG

AR

Y

RICOH

14-0

8 E

R- R

ICO

H

SHOP & BATHROOM

FEBRUARY 12, 2014

ALBERTACALGARY

HH

ID1.2


Client Initials

Date

Drawn Checked

Drawing Title

Project

Client


Telephone: 403-271-8333Fax: 403-233-8222


www.chesapeakeud.ca


DESIGN.


Telephone: 403-444-3590Fax: 403-203-0089

FLOOR PLAN

1 2


D

E

20

14-08

BU

ILD

ING

PE

RM

ITC

ALG

AR

Y

RICOH

14-0

8 E

R- R

ICO

H

SHOP & BATHROOM

FEBRUARY 12, 2014

ALBERTACALGARY

HH

ID1.2


Client Initials

Date

Drawn Checked

Drawing Title

Project

Client


Telephone: 403-271-8333Fax: 403-233-8222


www.chesapeakeud.ca


DESIGN.


Telephone: 403-444-3590Fax: 403-203-0089

FLOOR PLAN

1 2


SCHEDULE V CONTINUED – CONCEPTUAL FLOOR PLANS – SHOP

2322

DN

16

16

17

17

18

18

19

19

20

20

A

B

C

D

E

F

G

H

14-08

BU

ILD

ING

PE

RM

ITC

ALG

AR

Y

RICOH

14-0

8 E

R- R

ICO

H

OVERALL

FEBRUARY 12, 2014

ALBERTACALGARY

HH

ID1.3


Client Initials

Date

Drawn Checked

Drawing Title

Project

Client


Telephone: 403-271-8333Fax: 403-233-8222


www.chesapeakeud.ca


DESIGN.


Telephone: 403-444-3590Fax: 403-203-0089

FLOOR PLAN

1


APPE

NDIXSCHEDULE V CONTINUED –

CONCEPTUAL FLOOR PLANS – OVERALL PREMISESAPPENDIX I – OXFORD PROPERTIES GROUP

Ownership / Management Team

One of North America’s largest commercial real estate investment firms, Oxford Properties Group owns and manages a portfolio of prime income producing and development properties across Canada and holds interests in real estate assets abroad. Oxford is the global real estate platform for Ontario Municipal Employees Retirement System (“OMERS”), a Canadian pension fund with approximately $55 billion of assets. Oxford employs over 1,700 professionals with extensive public and private market experience in property real estate and investment management.

Oxford owns and manages 9 million square feet of single and multi-tenant industrial buildings, with plans to double this through acquisition and development. Our portfolio features newly constructed buildings with close proximity to major transportation infrastructure, and are engineered with cutting edge technology to meet logistics, loading, production and warehousing needs of tenants today and into the future.

Oxford’s Operational Excellence

Oxford has established an enviable and trusting business relationship with customers as a direct result of the company’s commitment to delivering the highest quality of development, asset, and property management services. As one of the largest commercial property managers in Canada, Oxford recognizes that it has an important role to play in the fight against climate change. Oxford’s Sustainable Intelligence™ program was developed to reduce greenhouse gas emissions, conserve energy, minimize waste, and lower water consumption. Oxford leads the way as the first real estate owner in Canada to calculate its greenhouse gas inventory and to set a corporate reduction target. Oxford is committed to being an industry leader in adopting the principles of sustainability and in putting them into measurable action in our properties.

Oxford’s 310.MAXX service delivery platform is a telephone and web-enabled customer response system for handling building service requests and delivering business services.This platform was an industry first and it continues to outperform industry benchmarks for user satisfaction.

In broader areas of service delivery such as cleaning and maintenance, Oxford employs innovative central coordination through its National Programs group. This group provides a procurement and quality management layer which leverages Oxford’s scale to achieve optimal pricing, specifications, and quality control.

Oxford’s Development Expertise

Oxford’s dedicated internal development and construction team of 25 professionals leads and coordinates all aspects of real estate development including financial feasibility, selection of consultants, design, planning approvals, budgeting, and construction. Oxford calls upon its strong relationships with top-tier consulting firms to assemble teams tailored to the particular needs of each project.

Oxford’s experienced development team is currently completing 13 projects with a total of 5 million square feet and $4.6 billion in development costs, including new build projects in Canada, the US, and the UK.

Operations/Leasing Team:

• Jeff Miller, Vice President, National Industrial• Alistair Pickering, Director, National Industrial• Sean Day, Director, Industrial

Development Team:

• Rob Wheler, Vice President, Development• David McFarland, Vice President, Construction• Mark Oord, Director, Construction

2524

APPENDIX II – LOCATION, ACCESS AND AMENITIESOxford Airport Business Park is a master planned flagship business park adjacent toCalgary International Airport that will be comprised of 4 million square feet of office,hotel, amenity retail, and premier industrial space. The site is strategically located at the gatewayto the airport between Country Hills Boulevard, Airport Trail and Deerfoot Trail.

Oxford Airport Business Park is located in the Stoney Industrial sector with convenientaccess to major arterial highways and rail networks.

APPROXIMATE TRAVEL DISTANCES:Calgary International Airport – 500 mDeerfoot Trail (Hwy 2) – 1.5 kmCountry Hills Blvd. – 3.1 kmStoney Trail – 5.9 km16th Avenue (Hwy 1) – 10.6 kmDowntown – 15.0 km

NORTH

64 AVE NE64 AVE NW4 ST NW

4 ST NW

10 ST NW

14 ST NW

14 ST NW

CENTRE ST NW

CENTRE ST NW

BEDDINGTON TRAIL NE

96 AVE NE 96 AVE NE

15 S

T NE

96 AVE NEAIRPORT TRAIL TUNNEL

80 AVE NE

64 AVE NE

McKNIGHT BLVD NE

McKNIGHT BLVD NE

McKNIGHT BLVD NE McKNIGHT BLVD NE

BARLOW TRAIL NE

14 S

T NE

COUNTRY HILLS BLVD NE

144 AVE NE144 AVE NE

MÉTIS TRAIL NE

MÉTIS TRAIL NE

36 ST NE

68 ST NE

60 ST NE

36 ST NERANGE RD 293

36 ST NE36 ST NE

52 ST NE

68 ST NE

84 ST NE

68 ST NE

QUEEN ELIZABETH II HIGHWAY

DEERF

OOT TR

AIL

McCALL W

AY NEBARLOW

TRAIL NE

32 AVE NE

TRANS-CANADA HWYTRANS-CANADA HWY 16 AVE NE16 AVE NE16 AVE NE

32 AVE NE32 AVE NE

STONEY TRAIL NE

STONEY TRAIL NESTONEY TRAIL NE

STONEY TRAIL NE

STONEY TRAIL NE



DEERFOOT TRAIL

HARV

EST

HILL

S BL

VD N

HARV

EST HILLS BLV

D N

Mc KNIGHT BLVD

NW


201201201

201

201

201

2

2

1 11

2

CALGARYINTERNATIONAL AIRPORT

Regional PathwayProposed Regional Pathway

LEGEND

HOTELS

1. Homewood Suites by Hilton2. Hampton Inn3. Best Western4. Acclaim Hotel5. Courtyard Marriott

FUTURE HOTELS

1. Wyndham Hotels & Resorts2. Intercontinental3. Holiday Inn4. Wingate by Wyndham5. Ramada6. Comfort Inn

RETAIL

1. Deerfoot Outlet Mall2. Calgary Airport Retail3. Harvest Hills Crossing4. Country Hills Town Centre

RESTAURANTS

1. Cactus Club2. Moxie’s3. Raj Palace North4. Original Joe's Restaurant5. Pacini’s Restaurant

FITNESS

1. GoodLife Fitness2. Cardel Place3. Curves

COFFEE & CONVENIENCE

1. A&W2. Tim Hortons3. Wendy’s4. Starbucks

SITES OF INTEREST

2

2

3

5

1

5

4

2

3

1

4

1

2

3

4

5

12

3

65

34

21

1

2

2

2

2

2

4

4

3

NORTH

64 AVE NE64 AVE NW

4 ST NW4 ST NW

10 ST NW

14 ST NW

14 ST NW

CENTRE ST NW

CENTRE ST NW

BEDDINGTON TRAIL NE

96 AVE NE 96 AVE NE

15 S

T NE


80 AVE NE

64 AVE NE

McKNIGHT BLVD NE

McKNIGHT BLVD NE


BARLOW TRAIL NE

14 S

T NE



MÉTIS TRAIL NE

MÉTIS TRAIL NE

36 ST NE

68 ST NE

60 ST NE


36 ST NE36 ST NE

52 ST NE

68 ST NE

84 ST NE

68 ST NE


DEERF

OOT TR

AIL

McCALL W

AY NEBARLOW

TRAIL NE

32 AVE NE


32 AVE NE32 AVE NE

STONEY TRAIL NE


STONEY TRAIL NE

STONEY TRAIL NE



DEERFOOT TRAIL

HARV

EST

HILL

S BL

VD N

HARV

EST HILLS BLV

D N

Mc KNIGHT BLVD

NW


201201201

201

201

201

2

2

1 11

2


CALGARY


LEGEND

HOTELS


FUTURE HOTELS


RETAIL


RESTAURANTS


FITNESS




SITES OF INTEREST

2

2

3

5

1

5

4

2

3

1

4

1

2

3

4

5

12

3

65

34

21

1

2

2

2

2

2

4

4

3

NORTH

NORTH

64 AVE NE64 AVE NW

4 ST NW4 ST NW

10 ST NW

14 ST NW

14 ST NW

CENTRE ST NW

CENTRE ST NW

BEDDINGTON TRAIL NE

96 AVE NE 96 AVE NE

15 S

T NE


80 AVE NE

64 AVE NE

McKNIGHT BLVD NE

McKNIGHT BLVD NE


BARLOW TRAIL NE

14 S

T NE



MÉTIS TRAIL NE

MÉTIS TRAIL NE

36 ST NE

68 ST NE

60 ST NE


36 ST NE36 ST NE

52 ST NE

68 ST NE

84 ST NE

68 ST NE


DEERF

OOT TR

AIL

McCALL W

AY NEBARLOW

TRAIL NE

32 AVE NE


32 AVE NE32 AVE NE

STONEY TRAIL NE


STONEY TRAIL NE

STONEY TRAIL NE



DEERFOOT TRAIL

HARV

EST

HILL

S BL

VD N

HARV

EST HILLS BLV

D N

Mc KNIGHT BLVD

NW


201201201

201

201

201

2

2

1 11

2


CALGARY


LEGEND

HOTELS


FUTURE HOTELS


RETAIL


RESTAURANTS


FITNESS




SITES OF INTEREST

2

2

3

5

1

5

4

2

3

1

4

1

2

3

4

5

12

3

65

34

21

1

2

2

2

2

2

4

4

3

NORTH

NORTH

64 AVE NE64 AVE NW

4 ST NW4 ST NW

10 ST NW

14 ST NW

14 ST NW

CENTRE ST NW

CENTRE ST NW

BEDDINGTON TRAIL NE

96 AVE NE 96 AVE NE

15 S

T NE


80 AVE NE

64 AVE NE

McKNIGHT BLVD NE

McKNIGHT BLVD NE


BARLOW TRAIL NE

14 S

T NE



MÉTIS TRAIL NE

MÉTIS TRAIL NE

36 ST NE

68 ST NE

60 ST NE


36 ST NE36 ST NE

52 ST NE

68 ST NE

84 ST NE

68 ST NE


DEERF

OOT TR

AIL

McCALL W

AY NEBARLOW

TRAIL NE

32 AVE NE


32 AVE NE32 AVE NE

STONEY TRAIL NE


STONEY TRAIL NE

STONEY TRAIL NE



DEERFOOT TRAIL

HARV

EST

HILL

S BL

VD N

HARV

EST HILLS BLV

D N

Mc KNIGHT BLVD

NW


201201201

201

201

201

2

2

1 11

2


CALGARY


LEGEND

HOTELS


FUTURE HOTELS


RETAIL


RESTAURANTS


FITNESS




SITES OF INTEREST

2

2

3

5

1

5

4

2

3

1

4

1

2

3

4

5

12

3

65

34

21

1

2

2

2

2

2

4

4

3

NORTH

NORTH

2726

Ricoh Canada RFP Feb2014 CE v7 Lr Spreads

Documents

Transcript of Ricoh Canada RFP Feb2014 CE v7 Lr Spreads