Fit Out Guide

FIT OUT GUIDE
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CONTENTS
0.0 1.0 INTRODUCTION FIT OUT ADMINISTRATION 1.1 THE PROJECT MANAGER 1.2 CO-ORDINATION MEETINGS 1.2.1 The first meeting. 1.2.2 The second meeting 1.2.3 Further meetings 1.2.4 The penultimate meeting 1.2.5 The ultimate meeting 1.3 INSURANCES 1.4 INDUSTRIAL 1.5 PROGRESS PAYMENTS 1.6 SAMPLES 1.7 DELIVERIES TO SITE 1.8 HANDLING AND STORAGE 1.9 CLEANING AND RUBBISH REMOVAL 1.10 TRADE WASTE 1.11 PROTECTION 1.12 SECURITY 1.13 ELECTRICITY 1.14 LIFTS 1.15 TOILETS 1.16 HAZARDOUS MATERIALS NOISE 2.1 NOISE RESTRICTIONS 2.2 COMPLIANCE WITH NOISE RESTRICTIONS 2.3 ODOUR SAFETY 3.1 SAFETY RESPONSIBILITIES 3.2 COMPLIANCE WITH LEGISLATION 3.3 SAFETY PROCEDURES 3.4 SAFETY SUPERVISOR 3.5 SAFETY REPORTING EMERGENCY ACTION 4.1 EMERGENCY ACTION RESPONSIBILITIES 4.2 FIRE OR SMOKE 4.3 BOMB THREAT ARCHITECTURAL 5.1 PLASTERBOARD 5.2 CASING BEADS AND EDGE TRIM 5.3 CORNERS, OPENINGS AND STANDARD OF FINISHES 5.4 SHEET JOINTS AND PATCHING 5.5 SKIRTING 5.6 TRIM 5 5 6 6 6 7 8 8 8 9 10 10 10 10 10 11 11 11 11 12 12 12 12 12 13 13 13 13 13 13 14 15 15 15 15 15 16 16 16 16 17 17 17 17
2.0
3.0
4.0
5.0
5.7 5.8 5. 9 5.10 5.11 5.12 5.13 5.14 5.15 5.16 5.17 5.18 5.19
6.0
SOUND RATINGS 17 AIR-CONDITIONING REQUIREMENTS 17 SEALING OF PENETRATIONS 17 ACOUSTIC CONSIDERATIONS 17 GLAZING FRAMING 18 FRAMELESS GLASS DOORS 18 GLAZING AND JOINTING 18 VINYL ETCHING 18 FINISH TO GLASS EDGES 18 PERIMETER INFILLS 18 ABUTMENTS 18 ENVIRONMENTAL 18 SIGNAGE 19 5.19.1 Single floor tenants 19 5.19.2 Multi-tenanted Floors 19 5.20 PENETRATIONS 19 5.21 FLOOR LOADING 20 5.22 PAINT 20 5.23 COMMON AREAS 20 SERVICES 20 6.1 AIR-CONDITIONING AND CONTROLS 20 6.2 AIR-CONDITIONING - DEDICATED CONDENSER WATER 21 6.3 COMMUNICATIONS, AERIALS AND MATV 21 6.3.1 Voice and data 21 6.3.2 Master Antennae and TV (MATV) system 22 6.3.3 Aerials 22 6.4 ELECTRICAL 22 6.4.1 Tenant lighting 22 6.4.2 Wiring 22 6.4.3 Emergency and exit lighting 6.5 FIRE - INCLUDING EMERGENCY WARNING INTERCOM SYSTEM (EWIS) 6.5.1 Emergency Warning and Intercom System (EWIS) 23 6.5.2 Sprinkler system 23 6.5.3 Drain downs 23 6.5.4 Smoke detection system 24 6.5.5 Hydrant hose reels 24 6.6 HYDRAULICS 24 6.6.1 Plumbing 24 6.6.2 Hot water 24 6.7 LIFTS 24 6.8 SECURITY SYSTEMS 25 6.9 GREASE STACK 25 7.0 BASE BUILDING MAINTENANCE CONTRACTORS / CONSULTANTS 26
Appendix A
Building Services Technical Specification
27
FIT OUT GUIDE

The objectives of the CITIGROUP CENTRE Tenant Fit-Out Manual are to: Help protect the image and quality of CITIGROUP CENTRE for the benefit of both the tenants and owners. Set guidelines to ensure a safe, comfortable, attractive working environment for tenants, employees, and their clients. Provide assistance for tenants to ensure that fit outs complement the base building to ensure the effectiveness of the base building services. Ensure the long-term asset value of CITIGROUP CENTRE.
This document shall be read in conjunction with the CITIGROUP CENTRE House Rules which provides details on deliveries, lifting, parking, security access, and after hours air conditioning. INTRODUCTION The CITIGROUP CENTRE was completed in July 2000. CITIGROUP CENTRE has been designed to reflect a new working philosophy, which will carry businesses successfully into the 21st century. It is expected that any tenancy work will embrace this philosophy and thus benefit the designers, builders, tenants and building owners.
1.0
FIT OUT ADMINISTRATION

1.1 THE PROJECT MANAGER
The key to successful fit out is a competent project manager co-ordinating between the tenant, services contractors, and CITIGROUP CENTRE management. The tenant is responsible for appointing the project manager, whose appointment shall be approved by the CITIGROUP CENTRE management. CITIGROUP CENTRE has a sophisticated suite of services for todays tenant, and to gain the optimum from these services, tenant fit outs must be correctly designed, installed, and commissioned. The majority of tenant complaints with services are due to modifications made during the fit out, which can be avoided by proper design and execution. C:\WINNT\Temporary Internet Files\OLK15F\Fit Out Guide 050104.doc 5
It is the responsibility of the project manager to chair co-ordination meetings between the tenant, CITIGROUP CENTRE management and relevant specialist service contractors on a regular basis to enable CITIGROUP CENTRE management to monitor the progress of the fit out and service modifications for the benefit of the tenant. The project manager shall appoint to remain on site for the duration of the fit out. A competent full time foreman or supervisor fully experienced in all aspects of the work. To be the project managers representative on the site. The foreman shall have the authority to take all necessary actions requested by the CITIGROUP CENTRE management in relation to quality, performance and over all control. The foreman shall be responsible for the daily abeled d n and planning of the work. The project manager shall ensure the foreman or supervisor has a mobile phone for contact during work and after hours. 1.2 CO-ORDINATION MEETINGS During the fit out program there will be a series of meetings, chaired by the project manager and held in the CITIGROUP CENTRE management offices. Attendees will be the project manager, a tenant representative, the nominated CITIGROUP CENTRE management representative, and as appropriate, representatives from specialist service contractors as invited by the Project manager. The project manager shall issue minutes to all attendees of the co-ordination meetings, within three (3) days of the meeting. 1.2.1 The first meeting. Purpose Confirmation of the attendees and their responsibilities. Confirmation of the procedures outlined in this tenant fit out manual. CITIGROUP CENTREs management assessment of the preliminary design.
At this meeting the project manager shall provide: A sample board of materials and colours to be used in the finishes. Sydney City Council Permit Application documentation ready for signing. Two (2) sets of proposed layout drawings and specialist services drawings. The project design team must request existing building drawings from Jones Lang LaSalle or through the tenant via the web based Document Management System (DMS) where this is available. To access the Document Management System and guidelines associated with its use please refer to the House Rules which contain a
section specific to the DMS. A fee and/or bond may apply for the issuing of these drawings from the building reference library. These drawings must be prepared in accordance with the CAD documentation standards that may apply from time to time and should cover the following requirements as a minimum: Layout partitioning. Mechanical services. Fire protection services including EWIS. Electrical services including emergency and exit lights and complete circuit details. Hydraulic services. Notification should any of the service requirements be in excess of that offered by the base building. Notification if connection to the dedicated condenser water system is required. Proposed tenants security system. Copies of current insurance certificates valid for the duration of the fit out program for: Public liability - $10 million (minimum). Workers compensation unlimited. Contractors all risk to the value of the fit out work Preliminary program. Dilapidation report of the fit out area.
Summary At the end of the first meeting, the project manager shall have all relevant information to finalise the design and commence contact with the relevant authorities. 1.2.2 The second meeting Purpose Review requirements for modifications or additions to services. Approval of specialist service contractors. Approval of fit out program. Approval of signage.
At this meeting the project manager shall provide: A schedule of specialist service contractors for approval by CITIGROUP CENTRE management. A detailed fit out program clearly showing freeze dates for information from the tenant with respect to design, services, signage, and relocation. A progress payment schedule if the owners are contributing to the fit out. C:\WINNT\Temporary Internet Files\OLK15F\Fit Out Guide 050104.doc 7
The approved Permit Application.
Summary At the end of the second meeting, the project manager shall have relevant information and approvals from the authorities and CITIGROUP CENTRE management to proceed with construction. 1.2.3 Further meetings Purpose The project manager, the tenant representative, or CITIGROUP CENTRE management may call further progress meetings as appropriate should items require discussion. It is preferable to have a short weekly or fortnightly documented meeting with all parties present rather than frequent phone calls between specific parties. 1.2.4 The penultimate meeting Purpose Confirmation that the fit out will be ready for occupation by the tenant on the date of practical completion. Confirmation of bookings for the goods lift, after hours air-conditioning, and other relevant bookings to assist the tenant with their relocation. Confirmation of the date of the ultimate meeting which shall be no later than two weeks after the date for practical completion.
At this meeting the project manager shall provide: The proposed relocation date. Goods lifts and after hours air-conditioning bookings as required. Progress report on services commissioning. List of all tenancy personnel requiring security access proximity keys, and schedules if required.
Summary At the end of the penultimate meeting, the project manager shall have all relevant information to ensure the smooth relocation of the tenant. 1.2.5 The ultimate meeting Purpose Submittal of as installed documentation.
Agreement to a defects rectification program. Finalisation of payments.
At this meeting the Project Meeting shall provide: A copy of the consent to occupy from the Sydney City Council. Certificates of compliance from the Water Board and other relevant authorities. Certification from the preferred contractors that all services have been installed in full compliance with authority requirements and the requirements of the base building services. Two sets of as installed drawings for all services and a partition layout, being a sepia copy and paper copy, in addition copies of electronic files shall be provided on CD (3 copies). These files shall be loaded into a directory for the discipline in question (ie. Mechanical, Electrical, Fire, Architectural etc) and the file shall be titled with the drawing number, name and date of last revision appearing in the drawing title blocks. Files shall be provided with all files in .dwg format Autocad R14 or later (preferably R2000) complete with pcp, pc2 or ctb files to allow line colours to be assigned to pen weights. Where X refs are required these shall be bound in to the file as required and the drawing left in its native state for ongoing editing. The X Ref shall be for the building block only with services provided on separate layers. Where non standard Autocad fonts are used the font file used shall also be provided. All maintenance manuals, specifications and reports shall be provided in MS word format and three copies shall be provided in hard and soft copy with file names to clearly describe the document and its date of issue. Copies of services warranties, guarantees, and contractual maintenance obligations, suitably bound and in the same format as the base building operation and maintenance manuals.
After this meeting the tenancy work will be inspected by a representative of CITIGROUP CENTRE management to ensure all work has been completed and meets the base building standard. Summary At the end of the ultimate meeting and inspection the only item outstanding should be the defects list with rectification program (if any).
1.3 INSURANCES The project manager shall arrange insurance for the fit out work and all staff and trades people as follows: Public liability $10 million with consequential loss cover of $30 million Workers compensation Unlimited Contractors all risk To the value of the fit out work
The insurances shall remain current for the duration of the fit out work, and the project manager shall provide copies of the insurance certificates at the first meeting (refer Clause A.2.1). 1.4 INDUSTRIAL The project manager shall ensure that all relevant employees comply with current industrial legislation. The project manager is responsible for industrial matters, and must consider advice and comply with directions in respect of industrial matters which CITIGROUP CENTRE management may give from time to time. 1.5 PROGRESS PAYMENTS If the owner is contributing to the fit out, progress payments as per the schedule agreed to in the second meeting shall be submitted, after sign off that the work covered by the invoice are completed to the tenant and project managers satisfaction, to CITIGROUP CENTRE management for processing, less retentions (if any), for payment by the owner. Retentions shall be withheld for a twelve-month defect liability period and shall be released only when all defects are completed to the satisfaction of CITIGROUP CENTRE management. 1.6 SAMPLES The project manager shall supply samples of all materials and colours at the first meeting (refer Clause A.2.1) and shall conform to the quality of approved samples. 1.7 DELIVERIES TO SITE The delivery dock entry is via Pitt Street, loading dock operational hours are 7.00 am to 5.00 pm Monday to Friday, outside these hours entry may gained by arrangement with CITIGROUP CENTRE management. The loading dock entry clearance height is 3.4 metres. 1.8 HANDLING AND STORAGE The project manager is responsible for the handling and storage of all of the fit out materials. Materials delivered to multi-tenanted floors shall be immediately removed from the goods lift to a stacking area within the fit out work. The project manager shall keep these areas clean, tidy and free of rubbish, off-cuts etc. and is responsible for the security of the materials.
1.9 CLEANING AND RUBBISH REMOVAL The project manager shall, on a daily basis (minimum), remove from the fit out work rubbish and off-cuts and dispose of them in accordance with authority requirements off site. The project manager shall on a daily basis (minimum), vacuum the work area and surrounding areas thoroughly. Should cleaning not be of a sufficient standard, CITIGROUP CENTRE management may perform cleaning and deduct costs of such cleaning from the next progress payment. 1.10 TRADE WASTE The disposal of waste material, paint, chemicals etc, or cleaning of tools in sinks, toilets, and drains is strictly prohibited. All trade waste shall be removed by the project manager and disposed of as per authority requirements. 1.11 PROTECTION The project manager is responsible for protecting the finished work from damage during the course of the fit out work. Particular attention shall be paid to the protection of carpets, ceilings, light fittings, wall abeled , doors, ducts and skirting cover plates. Any damage to existing finishes resulting from the fit out work shall be rectified by the project manager, or if not rectified to sufficient standard, rectified by the CITIGROUP CENTRE management and the cost deducted from the next progress payment. Particular reference is made to carpet, ceiling tiles, and light fittings. Carpet must be protected by a clear plastic film taped over the joints, and this protection should remain during the period of the fit out work period and removed on completion. Ceiling tiles should always be handled by clean white gloves, and it is strongly recommended that all ceiling tiles which are required to be lifted during the period of the fit out work be removed and stored away from the fit out work during the fit out, and only replaced when the work is completed. Dirty marks or tiles which have been touched up shall be rejected. It is recommended that light diffusers be removed during the fit out work, and the troffer sealed with plastic to avoid dust ingress. 1.12 SECURITY The project manager shall ensure that all trades people report to the Property Manager to be logged in on a daily basis, and for the issue of keys and passes. All keys, passes etc, shall be returned to the Property Manager at the end of each working day. Access will not be given to trades people unless a current pass is visibly worn. An After Hours Access form must be filled out if any work is to take place outside normal business hours (7.00 am to 7.00 pm Monday to Friday). This form must be signed by an abeled d CITIGROUP CENTRE management representative.
1.13 ELECTRICITY The project manager shall arrange to have the electricity supply connected in the project manager or tenants name prior to the fit out work starting. Under no circumstances shall house power be used for tenant fit out work. 1.14 LIFTS Under no circumstances are the passenger lifts to be used by trades people. During fit out work, the goods lift is the only lift that may be used by trades people. The project manager will bar from the CITIGROUP CENTRE trades people, who after one warning, continue to use passenger lifts. 1.15 TOILETS During a tenancy fit out on a multi-tenant floor, the trades people shall not use toilets on that floor. Temporary toilets if required are to be provided within the fit out space. The trades people may use toilets on single tenant floors and it is the responsibility of the project manager to arrange to keep these toilets in a clean and hygienic condition. 1.16 HAZARDOUS MATERIALS The use of asbestos and other hazardous materials or material injurious to health shall not be used at the CITIGROUP CENTRE. 1.17 NOISE
2.0
NOISE RESTRICTIONS
CITIGROUP CENTRE is a live structure and noise can become transmitted some considerable distance from its source. Tenants are entitled to quiet enjoyment of their tenancies, and under no circumstances are disruptive noise activities that affect other tenants to be carried out between the hours of 7.00am and 7.00pm Monday to Friday. Noise which has proven to be disruptive and must be carried out outside the hours of 7.00 am to 7.00 pm Monday to Friday, but not limited to: Percussion drilling and explosive fasteners. Angle grinding. Carpet smooth edge installation. Floor grinding. Core holing. Attaching fittings such as sprinkler pipe work, ceiling track etc. to the underside of the soffit. Cutting of aluminium and stone (unless such cutting is performed in a sound proof enclosure).
Laying hard floor, eg. Timber, granite, etc.
Jack hammering shall only be permitted with the building managers permission to suit the working hours of the tenants. The relocation of ladders, mobile scaffolds, and wheeled rubbish carts may also cause a considerable amount of noise. It is recommended that all cutting takes place in soundproof enclosures rubber isolated from the floor slab, and existing carpet and/or underfelt is left in place to reduce noise transmission. If no carpet is present, scrap carpet and/or underfelt is to be laid in the fit out areas. Radios and cassette players are strictly banned. 2.1 COMPLIANCE WITH NOISE RESTRICTIONS
The project manager shall make due allowance to comply with this clause, and shall immediately cease any activities which are deemed by CITIGROUP CENTRE management to create disruptive noise. 2.2 ODOUR
Existing tenants may also have their enjoyment of their tenanted space interrupted by odour. Works such as painting and the application of flooring adhesives may only be carried out with the approval of CITIGROUP CENTRE management. The Project Manager should make allowance for these activities to be carried out after hours as per the above noisy works.
3.0
SAFETY
3.1 SAFETY RESPONSIBILITIES
The project manager acknowledges and agrees that CITIGROUP CENTRE management shall exercise the overall co-ordination of safety matters. This does not relieve the project manager of their responsibilities relating to safety. Where work practices are deemed to be dangerous by the building manager, increasing the risk of personal injury or damage to property, the builder must provide a Risk Assessment and Work Method Statement. The statement should demonstrate the competency and ability of the individuals to perform such work and that they are adequately trained in accordance with the procedures in the statement. The project manager must at all times exercise all necessary precautions for the safety of all persons.
3.2
COMPLIANCE WITH LEGISLATION
Throughout the fit out period, the project manager must comply with all statutory requirements and directions of CITIGROUP CENTRE management in relation to safety matters. In addition to relevant statutory requirements, Australian Standards or other provisions of this agreement the project manager shall: C:\WINNT\Temporary Internet Files\OLK15F\Fit Out Guide 050104.doc 13
Ensure that the project managers staff and trades people are conversant with and adhere to all relevant occupational health and safety legislation. Provide materials which are adequately equipped, guarded, protected, approved and serviced on a regular basis so as to maintain the highest safety protection to the project managers staff and trades people and the public. At the project managers cost remove immediately materials which in CITIGROUP CENTRE managements opinion could constitute a health or safety risk or which are defective or inadequate for which they were required. Ensure that all electrical installation, aerials, extension cords, fittings and the like comply with the requirements of all relevant authorities. Provide a Fire Systems Isolation Request should any area of the fit out, during the fit out period, not comply with code. Take all reasonable precautions against fire. Prior to welding or cutting operations which use or generate heat, flame or sparks, the project manager shall obtain a hot work permit from CITIGROUP CENTRE management and comply with all associated requirements when welding. The project manager must use authority approved non-flammable shields acceptable to CITIGROUP CENTRE management and must arrange all necessary equipment in case of fire including, without limitation, fire extinguishers securely attached to each electric, oxygen acetylene or oxy-LPG welding plant and the provision of an adequate supply of water. A fire watch must be maintained for 30 minutes after the hot work activities have ceased. A hot work permit will not be issued when fire sprinklers are out of service. Provide appropriate first aid facilities. Provide the CITIGROUP CENTRE management in a form acceptable to CITIGROUP CENTRE management Material Safety Data Sheets in respect of chemicals or substances, prior to their delivery. Must advise CITIGROUP CENTRE management if the working loads exceed the safe working load of the structure and shall design and construct temporary supports which are sufficient in all respects to support the working loads on these structures. 3.3 SAFETY PROCEDURES
The project manager shall ensure that the project managers personnel comply with all safety procedures and requirements which apply to the CITIGROUP CENTRE including Site safety instructions issued by CITIGROUP CENTRE management. If the project manager fails to comply with a safety procedure, direction or requirement, CITIGROUP CENTRE management may issue a written notice requiring the project manager to remedy the default. The project manager shall remedy the default within the time specified in the notice, failing which CITIGROUP CENTRE management may remedy the default and the project manager will be liable for losses suffered by CITIGROUP CENTRE management.
3.4
SAFETY SUPERVISOR
The project manager shall nominate a competent safety supervisor or foreman with authority to resolve matters of safety relevant to the activities of the project manager. The project managers nominated supervisor or foreman must be present at all times when the work is being performed unless agreed otherwise and must attend safety meetings, safety circles, safety inspections, lectures or other similar meetings and be responsible for recording and reporting safety information required by CITIGROUP CENTRE management. 3.5 SAFETY REPORTING
Each week the project manager shall provide CITIGROUP CENTRE management with the following information: Details of injuries to those personnel including times of cessation and recommencement of work. Copies of reports to authorities and clearance for their return to work if and when required.
The project manager shall ensure that the project managers staff and trades people are adequately trained and instructed in the safe and correct usage, handling and operation of materials relevant to the tasks to which they are assigned. CITIGROUP CENTRE management may from time to time require reasonable proof that the project managers staff and trades people are appropriately trained and instructed. The project manager shall ensure that its personnel are not directed or expected to undertake work or activities which might be detrimental to the safety, health or welfare of themselves or others. If any of the project managers staff and trades people are involved in an accident required to be notified to a statutory authority, the project manager shall notify the relevant authority. A copy of the notice must be forwarded to CITIGROUP CENTRE management within three (3) days after the occurrence of the accident.
4.0
EMERGENCY ACTION
4.1 EMERGENCY ACTION RESPONSIBILITIES
The project manager shall ensure that the emergency warning intercom system (EWIS) speakers are in operation during the period of the fit out work, and to contact CITIGROUP CENTRE management to arrange a fire drill at the beginning of the work. The project manager shall nominate floor and stair wardens as appropriate for all shifts. 4.2 FIRE OR SMOKE
In the event of fire or smoke, the floor warden, or in their absence, the stair warden, shall alert people on the floor and must direct them to the fire stairs. The stair warden will then C:\WINNT\Temporary Internet Files\OLK15F\Fit Out Guide 050104.doc 15
contact the security control desk via the WIP phone in the fire hydrant cupboard, and wait for instructions. Under no circumstances is evacuation to take place until the evacuation tone is sounded. If it is safe to do so and those trained in the use of portable fire fighting appliances such as extinguishers and hose reels may attempt to extinguish the fire. 4.3 BOMB THREAT
In the event of a bomb threat, the recipient must remain calm and try to keep the caller on the line as long as possible. The recipient should listen for background noise, accent etc. which might give a clue to the age, sex, and location of the caller. Questions which may assist are: Where is the bomb ? When will it go off ? Why was the bomb placed in CITIGROUP CENTRE ? What does it look like ? How can it be set off ? What is your name ? If the caller hangs up, under no circumstances must the recipient hang up as the call can be traced. The recipient must notify the floor warden, or in the absence of the floor warden, contact the security control desk via the WIP phone. If a bomb is found, do not touch, tilt or tamper with the device.
5.0
ARCHITECTURAL
The architectural elements of the fit out shall conform as a minimum to this section. 5.1 PLASTERBOARD
Unless otherwise specified use 13 mm plasterboard in sheets as large as practicable. Horizontal sheet joints are to be avoided except where otherwise specified. Joints are to be taped and set to produce a continuous smooth flat surface. All plasterboard shall be installed in accordance with the manufacturers published instructions and installation procedures and comply with the relevant Australian Standards. 5.2 CASING BEADS AND EDGE TRIM
Casing beads and edge trim at heads, jambs and corners will be installed in accordance with published procedures. All casing beads shall be straight, true, level and parallel to ceiling tiles as appropriate, all butt joints in casing bead runs shall be cut at right angles, ground smooth and true and filled if necessary before painting.
5.3
CORNERS, OPENINGS AND STANDARD OF FINISHES
All corners and openings are to be constructed straight and true, taped and set in accordance with best trade standards for partitioning including fitting of external corner beads, edge trim, and stopping beads as appropriate. 5.4 SHEET JOINTS AND PATCHING
Sheet joints, unwanted holes, cracks and joints are to be filled, patched, set, taped and sanded as necessary to produce a blemish free substrate suitable for painting. 5.5 SKIRTING
Skirtings to core or internal partitions are to match existing fixtures, or base building fixtures. 5.6 TRIM
All head and vertical trims where detailed are to be 25 mm matt abeled aluminium snap-in section, fixed in accordance with manufacturers specifications where applicable. 25mm adhesive fixed flat aluminium trim to match shall be used where required. 5.7 SOUND RATINGS
Sound rated walls, sound rated baffles and under floor baffles shall have services and penetrations sealed in all accordance with the manufacturers recommended procedures as detailed in published technical bulletins. 5.8 AIR-CONDITIONING REQUIREMENTS
The sound attenuation baffle shall be penetrated as required for air-conditioning ducts. 5.9 SEALING OF PENETRATIONS
Services within the ceiling to slab zone, where passing through a sound rated partition must be completely sealed with approved setting compound or mastic, to form an acoustic seal equal in performance to and maintaining that of the adjacent partition. 5.10 ACOUSTIC CONSIDERATIONS
As the background noise level is low due to the high performance air-conditioning, consideration shall be made as to angled walls which may reflect sound from one area of the fit out to another. Such reflections shall be rectified at the project managers cost.
5.11
GLAZING FRAMING
All glazing sections are to be 1abeled & finish to match screw fix aluminium section generally to the perimeter of each glass window or panel having clip-in loose aluminium glazing bead to match fixed in accordance with the details. 5.12 FRAMELESS GLASS DOORS
The pivot side of frameless glass doors shall be a minimum of 20mm from the reveal to eliminate a potential scissor effect when the door is closing. 5.13 GLAZING AND JOINTING
All glazing is to be 10.4mm clean laminated glass or where indicated as toughened to special doors conforming to Australian Standards 1288-1979, set on neoprene blocks and held in place by continuous selected colour neoprene glazing strips. Unframed joints in glass are to be made with a silicone seal and all set in accordance with the glass and silicone manufacturers published technical bulletins. 5.14 VINYL ETCHING
Vinyl etching (approved or equal) shall be applied to clear glass if the placement of such glass is a safety risk. 5.15 FINISH TO GLASS EDGES
All glass panels must have edges ground straight and smooth. At corner junctions the glass is to be butt jointed. 5.16 PERIMETER INFILLS
Where full height walls meet the external mullions, allow for the wall to be finished in either a glazing infill or a custom wood infill shaped to fit the opening exactly into the custom track recess. The custom wood panels shall be fixed to an aluminium T bar section screw fixed to the end of the wall and the curtain track, adhesive fixed to the sill, and silicone jointed to the mullions. All gaps and joints must be filled prior to painting. 5.17 ABUTMENTS
Where partitions meet existing ducted skirting allow to cut silicone cover plates behind the partition to allow for the cover plates to be removed for easy access to cables. 5.18 ENVIRONMENTAL
Materials shall be selected that have low off gassing potential and that have no or minimal use of volatile organic compounds (VOCs) such as formaldehydes in their manufacture. 5.19 SIGNAGE 5.19.1 Single floor tenants All tenants who occupy one whole floor may erect their own signage and corporate identification on the floor subject to the approval of CITIGROUP CENTRE management. The project manager shall arrange and pay for standard signage in the main directory board in the lobby through the preferred signage contractor. 5.19.2 Multi-tenanted Floors All tenants who occupy less than one whole floor shall erect signage which complies with the standard details as set out in the CITIGROUP CENTRE corporate identity manual. The project manager shall arrange and pay for the standard signage including main directory board in the lobby. The standard typeface is subject to CITIGROUP CENTRE management approval. The signage placement shall be made on the basis of how the tenant door relates to the corridor and other tenants architectural arrangements, and may not extend past the tenants leased area unless some particular architectural feature requires special consideration. If the tenant requires additional signage such as a logo on the glass entry door or fixed panes, or within the tenancy visible to the common corridor, these require approval from CITIGROUP CENTRE management, such additional signage does not waive the requirement for the standard signage. 5.20 PENETRATIONS
If penetrations are required through the floor slab or through core beams, the project manager shall prepare drawings for the approval of CITIGROUP CENTRE management. If the penetrations are through structural elements, the project manager shall engage the Structural Engineer nominated by the Management Office to approve the penetrations required. Penetrations through a floor slab invariably require access to another tenancy, which shall be arranged by CITIGROUP CENTRE management. The project manager shall be fully responsible to co-ordinate the work, and to ensure that any work performed does not degrade the areas worked in. Particular reference is made to ceiling tiles, which must be reinstated with T-bars, or if damaged, new tiles installed. All penetrations shall be adequately water sealed and fire rated in accordance with the Building Code of Australia, and the Insurance Council of Australia. Any damage and associated costs resulting from penetrations not adequately sealed shall be the responsibility of the project manager to rectify at the project managers cost. Contractors must be escorted by Base Building Security Officers when in another tenants area. The Officers must be booked by the Management Office and all costs will be the responsibility of the tenant.
5.21
FLOOR LOADING
Office 3.0 KPA, Compactus loading to 10 KPA over 5 per cent of floor area adjacent to lift core walls. 5.22 PAINT
All paint is to be of the low sheen washable type, and a minimum of two colour coats shall be painted over the primer or base coat. The project manager shall supply a detailed schedule of all paint types, colours, and special finishes with the as installed documentation. 5.23 COMMON AREAS
The common areas are the toilets, service corridors, risers, and lift lobbies contained with in the core of CITIGROUP CENTRE. Any changes to fixtures and fittings within the common areas require the approval of CITIGROUP CENTRE management. Special maintenance requirements to non-standard fixtures and fittings will be chargeable to the tenant.
6.0
SERVICES
CITIGROUP CENTRE offers a suite of sophisticated services to meet the demands oftodays tenant. It is important to understand that the installation of partitioning will almost certainly cause alternations to the air-conditioning, sprinkler system, and lighting layout as a minimum. Careful attention to the modification of tenancies during fit out shall ensure that the level of service is not compromised. Specific reference is made to air-conditioning where tenants complaints are invariably due to poor tenancy design and/or execution. Due to the substantial nature and sophistication of the services offered by CITIGROUP CENTRE, it is strongly recommended that preferred contractors be used for nominated services. In general these preferred contractors are either the supplier of existing electronic systems, or have performance obligations to CITIGROUP CENTRE management under maintenance agreements. Should alternative contractors be used, the project manager shall allow monies for the preferred contractor to review the design and installation of the alternative contractors work, and to certify when satisfied that the work is the required standard, that the work has not compromised the system and/or performance obligations under a maintenance agreement. The current preferred contractors are listed at Appendix A. 6.1 AIR-CONDITIONING AND CONTROLS
The air-conditioning system on a typical floor consists of a variable volume system around the perimeter and up to 30 variable air volume boxes located in the centre and perimeter zones. The master temperature sensors for the variable volume system are located on the perimeter columns and the temperature sensors for the VAV boxes are left C:\WINNT\Temporary Internet Files\OLK15F\Fit Out Guide 050104.doc 20
in the ceiling with a length of sensor cable to allow the temperature sensors to be drawn down into partition walls during the tenancy fit out. Ancillary fresh air and ancillary exhaust air systems are provided which have blanked off spigots for connection in the core area. The project manager shall obtain from the tenant a detailed plan showing location of all staff, equipment and lighting to determine the heat load, and the usages of all areas. These shall be provided to the air-conditioning contractor or consultant for tenancy design. The return air route from the tenanted space is through the ceiling plenum to the return air risers within the core. Areas which are highly partitioned, or have floor to slab partitioning, must have sufficient return air grilles to allow return air to traverse the above ceiling space when partitioned doors are shut. Tenancies on multitenanted floors usually require return air grilles replaced in the core corridor to allow return air from the tenancy to drop below the false ceiling level prior to returning to the return air rise. Air and water balancing of fit out work shall be performed only by NATA approved balancing contractors.
6.2 AIR-CONDITIONING DEDICATED CONDENSER WATER Dedicated condenser water is available on the high and sky-rise levels. The capacity available is 35 watts/m2 NLA. Connection to the dedicated condenser water system is subject to the following: A submission setting out details of the proposed installation for review and approval. Details of the equipment including the model and manufacturer, the output in kilowatts and the water flow requirements. The pipe work to the unit shall include the following: Isolating valves on the flow and return pipelines. An electrically operated solenoid valve in the flow to the unit, activated only with the compressor starts. A fine mesh strainer in the flow pipeline to the unit. A STAD water balancing valve in the flow to the unit. A mechanical interlock which disables the refrigeration component on loss of condenser water flow and resets automatically of return of flow. 6.3 COMMUNICATIONS, AERIALS AND MATV 6.3.1 Voice and data A communication riser is provided in the core. The telephone riser is located in the core and has 200 pair block cabling per floor directly connected to the MDF on the Lower Ground level. There are cable trays from the communications cupboard in the main core corridore to the tenanted false ceiling to facilitate additional cabling.
6.3.2 Master Antennae and TV (MATV) system A MATV system has been is located in the Communication riser cupboard. The MATV system broadcasts free-to-air TV signals and FM radio. 6.3.3 Aerials Aerial space is available on the roof. The installation of an aerial is subject to the following: Subject to property managers approval. A submission setting out details on the proposed location, and cabling route. Approval of the equipment including model, manufacturer, the frequency and strength of the output signal and annual fees. Confirmation that the aerial will not interfere with existing aerial operation. That the aerial will be relocated modified or removed should it interfere with existing aerial operation.
6.4 ELECTRICAL Electrical distribution is via main electrical switchrooms on level P3 and Level 27 to tenant distribution boards on each level. 6.4.1 Tenant lighting Lights are controlled from group switches in the tenancy of each floor. In the interest of the environment and energy saving, it is strongly recommended that each office or area (not exceeding 50m2) be separately switched so that energy is only consumed when areas are occupied. The light fittings within the tenancy contain two slots either side of the diffuser for supply air. Should other lighting such as down lighting be installed, the project manager shall ensure sufficient supply air grilles are installed for the proper performance of the air-conditioning. The Distribution Board in the electrical cupboard on each floor is designed to cater for up to four (4) tenants per floor, and has 72 poles. All electrical circuits and GPOs must be numbered, ie circuit number and distribution board number, and the distribution board permanently abeled as appropriate. The load across phases must be balanced. 6.4.2 Wiring All wiring run in ceiling spaces, including the central service corridor, must be clipped to the slab and bundled by means of cable ties. No wiring whatsoever shall be allowed to lie on the ceiling grid or tiles, clipped to the sprinkler pipework, and run in the datacable trays.
6.4.3 Emergency and exit lighting Emergency and exit lighting is installed on an open plan basis and monitored by the Nexus Control System, located in the building engineers office on level B1 to comply with authority requirements. As a result of the tenancy fit out, further emergency and exit lighting maybe required, and any such additional lighting or alteration must comply with authority requirements, be of the self contained type and must be connected to the corresponding channel route and commissioned by the buildings current service provider. Prior to disconnection of any unit CITIGROUP CENTRE management is to be consulted. 6.5 FIRE INCLUDING SYSTEM (EWIS) EMERGENCY WARNING INTERCOM
6.5.1 Emergency Warning and Intercom System (EWIS) The EWIS has speakers distributed on ceiling tiles. Tenancy fit outs generally attenuate the volume of the EWIS speakers and the project manager shall install additional speakers or relocate speakers as necessary to achieve authority compliance. 6.5.2 Sprinkler system The wet pipe sprinkler system complies with AS2118-1982 AMD3 Group 1, and all modification work for tenancy fit out shall be carried out in strict accordance with this code. Any alterations to the position of internal walls or ceilings could affect the sprinkler area of coverage and effectiveness. A clear space of 500mm minimum clearance between the sprinkler heads and top of storage must also be maintained, and particular reference is made to compactus or filing areas. If new ducts, platforms, hoods, storage racks are installed, sprinklers may be required in or under such items. Sprinkler heads or flush fitting escutcheons covering the sprinkler shall not be painted nor shall decorations or signs be hung on sprinkler heads. 6.5.3 Drain downs Drain downs must be kept to an absolute minimum, any drain downs must be requested from, and receive approval from CITIGROUP CENTRE management. The existing sprinkler system shall be retained in service whilst new pipes are being installed, and all new pipes shall be cut over during one drain down. If a drain down is required to be left overnight the project manager must notify the Property Manager who will inform the insurance company and arrange security patrols to inspect the floor (minimum hourly), at his cost, as well as two CO2 and one water extinguisher at the nearest fire exit or both fire exits if over half the floor is isolated, and submit a Fire Systems Impairment Request. Only the current maintenance contractor will be allowed to conduct drain downs and reinstatements of the system. If the buildings maintenance contractor is not used for the works they must be appointed to inspect and certify the completed installation to ensure code compliance.
6.5.4 Smoke detection system Smoke detectors are mounted above each fire stair exit doors, in the goods lift lobby and throughout tenancy and these are connected to the Fire Indicator Board (FIB). The project manager shall notify CITIGROUP CENTRE management in writing when dusty or smokey works are to take place so that the detector may be isolated. Any charges incurred from the fire brigade for false calls shall be the responsibility of the project manager. Under no circumstances are smoke detectors to remain isolated overnight after work has been completed. 6.5.5 Hydrant hose reels It is mandatory that the hydrant hose reel cupboard be adjacent to the fire stair and is not separated from the fire stair by the tenancy fit out. The hose reel shall reach all parts of a tenancy, and the project manager shall arrange for the hose reel to be extended if required. 6.6 HYDRAULICS 6.6.1 Plumbing The sanitary plumbing and cold water systems are able to serve additional fixtures on each typical floor. Each typical floor is served by four (4) waste stacks, with provisional junction for connection of tenants plumbing. In general, fixtures may be installed anywhere on the floor. All connections to cold water, soil and waste stacks, including vent pipes, must be in soldered copper piping. 6.6.2 Hot water Hot water within tenancy fit outs must be provided by hot water systems, zip heaters, or similar located with the tenancy. Systems providing instantaneous hot water through a cold water connection may be installed as this obviates the need for floor tundishes. 6.7 LIFTS If work is being performed in the lift lobby: When using a jackhammer near lift landing doors, care should be taken to avoid hitting the door track or dislodging concrete from below the track. Any landing button or hall landing plates and globes that require removal should be removed by the preferred lift contractor at the project managers cost. The lift contractor is provided in Appendix A. The car and landing door tracks to be kept clean and vacuumed when appropriate. Lift loading door opened should be screened with plastic sheeting to minimize ingress of dust into lift wells. C:\WINNT\Temporary Internet Files\OLK15F\Fit Out Guide 050104.doc 24
Under no circumstances shall the project manager remove landing buttons, hall landing plates or globes. Unauthorised work may result in the failure of a bank of lifts. The lift contractor shall be engaged to perform this work. 6.8 SECURITY SYSTEMS
Security access is controlled throughout the common areas of CITIGROUP CENTRE by an electronic security access system. Tenants are encouraged to install a system which has compatible key technology. This means the tenancy proximity access key can be used for common area access as well. Provision of cards and programming of access to the tenancy area remains the responsibility of the project manager/tenant. 6.9 GREASE STACK Connections may be made to the grease stack subject to a submission of the requirement, all piping must be in copper with soldered joints, and in full compliance with Water Board requirements. Any additional heating of the grease line before it enters the grease stack in the form of electrical heating pads or similar is the responsibility of the tenant. It is the tenants responsibility to install and maintain the grease stack, including power consumed.
7.0
Base Building Maintenance Contractors / Consultants

Trade Air-conditioning Access Control BMCS / AC Control Cleaning Ceiling Tiles Emergency and Exit Lighting Electrical Fire Plumbing Signage Structural / Mechanical Engineer Contact Michael Gribble Paul Amendolia Douglas RossMunro Malaky Beschlawi Sid Wehbe Alan Rumsay / Terry Hart Craig Andrews Matthew Wright John Boyle Graeme Rutter Mike Haysler David Casburn Phone (02) 8765 0122 (02) 9565 4333 (02) 8904 1580 (02)8256 1100 (02)9666 6688 1300 666 595 (02) 9230 0118 (02) 9202 0200 1800 063 337 (02) 9542 3722 (02) 8907 9000
Company Name JMG Services Advanced Security Detech Build. Serv. Tempo Grayking Stanilite Star Electrical Wormald Mr. Washer Artee Signs Hyder Consulting
Appendix A
TECHNICAL MANUAL
Citigroup Centre 2 Park Street Sydney
Prepared by: Jones Lang LaSalle
Contents
Page No
Introduction Construction Principal Consultants and Contractors 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 General Office Floors Mechanical Services Electrical and Security Systems Hydraulic Services Lift Services Fire Services Building Automation System
29 30 31 33 35 39 42 44 46 48
Introduction
The Citigroup Centre, 2 Park Street, provides a prominent location right in the heart of Sydneys CBD, having street frontages to George, Pitt and Park Streets and being diagonally opposite and connected to Sydneys Town Hall Station. The Citigroup Centre dominates Sydneys commercial skyline. The property comprises 41 levels of office space, totalling 72,631 sqm, with 256 car parking spaces a 4 level retail podium connected to Town Hall Station and the Darling Harbour Monorail. Citigroup Centre is a landmark office tower designed to a premium grade specification, with excellent natural light on all floors around a compact secure internalised core. The use of proven smart glass technology ensures good day-lighting and provides a high shade factor reducing the cooling load on the air conditioning system and increasing tenant comfort. The core has been designed with internal circulation to maintain high levels of security tenant access control. This provides un-interrupted external core wall space for fitout, free of service cupboards and perimeter corridors thereby maximising usable floor space. The projects central location provides excellent access to public transport. One of Sydneys major railway stations, Town Hall, is located opposite and is connected by a lower ground floor retail arcade link. A major bus interchange is located at the Queen Victoria Building providing bus services to many destinations around Sydney and is serviced by a monorail station, which provides easy access to other parts of the City, including Darling Harbour.
Principal Consultants and Contractors

Building Contractor
Multiplex
Level 4, 1 Kent Street Sydney NSW 2000 Crone Associates Level 4, 364 Kent Street Sydney NSW 2000 Rider Hunt Level 5, 41 McLaren Street North Sydney NSW 2059 Hyder Consulting Level 13, 601 Pacific Highway St Leonards NSW 2065 Addicoat Hogarth Wilson 1 Railway Parade Chatswood NSW 2067 Addicoat Hogarth Wilson 1 Railway Parade Chatswood NSW 2067 Addicoat Hogarth Wilson 1 Railway Parade Chatswood NSW 2067 DP Consulting Group 654 Harris Street Ultimo NSW 2007 Norman Disney & Young 1 Chandos Street
Architect
Quantity Surveyor
Structural Engineer
Mechanical Engineer
Electrical Engineer
Communications
Hydraulics & Fire
Lifts
St Leonards NSW 2065 Project Certifier Incoll Management 225 Miller Street North Sydney NSW 2060
1.0 General
1.1 LOCATION AND ACCESS
The Citigroup Centre is located at 2 Park Street in the Sydney CBD opposite the Queen Victoria Building and the Sydney Town Hall.
The site has frontages on George, Pitt and Park Streets, each of which is a major Sydney thoroughfare. Citigroup Centre is located near a number of major office towers and prestigious retail complexes and hotels. It is also be serviced by a major retail centre, The Galeries Victoria. Citigroup Centres central location provides excellent access to public transport. One of Sydneys major railway stations, Town Hall, is located opposite and is connected to the site through a lower ground floor retail arcade link. A major bus interchange is located at the Queen Victoria Building, providing bus services to many destinations around Sydney. In addition, 2 Park Street is currently linked to a monorail station, which provides easy access to other parts of the city, including Darling Harbour.
1.2
BUILDING DESCRIPTION
1.2.1 Office Tower The office tower was designed and constructed to Premium Grade specification and provides 41 levels of lettable space totalling 72,631 square metres with an average floor size of 1,770 square metres. The floor size varies in each of the low, mid, high and sky rises within the office tower.

LOW MID HIGH SKY
1,685 sqm to 1,716 sqm 1,685 sqm to 1,775 sqm 1,743 sqm to 1,865 sqm 1,174 sqm to 1,896 sqm
A typical office floor has a slab to slab height of 3.75 metres with a finished floor to ceiling height of 2.70 metres. The building core is based on the concept of an internalised core plan form. This method of core planning seeks to maximise the usable area on the tenants floors and allows all services to be accessed from within the core. The core to external wall dimensions on typical floors are predominantly 12 metres providing significant flexibility in office layout for tenants. The floor plate, core and services have been designed to provide a comfortable workspace ratio of up to one person per 10 square metres. The design of the office tower provides for panoramic views from most levels, with the Hitlon Hotel being the only high rise building immediately adjacent to the site. Above the Hitlon Hotel from level 34 there are spectacular 360 degree panoramas. The key to the success of the Citigroup Centre has been the benefit the large regular floor plates provide tenants. 1.2.3 The Basement Areas The Citigroup Centre provides four basement levels with 256 tenant car spaces, 26 loading bays and up to 32 car spaces for couriers, storage space for tenants as well as showers, toilets and bicycle parking. The access and egress to the car park and loading docks is from Pitt Street.
Formatted
2.0 INTERNAL FINISHES OFFICE FLOORS

2.1 Ceiling Height, Ceiling Tiles and Ceiling Space
Formatted
A minimum ceiling height of 2700mm to office areas and 2400mm as a minimum to lift lobbies and toilet areas. Slab to slab height of 3700mm Ceiling grid dimension a suspended pre-finished ceiling system comprising mineral fibre acoustic ceiling tiles in a 1350 x 1350mm module two way exposed grid system, with three tiles per module. Ceiling Grids shall align with window mullions wherever possible. A 130mm dedicated tenants cable zone is provided in the ceiling space, with ducts recessed into the sides of all external columns, and with the ability to provided cable zones around the exterior face of the core. 2.2 Sill Height
Formatted
Nominal sill height 350mm 2.3

Core to Perimeter Distance 12.225 m 12.225 m 13.311 14.97m 13.758 19.065m 12.225m 12.225m 13.311 14.97m 13.758 22.400m
Formatted
High Rise Northern side Southern side Eastern side Western side Sky Rise Northern side Southern side Eastern side Western side 2.4 Skirting
Formatted Formatted
A two-compartment skirting duct will be provided around the external perimeter of each typical office level and around each island column.
The ducted skirting will be of two-channel aluminium, 150mm high by approximately 50mm deep. 2.5 Carpet
Formatted
All high and sky rise office areas are carpeted (including core circulation areas) using broadloom carpet. All low and mid rise floors use carpet tiles. 2.6 Walls
Formatted
Walls to office area and lift lobbies generally are cement rendered, walls to external sides of the lift core gyprock lined.
2.7
STRUCTURE
The office floors are designed for a general live loading of 3.0 kPa. A compactus zone with a loading allowance of 10kPa shall be available over 5% of the floor adjacent to the core. Compactus floor zones are available on building structural plans. There is the ability, subject to approval from the Lessor, for inter-floor stair connections
3.0 MECHANICAL
The mechanical services are designed to provide comfort conditions with high air circulation rates evenly distributed throughout the space.
3.1
Codes and Authorities
The mechanical services were designed and installed in accordance with the following code and authority requirements. Building Code of Australia; AS 1668 Part I 1991; AS 1668 Part II 1991; Sydney City Council Requirements; AS 3666; AS 3000.
3.2
Mechanical Ventilation and Auxiliary System
Design Conditions. Office Tenant Condenser water loop high and sky-rise floor Supplementary outside air Provision for offices Office kitchen Exhaust Provision Common System Office Cafeteria Kitchen Exhaust 35 watts/m heat rejection capacity with 80 kwr topping per

200L/s (400cfm) with maximum 500L/s (1,000cfm) per floor topping 175L/s per floor A kitchen exhaust rise of 6,000L/s could be provided to suit tenants needs at a floor below plant room level. 15L/s per fixture

Toilet Exhaust
Car Parks, Ramps & Loading Dock
To AS 1668
3.3
Office Shading and Transmission Co-efficients

Shading Co-efficient glass Transmission Co-efficient glass Transmission Co-efficient walls 0.27 1.6w/m 1.1w/m
3.4
External/Internal Temperatures
Summer Outside Ambient 32C DB/23C WB 90F DB/73F WB Winter 7C DB 45F DB
Internal Ambient Office
23C 1C DB 55% RH (Design Point only) 74 2F
21C DB 70F DB
3.5
Internal Loads
Area Occupancy 1/10m Outside L/S/Person 10.0 Lighting average watts/m 20.0 Equipment average watts/m 30.0
Offices
3.6
Noise Levels
The air handling systems were selected to incorporate appropriate sound articulation to ensure that the noise rating number is not exceeded in the various areas as detailed below which will comply with AS 2107 1997. Recommended Noise Levels Area Office Areas Car Parking Toilets Level NR 38 65dB (A) 60dB (A)
3.7
Cooling Plant
Chilled water for the Tower air conditioning system is provided by two central cooling plants located in the Level 3 plant room and the Level 48 roof plant rooms. Each plant comprises of two equal size centrifugal chillers each with 3174kW capacity plus one 889kW, two circuit, reciprocating chiller for low load use. The chillers operate on refrigerants R134a, which is environmentally preferred. 3.8
Heating Plant
Hot water for the Tower air conditioning system is provided by two central heating plants in the roof plant room on Level 48 and the Level P3 plant room. The plant comprises 2 x 581kW gas fired low pressure boilers.
3.9
Air-conditioning for Office Tower
The base building mechanical system consists of water-cooled liquid chillers situated in the roof plant-room providing chilled and hot water to central built-up air handling units at levels 27 and 48. The chiller configuration is 2 full-load chillers sized for 100% of the designed air-conditioning load, with a low load chiller sized for 20% of the design airconditioning load. In the event of failure of one of the large chillers, or a component of the system, 70% of the peak load will still be available for use. In addition to this, the chillers serving the high and sky rise levels are completely separate and independent to the chiller plant and auxiliary systems serving the low and mid rise levels. A failure of the low-rise plant will have no impact on the operation or capacity of the high and sky rise plant. This also extends to air handling units and return air fans. The central chiller plant is intended for use during normal working hours and ad-hoc after hours use. Base building system consists of central air handling units with variable speed drives serving VAV units on each floor.

34 VAV units per floor (one per 42 square metres serving the perimeter zone and one per 60 square metres serving the interior; 6 Air Handling Unit Zones (2 internal and 4 perimeter) per floor; Air distribution via perimeter diffusers and light air boots
3.10
Tenants Condenser/Chilled Water
A tenancy condenser water system is incorporated to provide an average of 35 watts/m (11 Btuh/ft) heat rejection capacity over each tenanted floor of the high and sky rise. The system comprises multiple cooling towers, pump sets and heat exchangers to provide closed condenser water availability to all high and sky rise floors to minimise the fouling of condensers in supplementary air conditioning units. The system is designed to operate at all times, with capability to continue full operation during servicing, and is fully secured from unauthorised access. The chilled water plant serving Citigroup (low and mid-rise) is sized to include an additional capacity of 28 watts/m (9 Btuh/ft) if its tenancy space. This is available to serve tenant fan coil units by tapping the chilled water riser at each office level.
3.11
Tenant Common Kitchen (General) Exhaust
A common mechanical exhaust system to serve tenant kitchenettes (under 8Kw capacity) is installed in the office tower. This system is typically capable of connecting exhausts from tenant kitchenettes fitted with domestic size ranges and/or with microwave food warming facilities.
4.0 ELECTRICAL AND COMMUNICATIONS

4.1 Regulations and Standards Services are provided on accordance with:

AS 3000; 1991 SAA Wiring Rules; Service Rules, requirements of Energy Australia; The requirements of the NSW Fire Brigades; The requirements of the Australia Telecommunications Authority (Austel); The requirements of the Building Code of Australia (BCA).
4.2
Electrical Services

Power Supply Consumers Mains Main Switchboard Sub Mains Metering Tenancy Switchboard Building Load Capacities Lighting General Power Stand-by Power Lightning Protection Tenancy Cabling Provision Emergency Lighting
4.2.1 Power Supply

The Citigroup Centre is supplied by four (4) Energy Australia sub-stations. Each complete with 3 x 1500 KVA transformers located in the following areas; Basement Level 3 Podium Level 27 Plant Room 1 off 2 off 1 off
Each sub-station will be fed by Energy Australias CBD Triflex Feeder system. 4.2.2 Consumers Mains
2 x 3000 Amps fire rated mains are installed between each sub-station and its adjacent Main Switchboard.
4.2.3
Sub Mains
Office floors are fed by 200 Amps take offs based on 65 w/m for light and power and 22 w/m for computer load on net lettable area of each floor.
4.2.4
Tenancy Switchboard
Each floor is provided with a 72 pole distribution board, which may be used for a single tenancy if four (4) tenancies break-up. 4.2.7 Building Load Capacities 4.2.8 Office tenants light and power Office tenant computer power 65w/m NLA 22w/m NLA
Lighting
Office area lighting consists of twin tube fluorescent troffer incorporating a 10 cell parabolic louvre to maintain average level of illuminance of 500 lux Luminaires consists of electronic ballasts
4.2.9
Lamp Wattage Lamp Type Ballast loss Power Factor
2 x 36w 4000k, Philips TLD 84 6 watts .96
General Power
A two (2) compartment-skirting duct is provided around the external perimeter of each typical office floor and around each island column. One (1) GPO is installed every 5 metres within the perimeter-ducted skirting. 4.2.10 Stand-by Power Three (3) emergency diesel generators are provided to supply emergency power to the buildings essential services. This emergency supply will allow all lifts to home on the ground floor in the event of a power outage. The emergency diesel generator will not supply power to tenancy areas. 4.2.11 Lightning Protection The building is protected with a lightning protection system which complies with Australia Standards AS 1768.
4.2.12 Tenancy Cabling Provision A two (2) compartment ducted skirting is installed around the outside perimeter of the floors.
A cable tray is installed from the tenant distribution board and the IDF to the tiled ceiling space.
4.2.13 Emergency Lighting
Emergency and exit lighting using single point, fully self-contained units have been installed throughout the building. The common and tenancy areas use Stanilite Nexus fittings. All additional fittings must be of this type to maintain monitoring and testing functions. On tenancy floors, sufficient fittings have been installed to gain approval from authorities. Additional tenancy fittings will be provided at tenants expense to authoritys approval. 4.3 Communications

Telephone Block Cabling Master Antenna Television (MATV) System
4.3.1 Telephone Block Cabling A 200 pair category 3 telephone cabling has been installed between the B1 MDF room and each office level of the building. There is provision in the MDF for connection to two (2) separate telephone company exchanges, with provision for both fibre and copper entry cable. A dedicated communications riser shaft is available for tenant voice/data cabling to facilitate inter-floor cabling for multi-floor tenancy.
4.3.2
Master Antenna Television
A FM/UHF master antenna television system has been installed serving all tenancy floors. Each floor has the capability to take four (4) points in the system. Cabling from riser to the tenancy space is at tenant expense. 4.4 SECURITY SYSTEM
The security system is computer based and is centralised at the security control desk. Features include:
Access Control An Intruder Alarm System CCTV System Intercom
4.4.1 Access Control A proximity card system using credit card size cards is provided throughout the building with card readers at:

Front entry doors (for out of hours use); Tower lifts; Car park lifts; Entry and egress to boom gates serving the car park; All stair entrances (provision) The system is capable of
All fire stair doors have door strikes installed. expansion as part of tenants fitout requirements.
4.4.2
Intruder Alarm System
Monitoring of the fire stair doors and all perimeter doors are provided by a reed switch at each door.
4.4.3
CCTV
A CCTV surveillance system is provided in the building with the equipment centralised at a central security point. Cameras are utilised extensively on the building perimeter at ground level as well as internally in the major circulation areas. 4.4.4
Intercom
The intercom system consists of one intercom door stations for each access- controlled door. (Including after hours entry points and car park roller shutter door/boom gates).
HYDRAULIC SERVICES
5.1 Regulators and Standards
The systems are designed and installed in accordance with: AS 3500 National Plumbing Code; Building Code of Australia; Sydney Water Corporation; Sydney Water Corporation Trade Waste; Council of the City of Sydney;

A.G.L Gas Companies; & NSW Fire Brigade.
5.2
Hydraulic Services
The hydraulic services consists of the following: Cold Water Service; Hot Water Service; Gas Service; Grease Waste Drainage Sewer Service; Sanitary Plumbing; Stand-by Facilities (Essential Services); Fire Hydrant and Hose Reel systems.

5.2.1
Cold Water Service
The cold water systems comprise a 150mm incoming service from Sydney Waters 250mm water main in Pitt Street to water assemblies located at Basement 1 level. Pressure reducing valves to suit various pressure zones are installed to maintain acceptable maximum pressures. A 40,000 litre storage tank is located on level 48. 5.2.2 Hot Water Service
The hot water system is designed in accordance with the provision of AS 3500, and comprises of 5 x 60 litre units on level 48 and 4 x 60 litre units on level 27. 5.2.3 Gas Service
The natural gas service is supplied from the AGL Gas Companies main in Pitt Street to a gas regulator set located in Basement B1. Water temperature throughout the system is maintained by a heat trace system. 5.2.4 Grease Waste Drainage
The trade waste is collected from the waste stacks and conveyed by gravity to a 5000L arrester located at Basement B1. The grease arrester discharges to the sewer drainage system in accordance with the provisions of AS 3500. 5.2.5 Sewer Service
The sewer drainage system is connected to Sydney Waters sewer main in George Street. A pump out system is provided to collect the discharge from the lower level fixtures that are unable to gravitate to the sewer mains. 5.2.6 Sanitary Plumbing
The sanitary plumbing system for the project comprises a system of stacks that connect to the sewer drainage system at lower ground and ground level. A system of stacks and relief vents collect the sewage from tower fixtures as well as provisional stacks for future tenants needs, and discharged by gravity to the sewer drainage system. 100/150mm (4/6) stacks and 100/150mm (4/6) relief vent runs from the sewer drainage up through the upper levels of the building. Vents terminate above roof level in discreet locations where possible. 5.2.7 Stand-by Facilities
The essential services pumps (as follows) are supplied by the stand-by power supply. Storm water/sub-soil pumps Cold water booster pumps Sewer pumps Cold water pressure set Hot water circulating pumps
Fire Hydrant and Hose Reel System The fire hydrant system comprises of a ring main system piping throughout the building. The system is supplied from the fire hydrant storage tank. The system complies with the requirements of BCA, AS 2419, and the NSW Fire Brigades. The water for the fire hose reels is supplied from the fire hydrant system via pump and gravity piping systems incorporating pressure-reducing station. Fire hose reels are spaced to ensure all areas are covered by 36 metre coverage. The system complies with the requirements of the BCA, Sydney City Council and AS 2441. A 36,000 litre storage tank is located on level 48 for Fire Hydrants and Hose Reel System.
6.0 LIFT SERVICES

The power system for the lifts is direct drive microprocessor controlled with solid state power conversion units which provides the optimum flight profile and ensures maintenance of design traffic parameters.
6.1
Low Rise (Number of lifts 6) (Ns 1, 2, 3, 4, 5 & 6)

Lifts 1 to 6 serve from the ground floor and levels 5 to 15 inclusive;

Lifts 1 and 6 also provide restricted access to level B1; Lift capacity is 26 passengers (1,768 kg); Car speed is 5.0 metres/second; Door opening is 1200 wide x 2300 high.
6.2
Mid Rise (Number of lifts 6) (Ns 7, 8, 9, 10, 11 & 12)

Lifts 7 to 12 serve from the ground floor and levels 16 to 26 inclusive with transfer floor at level 15; Lifts 7 and 12 also provide restricted access to level B1; Lift capacity is 30 passengers (2,040 kg); Car speed is 7.0 metres/second; Door opening is 1200 wide x 2300 high.
6.3
High Rise (Number of lifts 5) (Ns 13, 14, 15, 16 & 17)
Lifts 13 to 17 serve from the ground floor and levels 29 to 37 inclusive with provision for a transfer floor at level 26 for 3 lifts; Lift 13 also provides restricted access to level B1 and 27 Plantroom; Lift 17 provides restricted access to level B1; Lift capacity is 22 passengers (1,496 kg); Car speed is 8.0 metres/second; Door opening is 1200 wide x 2300 high
6.4
Sky Rise (Number of lifts 6) (Ns 18, 19, 20, 21, 22 & 23)
Lifts 18 to 23 serve from the ground floor and level 38 to 47 inclusive with transfer floor at level 37; Lifts 18 and 23 provide restricted access to level B1; Lift capacity is 22 passengers (1m496 kg); Car speed is 8.0 metres/second; Door opening is 1200 wide x 2300 high.
6.5
Tower Goods lift (Number of lifts 1) (N 24)

Lift 24 serves B1, Lower Ground, Ground, Levels 1, 2, 3 and 5 to 47, Lower and Upper Plantroom; Lift capacity is 2500 kg class A; Car speed is 3.5 metres/second; Door opening is 1390 wide x 2400 high; Basic control system is two buttons collective. Car configuration 2000w x 2700d x 2900h

Car Park Lifts (Number of lifts 2) (Ns 25 & 26 )

Lift 25 and 26 serve B4, B3, B2, B1 and ground;

Lift capacity is 16 passengers (1,088 kg); Car speed is 1.8 metres/second; Door opening is 1100 wide x 2100 high; Power system is variable voltage and variable frequency geared traction; & Control system is microprocessor based duplex.
6.6 Retail Goods Lift Class A (Number of lifts 4) (Ns 27, 28, 29 & 30)
Lifts 27 to 30 serve B1, Lower Ground, Ground, Levels 1 and 2); Lift capacity is 23 passengers (1,564 kg); Car speed is 1.0 metres/second; Door opening is 1300 wide x 2400 high; Power system is variable voltage and variable frequency geared traction; Control system is microprocessor based duplex.
6.7
Retail Scenic Passenger Lift (Number of lifts 1) (N 31)

Lift 31 serves Lower Ground, Ground, Levels 1 and 2; Lift capacity is 16 passengers (1,088 kg); Car speed is 0.5 metres/second; Door opening is 1000 wide x 2100 high; Drive system is hydraulic.
6.8
School of Arts Passenger Lift (Number of lifts 1) (N 32)

Lift 32 serves Ground floor and Level 1; Lift capacity is 14 passengers (950 kg); Car speed is 0.5 metres/second; Door opening is 1000 wide x 2100 high; Drive system is hydraulic.
6.9 Escalators (12 off, 6 pairs)

Rate of speed is 0.5 metres/second; Step width is 1000mm generally No. 7 to 8 to be 800mm; Incline 30; Balustrade clear safety glass.
7.0 FIRE SERVICES

The fire system was installed to the following standards:
Australian Standard 2118 1995; Australian Standard 4118:21 1995;

Australian Standard 1668; Australian Standard 1670; Australian Standard 3000 Electrical Wiring; Australian Standard 2220-1985 EWIS; Australian Standard 2444 Fire Extinguishers; Building Code of Australia; NSW Fire Brigade; Sydney City Council
7.1
Sprinkler System
The entire building is protected by an automatic sprinkler installation that complies with the relevant standards and fire codes. Sprinkler reads: Office Area Concealed Spaces Retail Car Parks Flushed leads Brass glass bulb Chrome glass bulb Brass glass bulb
SSP 68C SSP 68C SSP 68C
The sprinkler system operation is monitored by the fire indicator panel, the EWIS panel and the NSWFB, per the Australian Standards listed above. A 160,000 litre storage tank on level B3 for the Fire Sprinkler systems.
7.2
Detector System
This system incorporates smoke detectors located in the return air ducts, inside each stair pressurisation fan, at the top of each lift shaft, main switch room, all lift motor rooms, outside air supply system and directly outside fire stairs, which transmit a signal to the F.I.B. as per the Australian Standards listed above
7.3
Emergency Warning and Intercommunication System (EWIS)
An EWIS system is installed throughout the building incorporating a master evacuation control panel (MECP), Warden Intercommunication Points (WIP) break glass alarms and speakers. Speakers are mounted throughout the building, offices, car park and exposed areas.
WIP phones are mounted within hydrant cabinets or adjacent. Break Glass alarm points located adjacent to WIPS The system upon operation of a sprinkler, smoke detector or break glass alarm will activate the EWIS system via the main emergency panel (MECP). The MECP is arranged to Cascade a signal throughout the building via the speakers. The cascading signals will begin at the floor where the alarm originated and than at time internals send tones to floors up and down the building.
Fire extinguishers are installed to AS 2444 Building Code of Australia and NSW FB. The extinguishers are selected according to class of fire and occupancy hazard.
BUILDING AUTOMATION SYSTEM (BMCS)

The TAC BMCS system is installed throughout the centre including car parks, plantrooms, podium, School of Arts building and all office levels.
8.1
BMCS Controls and Monitors
The BMCS controls and monitors the buildings air conditioning system. Chillers and Cooling Towers Air Handling Units Boilers Floor VAVs and thermostats
8.2
BMCS Major Features
The major features of the BMCS air conditioning operations are: Optimised Start Night Purge Outside Air Economy Cycle After Hours Air Conditioning (dial in operation) Temperature Trending Remote Monitoring Alarm Monitoring CO Monitoring (Car Park gas emission monitoring
8.3
BMCS Other Features
The BMCS also monitors other major features of the building operations including: Electrical

Hydraulics Fire Systems Lifts
8.3.1
Electrical
The main switchboard is monitored for power usage, voltage, current, power factor, generator supply monitoring, running and faults, day tank high and low levels. Bulk storage low fuel. Light switching for car park, all public circulation areas and external area. 8.3.2 Hydraulics The BMCS monitors the following hydraulics systems: Sub soil pumps Cold water booster pumps Gas leak detectors Fire sprinkler storage tanks Cold water pressure pumps Hot water circulating pumps Domestic cold water/fire hydrant storage tanks
8.3.3 Fire Systems The BMCS provides a high level interface to the Fire and Smoke Detection system. 8.3.4 Lifts Monitoring of the lift control panel for alarms and also monitors the temperature controls of the lift motor rooms.
Disclaimer
This technical manual is subject to change, as reasonably required by the Landlord.

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What are the main responsibilities of the project manager during the fit out process?

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What safety procedures and responsibilities are outlined in the document?

FIT OUT GUIDE

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Building Services Technical Specification

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FIT OUT GUIDE

FIT OUT ADMINISTRATION

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The approved Permit Application.

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Agreement to a defects rectification program. Finalisation of payments.

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Laying hard floor, eg. Timber, granite, etc.

COMPLIANCE WITH LEGISLATION

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CORNERS, OPENINGS AND STANDARD OF FINISHES

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Base Building Maintenance Contractors / Consultants

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Citigroup Centre 2 Park Street Sydney

Prepared by: Jones Lang LaSalle

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Principal Consultants and Contractors

Hydraulics & Fire

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LOW MID HIGH SKY

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2.0 INTERNAL FINISHES OFFICE FLOORS

Nominal sill height 350mm 2.3

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Codes and Authorities

Mechanical Ventilation and Auxiliary System

Car Parks, Ramps & Loading Dock

Office Shading and Transmission Co-efficients

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Internal Ambient Office

23C 1C DB 55% RH (Design Point only) 74 2F

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Air-conditioning for Office Tower

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