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									Halifax Robert L. Stanfield International

         Request For Proposal

          Hotel Development

            October 2007
                             REQUEST FOR PROPOSAL – HOTEL

                                           TABLE OF CONTENTS


1.1   Airport                                                               1

1.2   Economic Contributor to the Economy                                   1

1.3   Growth and Development of the Airport Facility and Airport Property   2

SECTION 2: Hotel Development

2.1   Hotel Feasibility                                                     3

2.2   Hotel Opportunity                                                     3

2.3   Mandatory Amenities and Services                                      3

2.4   Desirable Amenities and Services                                      3

2.5   Optional Amenities and Services                                       3

2.6   Prohibited Concepts and Services                                      4

2.7   Parking                                                               4

2.8   Parking Availability                                                  4

2.9   Hotel Site Parking                                                    5


3.1   Phase 1: Request For Proposal – Development of Hotel                  6

3.2   Phase 2: The Lease Agreement And Completion Stage                     6

3.3   Phases 3: The Design And Construction Stage                           6

3.4   Project Schedule                                                      7


4.1   Site Location                                                         8

4.2   Site Services                                                         9

4.3   Elevated Pedestrian Walkway Connection                                9

4.4   Planning and Architectural Concept                                    10
       4.4.1    General Description                          10
       4.4.2    Planning and Architectural Constraints       11
       4.4.3    Exterior Envelope and Façade                 11
       4.4.4    Interior Public/Guest Areas                  13
       4.4.5.   Back of House Facilities                     13
       4.4.6    Acoustic Separation                          14
       4.4.7    Recreational and Guest Services Facilities   14
       4.4.8    Guest Business Services, Meeting Rooms and
                Banquets Facilities                          15

4.5    Structural Constraints                                15

4.6    Mechanical /Electrical Constraints                    15

4.7    Underground Tunnel Constraints                        16

4.8    Water/Consumption Constraints                         16

4.9    Environmental Issues                                  16

4.10    Communications                                       17

4.11   Traffic Flow                                          17


5.1    Historical Data                                       18

5.2    Future Forecasts                                      18

5.3     Current Air Services as of October 2007              19

5.3    Air Service Development                               20

       5.4.1    Transborder Sector                           20
       5.4.2    International Sector                         20
       5.4.3    Winter Sunflights                            21
       5.4.4    Domestic Sector                              21


6.1    Offer                                                 22

6.2    Proposal Deposit                                      22

6.3    Organizational Data/Business Information              23

       6.3.1    Letter of Commitment                         23
       6.3.2    Letter of Commitment from Name Brand Owner   23
       6.3.3    Developer Experience                         23
       6.3.4   Hotel Operating Experience                       23

6.4    Financial Information, References And Financial Offer    24

       6.4.1   Financial Capability                             24
       6.4.2   Financial Offer                                  24

6.5    Projected Annual Income and Cash Flow                    25

6.6    Summary To The Lease                                     25

       6.6.1. Term Of The Lease                                 26

6.7    Marketing and Customer Service Plan                      26

6.8    Operational Plan                                         26

       6.8.1   Staffing Plan                                    26
       6.8.2   Maintenance Plan/Refurbishment Plans             26
       6.8.3   Environmental Management Plan                    27

6.9    Facility Design And Development                          27

       6.9.1   Concept                                          27
       6.9.2   Concept Description                              27
       6.9.3   Concept Design Drawings                          27
       6.9.4   Site Plans                                       28
       6.9.5   Hotel Drawing and Document Deliverables          28

6.10   Concept Space Program                                    30

6.11   Outline Finishes Schedule And Technical Specifications   31

6.12   Preliminary Code Report                                  32

6.13   Utility Requirements                                     33

6.14   Capital Cost Breakdown                                   33


7.1    Rating The Proposals                                     34

7.2    Interview                                                35

7.3    Briefing and Site Tour                                   35

7.4    Inquiries                                                35

8.1      Submissions of Proposals                                                            36

8.2      Document Interpretation                                                             36

8.3      General Terms And Conditions                                                        37


9.1      Design and Construction                                                             40

9.2      HIAA Facility Alteration Guide                                                      40

         9.2.1   Introduction                                                                40
         9.2.2   General Submission Requirements                                             41
         9.2.3   Approval Process                                                            41
         9.2.4   Design Stage                                                                42
         9.2.5   Design Submissions                                                          44
         9.2.6   Construction Phase                                                          47

9.3      Insurance Construction Coverage                                                     54

9.4      Surety Bond                                                                         54


      Schedule A: Hotel Lease
      Schedule B: Offer
      Schedule C: Proposal Deposit
      Schedule D: Organizational Form(s)
      Schedule E: Financial Offer
      Schedule F: Ten-Year Operational & Expense Forecast
      Schedule G: Estimate of Value Calculation (ROE/ROI)
      Schedule H: Proforma Balance Sheet
      Schedule I: Hotel Development Cost – Preliminary Cost Estimates


      Appendix A: Preliminary Hotel Development Rendering from MMM Group Limited.
      Appendix B: ATB Frontage Road & Groundside Redevelopment – Site Plan –HL01 - this plan
                  illustrates the relative location of the hotel on-site and within the context of the
                  surrounding area. Coordinates of the hotel block are provided.
      Appendix C: Height Restrictions – Obstacle Limitation Surface – this plan will dictate the
                  maximum vertical elevation allowable for the hotel for compliance with airport
                  operations. Limitations include height restrictions for the building and any facilities
                  provided on the roof such as mechanical penthouse, antennae, etc.
Appendix D: Utilities Figures H001 through H005 illustrating available utilities (storm drainage,
            sanitary drainage, potable water, power and communication)
Appendix E: Geotechnical Investigation HIAA Groundside Redevelopment Project Jacques
            Whitford 2007
Appendix F: Environmental (Former White Rose Station)
Appendix G: Facility Alteration Program (FAP)

1.1     Airport

Halifax International Airport Authority (HIAA) is a “non-share capital” corporation that was
established for the purpose of operating, maintaining, and developing Halifax Robert L.
Stanfield International Airport (Airport) under a 60 year ground lease with the Government
of Canada. HIAA’s Management and Board of Directors, which includes business and
community leaders, assumed operating, maintaining and development responsibility for
the Airport on February 1, 2000.

The Airport is situated on 960 hectares of land within the Halifax Regional Municipality and
is approximately 35 kilometres from downtown Halifax. The site is adjacent to Highway
102, a four-lane divided highway system, which links the Airport with all major centres in
Nova Scotia. The Airport is a 24-hour, seven-day-a-week operation, without any hours of
restriction or noise management limitations.

The Airport is Atlantic Canada’s gateway to the world. It is the region’s principal full service
airport providing passengers and cargo clients with access to markets across the country,
the United States and Europe, and the only airport in Atlantic Canada to offer U.S.
Preclearance by on-site U.S. Customs and Border Protection officials. The Airport
welcomes more than 3.3 million passengers each year, and is an internationally
recognized leader in customer service, having received three first place awards in the
AETRA Airport Customer Satisfaction Survey for 2004 and 2005. Again in 2006 Halifax
Stanfield International Airport has received two first place awards, one in overall
passenger satisfaction for airports worldwide with under five million passengers and first in
the Americas in the new category of Airport People Awards.

1.2     Economic Contributor To The Economy

The Airport is a major contributor to the provincial economy of Nova Scotia, according to
an independent Economic Impact Study prepared by Hatch Ltd. In 2006, the total
economic benefit to the Province as a result of Airport activity was $1.2 billion in gross
output, generated by airlines, air freight firms and other companies directly related to the
air transportation industry. A total of 12,000 jobs are attributable to the Airport,
including 5,450 direct full-time equivalent positions, 2,710 indirect and 3,840 induced jobs,
which equals 2.7% of Nova Scotia's total employment. As well, the Airport generated $411
million in total wage and salary benefits: $187 million in direct (airport related activity), $93
million indirect (generated in a sector that supplies raw materials associated with direct
activity), and $132 million induced benefits (generated by individuals employed in direct
and indirect sectors). The Airport also contributed $240 million in renovation and new
construction impacts (since 2000) and continues to play a major role as a tourism gateway
to Nova Scotia.

Request For Proposal                     Hotel                                         Page 1
1.3       Growth And Development Of The Airport Facility And Airport Property

HIAA continues to demonstrate its commitment to improving services to the traveling
public. To achieve its goals the HIAA has undertaken major capital investments:

      •   The International and Domestic arrival areas of the Air Terminal Building (ATB)
          have been expanded and a new retail court, Airport Square, has been developed
          at a total cost of approximately $33 million.
      •   In the industrial sector, a new airside industrial sub-division and aircraft taxiway
          has been developed and houses two tenants, IMP and CHC Helicopters. Inland
          Technologies, Avis Car Inc. and Dollar Thrifty Automotive Group have also
          constructed new facilities at the Airport.
      •   On the airside a multi–year airfield restoration program is underway maintaining
          the integrity and operation of airport runways at an estimated cost of $50 million
          when completed.
      •   The terminal expansion of the south departures area houses three new jet
          bridges, 12 new gates and the outbound baggage areas, along with the
          construction of U.S. Preclearance facilities at an estimated cost of $90 million.
      •   A new remote parking lot accommodating approximately 1,000 vehicles was
          constructed near the entrance to the Airport property at the exit from Highway 102.
          There was an additional extension for 500 additional vehicles opened late 2006.
      •   As of January 2007 a two phase groundside development plan is proceeding,
          which will encompass the following:

                 •     Reconstruction of the North Tunnel to provide passengers with ground
                       access to the parking lot at the north end of the ATB.

                 •     Reconfiguration of the terminal front upper and lower roadways to
                       improve the flow of passengers and vehicles by creating separate roads
                       for picking up and dropping off passengers.

                 •     The construction of a 2300(+/-) space parking facility adjacent to the
                       north end of the ATB, including an over-road pedway to the ATB.

                 •     Installation of underground drainage and electrical services, including
                       services for a proposed hotel.

                 •     Construction of a 175(+/-) room hotel, subject of a Request for Proposal
                       process for a developer/operator.

                 •     Passenger over-road pedway to the ATB and to the existing Airport

                 •     Air Terminal     Building   landside   building   interior   and     facade

Request For Proposal                       Hotel                                          Page 2

2.1       Hotel Feasibility

It will be the responsibility of the Proponent to conduct a hotel feasibility study.

2.2       Hotel Opportunity

In June 2005, an Expression of Interest was issued to select hotel developers from which
there were a number of submissions. All of the initial Proponents will be invited to the
Request for Proposal stage along with other interested parties.

2.3       Mandatory Amenities And Services

The successful Proponent will guarantee HIAA an internationally recognized branded
Hotel, with demonstrated worldwide reservations access. HIAA desires a hotel facility,
which is best in its class in comparison to other properties, which exist in the Airport area.

2.4       Desirable Amenities And Services

HIAA anticipates a hotel that will meet or exceed concepts listed below. HIAA has
identified the following desirable and optional amenities and services to be considered and
identified as applicable, as part of each Proponent’s response to this Request for

      •   Guestrooms175 (+/-)
      •   Restaurant/Lounge full service dining room; cocktail lounge
      •   Meeting room facility; business center with attendant. Hotel patron should be able
          to print remotely from their hotel room
      •   State of the art internal/external communication system, (internet high speed,
          wireless access, etc.)
      •   Other Amenities, e.g. indoor swimming pool/hot tub, sauna/wellness/fitness facility
          guest change area. It would be desirable to have access to the amenities made
          available to employees at the Airport
(Please Note: HIAA at their sole discretion, reserves the right to prohibit amenities and

2.5       Optional Amenities And Services

      •   Concierge, dry-cleaning services, beauty salon /barbershop
      •   Spa Facility (wellness, therapy)
      •   Valet parking
      •   Parking pay-on-foot kiosk
      •   Banking machine

Request For Proposal                     Hotel                                         Page 3
      •   Common use airline check-in kiosk
      •   Flight information display monitors
      •   Other Hotel types of services

Where these facilities are made available to the public or Airport employee by
membership, a separate electronically keyed and monitored entrance may be considered.

2.6       Prohibited Concepts And Services

There are certain concepts and services that HIAA does NOT want included as part of this
hotel development. These include:

      •   On-site vehicle rental operation
      •   Foreign Exchange concession
      •   Vehicle parking, except as detailed in Section 2.9
      •   Antennas, radios & microwave towers (transmitters/receivers) for other service

The above-noted concepts and services will be offered on-site by HIAA.

2.7       Parking

HIAA recently completed the master planning for the redevelopment of the groundside
facilities at the Airport. HIAA is planning the development of a new 2,300(+/-) space
parking structure to the north of the proposed hotel site. It is intended that the lower level
of the parking structure will service the Rent-A-Car operations. The other levels will in turn
service all of the airport facilities, including the new hotel development. Additional parking
facilities are also included in the proposed groundside redevelopment, such as a long-term
surface parking facility. HIAA is converting to new technology to unify all on-site parking
facilities and to assist in providing fast access and egress. A Pay-on-Foot system with pay
stations strategically located within the terminal, the parking structure and the hotel will be

2.8       Parking Availability

Hotel patrons will park on a common use basis utilizing HIAA parking facilities as outlined
above. Hotel parking can be available on upper levels of the parking structure, subject to
contract negotiation. The hotel client may also utilize the remote Park ‘N Fly lot, which will
require a hotel shuttle transfer to the parking lot.

Request For Proposal                      Hotel                                      Page 4
The current parking rates are as follows:

                   Location                                         Rates
                                                  $ 9.00 per day
        Park ‘N Fly Lot (remote)
                                                  $45.00 per week, maximum

        Main Surface Parking Lot                  $ 2.00 per hour
        (west of the proposed parking structure   $10.00 per day
        and hotel facilities)                     $50.00 per week
                                                  Employee parking is available at HIAA’s
        Employee Parking                          employee parking lot for a fee of $25.00
                                                  per employee / per month
        Parking Structure                         Rates to be determined

(Please Note: Parking rates for all locations are currently under review as an element of
the design of the proposed new parking structure and are subject to change.)

2.9     Hotel Site Parking

Limited parking will be allowed on the hotel site for short-term guest drop-off, check-in
purposes, deliveries and hotel executive parking. The Proponent will not charge for such

The Proponent must state the number of parking spaces required for the hotel facility and
identify the purpose of these spaces.

All hotel guests will be required to use Airport parking facilities as indicated above.

HIAA is the sole operator of parking facilities on Airport property.

Request For Proposal                     Hotel                                        Page 5

HIAA is using a two-phase process to award the hotel opportunity as follows:

3.1.       Phase 1: Request For Proposal – Development Of Hotel

Proponents are invited to submit formal business plans, design and construction plans for
the development of the hotel along with management commitment.

The submission will be reviewed by the HIAA Hotel Committee and assessed on the basis
of the evaluation criteria outlined in Section 6: Submission Requirements.

The successful Proponent will be responsible for financing, designing, construction,
maintenance, management and operation of the hotel. Specifically, the project to be taken
on by the successful Proponent shall include:

       •   The financing, design and construction of all building(s) and required/associated
           infrastructure on the hotel site;
       •   Maintenance of all hotel related building(s) and infrastructure within the hotel site;
       •   Responsibility for payment of municipal realty taxes and other taxes as applicable;
       •   Responsibility for the operation and management of the hotel.

3.2        Phase 2: The Lease Agreement Completion Stage

The successful Proponent will be required to execute a lease agreement, in substantially
the same form as it is written with the exception that elements of the successful
Proponent’s proposal, as negotiated and accepted by HIAA, will be included in the final
executed agreement. The Hotel Lease is attached as Schedule A of this Request for
Proposal. The standard hotel lease should be carefully reviewed prior to submitting a
Proposal. The Proponent must be identified in the Request for Proposal submission. HIAA
will not enter into a Lease with a “yet to be formed corporation“, or an unidentified

3.3        Phases 3: The Design And Construction Stage

The successful Proponent, once awarded the contract, will be required to fulfill the
requirements of the Design and Construction Stage as outlined in Section 9.

Request For Proposal                       Hotel                                        Page 6
3.4      Project Schedule

The anticipated completion dates for key project elements are outlined below:

      a) Phase 1 – Request for Proposal

Invitation to Proponents to submit package          October 13, 2007
Briefing and Site tour                              October 29, 2007
Deadline for Submissions                            December 20, 2007
Selection of Proponent/Letter of Intent             March 2008

      b) Phase 2 – Lease Agreement Completion

Lease Agreement                                     April – July 2008

      c) Phase 3 – Design And Construction Stage

The Third Phase will be relevant to the successful Proponent and is outlined in more detail
in Section 9 of this Request for Proposal. It is anticipated that the Project Schedule for
Phase 3: Design and Construction will be as follows:

Hotel Design                                        March – December 2008

Site Available for Hotel Construction               January 2009

Hotel Opening                                       January 2010

Note: This timetable is subject to change, based on the schedule provided by the
Proponent. It is assumed that the successful Proponent will commence design
immediately upon execution of a Letter of Intent with HIAA. Design will proceed throughout
the negotiation of the final agreement with the intent that 30% design drawings will be
available for review at the time of signing the lease agreement or shortly there after. HIAA
will not be responsible for the cost incurred for the Design Stage, if for any reason
negotiations and final agreement fails.

Request For Proposal                      Hotel                                   Page 7

4.1       Site Location

The following Appendices are provided to assist in the development of the Hotel Request
for Proposal:

      A.) Appendix A - Preliminary Hotel Development Rendering from MMM Group Limited.

      B.) Appendix B - ATB Frontage Road & Groundside Redevelopment – Site Plan –
          HL01 - this plan illustrates the relative location of the hotel on-site and within the
          context of the surrounding area. Coordinates of the hotel block are provided.

      C.) Appendix C - Height Restrictions – Obstacle Limitation Surface – this plan will
          dictate the maximum vertical elevation allowable for the hotel for compliance with
          airport operations. Limitations include height restrictions for the building and any
          facilities provided on the roof such as a mechanical penthouse, antennae, etc.

      D.) Appendix D - Utilities Figures H001 through H005 illustrating available utilities
          (storm drainage, sanitary drainage, potable water, power and communication).

      E.) Appendix E – Geotechnical Investigation HIAA Groundside Redevelopment
          Project, Jacques Whitford 2007.

      F.) Appendix F: Environmental (Former White Rose Station).

The Airport is an active International Airport that is experiencing growth in all sectors –
Domestic, International and Transborder to support the changing demands placed on the
Airport. HIAA is currently engaged in developing groundside redevelopment initiatives,
which include:

      • North Tunnel Expansion/Redevelopment
      •   Utility relocations
      •   Widening of the upper groundside curb that currently serves arriving and departing
      •   New lower level Arrivals road development
      •   Reconfiguration of Short Term Parking
      •   2,300(+/-) space Parking Structure
      •   Reconfiguration of Long-Term Surface Parking areas including access roads to
          parking lot and garage
      •   Covered and elevated north pedway from proposed garage to redeveloped
          Departure upper level curb above the North Tunnel
      •   175(+/-) room Hotel (subject of this Request for Proposal) with elevated pedestrian
          link to the central pedestrian node

Request For Proposal                      Hotel                                       Page 8
      •   Central elevated pedestrian bridge and central node (above the Central Tunnel)
          linking the new garage and hotel to the passenger terminal building and to the
          existing Airport Square
      •   ATB core modifications associated with pedestrian bridge (above the Central
          Tunnel). New elevators, escalators, and public stairs interconnecting the three
          ATB levels. The existing ATB facade will be modified to visually open up the
          Airport Square to the landside curb
      •   Limited reconstruction of Bell Boulevard in vicinity of proposed development
These initiatives are addressed in the ATB Frontage Road & Groundside Redevelopment
Study Report conducted by MMM Group Limited on behalf of HIAA.

The proposed hotel development concept is provided in Appendix A: Preliminary Hotel
Development Rendering from MMM Group Limited. This rendering is provided for
guidance only, representing the basic elements of the facility, layout of the site, and how
the hotel facility relates to the other components of the groundside redevelopment
including the parking structure, surface parking lot, access and egress roadways, and
pedestrian flow/circulation.

The groundside roadway plan has been reconfigured to provide enhanced terminal
frontage road access at the departures and arrivals levels of the ATB, and logical, one-
way vehicular access to the hotel, the surface parking lots, and parking structure.

Pedestrian access from the hotel to the ATB will be through the existing centre pedestrian
tunnel, and via a new pedestrian “node” (to be connected to the Hotel at the mezzanine
level/third level of the node) and enclosed, elevated pedestrian bridge spanning the
terminal frontage roads and connecting to the mezzanine level of the ATB. The existing
south pedestrian tunnel at the lower level will provide additional access from the hotel to
the ATB. Hotel patrons can access the parking structure directly via the pedestrian node.

4.2       Site Services

Municipal services are accessible on the existing site and all existing services within the
footprint of the Hotel site will be relocated prior to construction under a separate contract.
HIAA will install the municipal services, underground power and communication ducts to
the boundary of the hotel property. Locations of existing services are illustrated in the
figures included in Appendix D: Utilities. Power is to be provided from the Nova Scotia
Power grid. Service to the Hotel from the Nova Scotia Power Utility Network is to be
provided through an underground duct system from the end of Barnes Drive, located on
airport property and is to be installed by the Proponent. Fire alarm signaling is to be
installed and connected to the existing HIAA communication network for HIAA awareness
only; the Proponent will be responsible for their system and response.

The existing below ground services tunnel that diagonally crosses the hotel site will remain
in place. The Hotel developer is not precluded from constructing a basement level, but all
design and construction must respect this constraint.

4.3       Elevated Pedestrian Walkway Connection

The pedestrian access/egress between the hotel, the ATB and the parking structure will
be through a new enclosed, elevated central pedestrian bridge. Construction of the

Request For Proposal                    Hotel                                       Page 9
pedestrian node, the pedestrian bridge from the node to the ATB, and the elevated
pedway connections from the node to the garage and to the hotel will be undertaken under
separate contract and are not included in this Request for Proposal. HIAA will be
developing the node, pedestrian bridge and the connections from the ATB to the parking
structure as well as the preliminary design for the pedestrian bridge connection to the
hotel. The successful Proponent, in consultation with HIAA will be responsible for the
detailed design final connection to the hotel and the overall construction of the elevated
pedestrian walkway between the hotel and bridge node. The ATB Core Modifications
Project, work under a separate design contract will provide the detail design only for 22
metres of ped-bridge from the ped-node to the hotel. The ped-bridge design will be a self
supporting structure and independent to the hotel structure. Further extensions of the ped-
bridge beyond the 22 metre length are to follow the design principles and configuration of
the initial ped-bridge section as developed.

4.4.    Planning And Architectural Concept

4.4.1   General Description

It is anticipated that the proposed Hotel will be a 175(+/-) room, 6-level structure with a
mechanical services penthouse. The proposed hotel development concept is provided in
Appendix A: Preliminary Hotel Development Rendering. This drawing is provided for
guidance only. The Proponent is encouraged to provide their own concept with respect to
how it may relate to Appendix B: Groundside Development Site Plan – HLO1 which
represents the basic elements of the facility, layout and orientation on the site and how the
hotel facility relates to the other components of the groundside redevelopment including
the parking structure, surface parking lot, access and egress roadways, and pedestrian

The description below outlines the initial intent of the development and is provided
for information only. (The description was used as the basis for the geotechnical
investigation program that was undertaken on site by Jacques Whitford, which is included
in Appendix E).

The hotel facility may house a potential banquet and meeting/business complex serving
airport visitors and local companies. This Business/Banquet Complex will be integral with
the hotel operation but will be accessed by a separate landside covered / protected
entrance. The hotel may have all of the traditional facilities serving the 175 (+/-) rooms
with access from the landside and from the central elevated pedestrian bridge and node to
the ATB. The hotel may offer a fitness facility/pool, restaurant, breakfast service, in-house
services such as in business amenities, 24 hour limited room service, priority check-in,
concierge and travel arrangements, an elevated pedestrian walkway (pedway) connected
to the ATB, parking structure and rental car facilities (located in the garage). Back-of-
House services will require receiving and waste removal (with a recycling program),
laundry (which may be on or off site depending on utility usage/demand), a small
maintenance shop, kitchens and a full Food and Beverage support program.

The successful Proponent may have future plans to expand the hotel facility on the site
and if so, the Proponent may want to comment on the type of structural expansion they
would consider (for example would the facility be build upwards or outwards given the
current footprint.)

Request For Proposal                   Hotel                                       Page 10
4.4.2   Planning and Architectural Constraints

It is anticipated that the hotel facility structural system for the room levels will be planned
on a 9.0 metre grid, which will serve for a typical two key configuration. Structure will be
cast-in-place concrete throughout or precast hollow slabs for the floors with vertical shear
walls formed at the 9.0 metre grid lines. So as not to limit the design of the first level, the
structure may be opened at the shear wall locations with the upper level imposed loads
carried on beams and long columns. The Business/Banquet facility will be a single level
open span facility with the roof(s) supported by structural steel.

A partial basement level may be considered, but local soil structure and the existence of
an underground utility tunnel that crosses the proposed hotel site must be taken into
consideration. The utility tunnel will not be relocated. Trenches for services and support
systems would be required beneath a slab on-grade design of the hotel’s first floor level,
which would also take into account the above-noted constraints.

4.4. 3 Exterior Envelope and Facade

    •   The hotel site provides for a geometry where the facades of the hotel building will
        face not only the westerly landside roads and facilities but will also have facades,
        which will be, exposed to the Airport apron, taxiway and runway facilities. It is
        critical in the design of the hotel envelope to build into the facade design, noise
        and vibration mitigation measures that will provide a high level of comfort for the
        guest rooms and any function room exposed to the building exterior.
    •   For the hotel building with guest and function rooms facing the airside operations,
        the minimum design and performance requirements for the hotel building’s north,
        south and east facades (facing the HIAA apron and airside operations) are as
        o   Glazing and windows are to be fixed frame with no operable windows except
            for those openings required for maintenance and provided with maintenance
            access only unlocking devices. The same level of closure shall be provided for
            any mechanical venting/openings in the facade where typically accessible by
            the public/guest.
        o   Glazing and facade components shall have a minimum STC rating of 45. This
            will require special attention to glazing and cladding design and should use
            glazing alternatives employing insulated glass with a third inner lite of glazed
            sill sash or insulated glass with each glazed lite of different thicknesses and
            densities or insulated glass with increased air space between the glass lite or
            laminated glass systems.
    •   For the hotel building westerly facade facing the landside development areas and
        road network, the design of the glazing system shall be at a minimum, insulated
        glass with a minimum STC of 35. Glass and cladding on this facade should be of
        the same vernacular, colour, sheen, and glazing tint as the overall Hotel building.
    •   All glazing assemblies are to be tinted only and not reflecting glass; except that
        clear glazing is permitted at lower levels accessed at grade.
    •   All metal facade panels and components shall have a medium sheen to reduce
        reflective glare onto the airside operation.

Request For Proposal                    Hotel                                        Page 11
    •   The overall design and aesthetic appearance of the cladding and glazing system
        shall be in keeping with the overall airport ATB facade. Metal panel curtain wall
        and cladding systems insitu on the ATB shall be considered for the new hotel
        building, lower levels of the facade may use natural brick and natural stone
        elements and limited decorative precast concrete elements. Where mechanical or
        elevator penthouses are employed the facade of these structures shall be clad in
        similar metal and glazed elements (where applicable) as that of the overall
    •   No applied stuccos will be permitted on any vertical surfaces exposed to the
        exterior and including extended areas of building soffits. Decorative and coffered
        stucco finished or paint finished soffits are however permitted.
    •   Roofs are to be comprised of slopped metal cladding or metal roofing systems, or
        where roof levels are horizontal, waterproofing/roofing systems shall not employ
        loose gravel as ballast but solid precast concrete pavers. Exposed granular faced
        membranes are also not permitted.
    •   Finish on all exposed metal for the cladding, louvers, metal panels, soffits, metal
        screens and glazing components shall be a factory applied three coat system;
        using a clear coat as the third layer or shall be anodized aluminum finish and may
        include minor components in stainless steel. Metal roofing systems if proposed
        shall be factory applied best quality finish.
    •   Exterior lighting of the hotel facades and roof lines for aesthetic purposes is
        encouraged; however the design, lighting levels and light direction must be
        reviewed, coordinated and approved with HIAA and airside operations so lighting
        will have no negative affect on airside operations. The same controls, coordination
        and approval will be required for major hotel signage located at roof lines and
        facing airside operations.
    •   Hotel guest entrance systems should be provided with motorized revolving doors
        and/or vestibules with automatic motorized doors. Adjacent doors and glazed
        systems are to match the entrance door system and design.
    •   Interior window treatment (black-out shades, blinds, curtains) for the exterior
        glazing of typical suite floors and as viewed from the exterior shall be uniform in
        fabric colour throughout and complimentary to the exterior façade.
    •   Receiving dock vehicle areas are to be screened from street and pedestrian
        routes with landscape walls or soft landscape berms. Delivery loading dock
        openings and waste handling areas are to be contained inside the building façade.
        The facade opening to these service spaces are to be covered and closed with
        vertical prefinished coiling doors or overhead doors; the service doors remaining
        closed except intermittently when required as a service facility.
    •   Locations for public egress from hotel emergency exit stairs, including exterior
        landings, stairs and ramps must occur within the Hotel site and lead to a public
        way (sidewalk, road, open area, etc). The same approach shall apply to general
        exterior changes in levels at hotel public and service access points; all exterior
        ramps, stairs, level changes are to occur within the hotel site and meeting pre-
        established grade elevations of roads and sidewalks.
    •   For purposes of the hotel connection to the new central pedestrian bridge the
        geodetic elevation for that connection at the ped node is 138.875 metres above
        sea level. The Proponent will co-ordinate and construct the enclosed pedestrian

Request For Proposal                  Hotel                                      Page 12
        bridge horizontal (un-ramped) connection between the hotel and central ped
        bridge that will extend over and into the hotel site and meet with the exterior
        facade of the hotel. A hotel door system is to be provided at the intersection of the
        hotel façade and the connection to the ped-bridge, 22 metres of the ped-bridge
        length is being detailed designed under other separate design contracts.
        HIAA will construct a pedway from the terminal to a central ped-node and between
        the parking structure and the ped-node.

4.4.4   Interior Public/Guest Areas

    •   Public and guest circulation areas are critical to the design and presentation of the
        hotel building to the public and guests; it is the desire of HIAA in the design
        parameters to incorporate as many natural source materials as possible from the
        perspective of longevity, quality of design, and to promote the use of renewable

    •   All public and guest circulation areas, including hotel room level guest corridors
        and including interior doors and framing, any specialty flooring and ceilings, and at
        wall interior decorative trim and facades and where wood is used in the design; the
        elements should use the following materials:
        o   natural solid woods and wood veneers for fixed fitments are used in the design.
        o   natural solid woods for flooring and wall base materials where applicable.

    •   All public and guest circulation areas, including hotel room level quest corridors
        shall use for the flooring materials where not using wood specifically, the following:
        o   natural stone tile and slabs and carpeting with high percentage of natural
            materials inherent in the weave. Provide thresholds at public washroom door
            openings using natural stone material. Provide entrances to guest rooms with
            natural stone thresholds.
    •   All public and guest washrooms consider natural stone for vanities, porcelain tile
        or natural stone for flooring, and ceramic tile/natural stone or both for wall surfaces
        and in combination with natural woods. Provide thresholds to washrooms in
        natural stone materials.
    •   At door openings to back-of-house areas screen these areas from public view;
        finish areas within view with a design in-keeping with the public/guest areas.
    •   At hotel room floor levels and where ice dispensing and food and beverage
        vending machines are provided; screen the spaces acoustically and finish in at a
        minimum in porcelain ceramic floor materials and base or with materials that are
        resistant to water and are easily maintained.
    •   Interior hotel signage is to be fully coordinated throughout.

4.4.5   Back-of-House Facilities

All back-of-house service areas including food and beverage service and support/storage,
laundry and housekeeping, employee facilities, general storage, maintenance and
administration, hotel administration and operations, waste management areas, receiving

Request For Proposal                    Hotel                                        Page 13
dock facilities, and mechanical and electrical areas shall be finished and maintained as

    •   High level of quality finish and attention to detail commensurate with the type of
    •   Generally back-of-house service spaces including staff access from public/guest
        areas should be adequately screened from view; except where it is intended that
        kitchens, specialty food and beverage facilities included in the public/guest seating
        and service areas are planned as a part of the overall design and décor and
    •   For acoustic consideration, separation between service areas and public/guest
        areas refer to the Section 4.4.6: Acoustic Separation.
    •   Waste compactor and including the waste container is to be located within the
        building envelope.

4.4.6   Acoustic Separation

Acoustic separation between rooms of different and same use should be defined by hotel
standards and meet or exceed recognized industry standards. The following are the
separations requiring detail consideration in the design process:

    •   Between hotel guest rooms, walls and floor/ceilings.
    •   Between doors of adjoining guest rooms.
    •   Between guest room and hallway including design of entrance door.
    •   Between guest room and adjacent elevator cores and elevator lobbies.
    •   Between guest rooms and public/guest business centres, meeting rooms and
        banquet halls.
    •   Between guest rooms and bar/café facilities.
    •   Between guest rooms and swimming pool/indoor fitness centres.
    •   Between meeting rooms, and meeting rooms and public access and service
    •   Between banquet room and any other guest service facilities.
    •   Between guest services and noise generating back-of-house service facilities.

4.4.7   Recreational and Guest Services Facilities

Recreational and Guest service facilities may include the following:

    •   Wellness/fitness club
    •   Swimming pool/hot tub
    •   Guest change facilities
    •   Sauna

Request For Proposal                    Hotel                                      Page 14
      •   Beauty Salon
      •   Barbershop
      •   Therapy
      •   Other hotel types of services

Where these facilities are made available to the public or Airport employees by
memberships, a separate electronically keyed and monitored entrance may be

Isolate swimming pool and hot tub areas from the migration of pool smells and the
transmission of sound to other public/guest areas protocols. These facilities should be
strategically located such as access to them is preferably away from the public lobby

Swimming pool should be indoor type but may include an exterior terrace at grade or
lower floor levels of hotel building and with adequate visual screening.

Finishes for Recreational and Guest Services Facilities shall be of current industry

4.4.8     Guest Business Services, Meeting Rooms And Banquet Facilities

These facilities shall be not only made available to the hotel guests but also available to
the general public for rent. A separate public entrance to a lobby space for the banquet
hall and street drop-off zone should be considered. All meeting rooms proposed must
include views to the exterior, with interior black-out shades.

4.5       Structural Constraints

The site is underlain with pyritic shale. A geotechnical investigation was undertaken by
Jacques Whitford in December 2006/January 2007 and contains recommendation for the
hotel foundations. The Geotechnical Investigation Report HIAA Groundside
Redevelopment Project is provided in Appendix E.

In addition, there is an underground concrete tunnel (please refer to Section 4.7) that
shall remain and needs to be considered in the structural design of the building.

4.6       Mechanical/Electrical Constraints

The hotel building is to be designed mechanically and electrically as a stand-alone
building and system, complete with full emergency power.

Fire and emergency alarm system is to be a stand-alone system; however, the fire alarm
signaling is to be installed and connected to the existing HIAA communication network for
HIAA awareness only.

Hotel security system is to be a stand-alone system.

Hotel will be required to provide aircraft obstruction lights at rooflines and projections
depending upon the hotel design configuration.
Request For Proposal                      Hotel                                  Page 15
Site services will be provided for connection to the hotel site perimeter and are as follows:
sanitary, water, storm drainage, power and communication ducts.

Hotel shall use best-quality grease traps for all kitchen and any food preparation/wash
areas, including any back-of-house wash areas, for example can wash facilities. Grease
traps to be provided in the design to protect infrastructure systems wherever required.

Guestrooms in the hotel facility should be equipped with appropriate heating and cooling
equipment that minimizes noise within the rooms. In addition, mechanical and electrical
systems, which generate noise/vibration that migrates to upper floors or to any guest
service facilities, should be avoided. Be aware, that air quality typical at airport sites may
not be to standard for normal fresh air intake systems and intake systems may require the
use of charcoal filters or other filtration means of providing quality fresh air.

Plumes from Cooling Towers may create issues with apron operations, consider the use of
closed loop cooling towers for winter use and the overall design of the system. Consider in
the overall design, the location of boiler stacks and laundry stacks to avoid issues with
apron operations. Consider in the design, the locations of exhausts and intake for
ventilation systems and the location generator exhausts and avoid close proximately with
public areas at street level.

4.7     Underground Tunnel Constraints

There is an existing services communications/power tunnel located just below the existing
surface elevation that bisects the hotel site from northeast to southwest. This tunnel will
not be relocated or removed from the hotel site. Design of the hotel must incorporate this
tunnel, which will remain beneath the proposed facilities. A partial basement may be
incorporated keeping these restrictions in mind. The location of the existing services
tunnel is illustrated in the figures included in Appendix D: Utilities.

4.8     Water Consumption Constraints

The planning study undertaken by MMM Group Limited for the Groundside
Redevelopment has identified that there is limited space capacity within the existing off-
site sanitary treatment plant. This may restrict the use of on-site laundry facilities. The
Proponent must identify if they propose to have on site laundry facilities and if so, what will
be the water demand. Servicing requirements are subject to approval by the Halifax
Regional Water Commission.

4.9     Environmental Issues

An environmental baseline study was undertaken in 1999 for the airport site, and identifies
environmental issues. One site is located at the south-east corner of the hotel site, please
refer to Appendix F: Environmental (Former White Rose Station), HIAA will remediate
according to acceptable environmental practices. Please note the pyritic slate identified in
Appendix E: Geotechnical Investigation HIAA Groundside Redevelopment Project will be
the responsibility of the successful Proponent as it relates to the hotel construction.

Request For Proposal                    Hotel                                        Page 16
4.10    Communications

The successful Proponent will be responsible for all necessary utilities and services. It is
noted however, that HIAA may be able to provide communication services (i.e.: telephone,
internet etc.), for the new hotel if desired, through contract negotiations.

4.11    Traffic Flow

Construction traffic associated with the Hotel development must be coordinated through
HIAA such that existing airport operations are maintained. Every effort must be made to
segregate construction traffic from passenger vehicle and pedestrian traffic. Dust and
debris control measures are required and are to be strictly maintained for the overall
construction and for any construction traffic using the landside roads as part of the hotel
site access and egress.

Request For Proposal                   Hotel                                      Page 17

By the end of 2006, the total passenger traffic at the Airport had increased by
approximately 13% since 2000. Total passenger traffic is forecasted to increase by an
additional 5.5% in 2007, as the economy continues to improve and passenger traffic is
stimulated by the availability of low-cost fares.

5.1     Historical Data

The chart below shows passenger traffic from 2000 to 2006 at the Airport.

Actual Revenue and Non-Revenue Passengers
                                                          Other                        Connecting
      Year       Domestic          Transborder        International        Total       Passengers
      2000       2,510,676           281,659            188,635          2,980,970        28%
      2001       2,420,541           221,505            210,015          2,852,061        25%
      2002       2,486,525           217,066            150,187          2,853,778        28%
      2003       2,561,493           234,687            177,007          2,973,187        28%
      2004       2,749,692           274,463            218,234          3,242,389        26%
      2005       2,685,417           308,247            235,447          3,229,111        25%
      2006       2,796,709           308,303            273,589          3,378,601        24%

The above table represents actual passenger volumes as reported to HIAA by the air
carriers operating scheduled and charter passenger aircraft at the Airport. HIAA is unable
to independently verify the accuracy of the information reported by the air carriers and
makes no representation as to its accuracy.

5.2     Future Forecasts

The chart below shows passenger traffic forecasted from 2007 to 2016 at the Airport.

Forecasted Increases in Passenger Traffic
      Year             Domestic        Transborder          International              Total
      2007             2,858,237            346,224            361,411               3,565,872
      2008             2,918,260            384,309            389,240               3,691,808
      2009             2,999,971            420,050            414,151               3,834,172
      2010             3,071,970            457,854            437,758               3,967,582
      2011             3,136,482            482,120            459,646               4,078,247

Request For Proposal                        Hotel                                        Page 18
      2012             3,199,211           505,262        481,249           4,185,722
      2013             3,263,195           529,515        502,905           4,295,615
      2014             3,325,196           552,284        524,530           4,402,010
      2015             3,388,375           576,584        546,036           4,510,995
      2016             3,445,977           600,801        566,785           4,613,563

The forecast numbers shown above are historical numbers for both revenue and non-
revenue passengers as reported to HIAA by the air carriers, multiplied by Transport
Canada’s forecasted percentage increases in revenue passengers.

Source: Transport Canada “Halifax International Airport Aviation Forecasts 2006-2024”
dated June 2007. Transport Canada makes no warranties, guarantees or representations,
expressed or implied.

5.3      Current Air Services As Of October 2007


14 Domestic Destinations (non stop)

Calgary, AB                        Gander, NF             Saint John, NB
Charlottetown, PE                  Goose Bay, NL          St. John’s, NL
Deer Lake, NL                      Moncton, NB            Sydney, NS
Edmonton, AB                       Montreal, QC           Toronto, ON
Fredericton, NB                    Ottawa, ON

12 Transborder (USA) Destinations

Atlanta, Georgia*       Newark, New Jersey                St. Petersburg, Florida *
Boston, Massachusetts New York (JFK), New York            Fort Lauderdale**
Chicago, Illinois       New York (LGA), New York          Tampa, Florida *
Detroit, Michigan*      Orlando, Florida *                Washington (IAD), DC
* Seasonal ** Planned for 2008

20 International Destinations

Belfast, Ireland       Holguin, Cuba                        Puerto Plata, Dominican
Cancun, Mexico         La Romana, Dominican Republic        Punta Cana, Dominican
Cayo Coco,             Paris, France                        Nassau, Bahamas**
Cozumel,               London (Gatwick), United Kingdom     Santa Clara, Cuba

Request For Proposal                       Hotel                                 Page 19
Frankfurt,      London (Heathrow), United Kingdom *                   St. Pierre et Miquelon
Glasgow, United Montego Bay, Jamaica                                  Varadero, Cuba
Hamilton,       Reykjavik, Iceland
* Year Round ** Planned for 2008 *** 8 Month Service

19 Passenger Air Carriers

Air Canada                    Condor Flugdienst                        Sunwing Airlines
Air Canada Jazz               Continental Airlines                     Thomas Cook (UK)
Air Georgian                  Delta Airlines                           United Airlines
Air St. Pierre                Icelandair                               WestJet Airlines
Air Transat                   Northwest Airlines                       Zoom Airlines
American Airlines             Porter Airlines
CanJet Airlines               SkyService Airlines

8 Cargo Carriers

Air Canada                          Icelandair                           Provincial Airlines
Airborne Express                    Kelowna Flightcraft (Purolator)      Prince Edward Air
CargoJet                            Morningstar Express (FedEx)


The Airport is an active International Airport that is experiencing growth in all sectors –
Domestic, International and Transborder. HIAA is constantly seeking new markets and
restoring old routes. The following includes routes developed or restored for 2006 /2007
and planned for 2008:

5.4.1       Transborder Sector:

      a.)   United Airlines introduced services to Washington DC. (2006).
      b.)   American Airlines introduced a service to New York’s LaGuardia Airport (2006).
      c.)   Air Canada’s new service to New York’s LaGuardia, April, (2007).
      d.)   United Airlines introduced services to Chicago, year round.
      e.)   Delta Airlines provided services to Atlanta, July to September, (2007).
      f.)   Westjet will provide service to Fort Lauderdale February (2008).

5.4.2       International Sector:

      a.) Return of Air Canada direct non-stop service to London (Heathrow), summer
          months, 7 flights per week.
      b.) Icelandair provides a seasonal 3 day per week service between Halifax and
          Keflavik (2007), to become year round as of May 2008.
      c) Zoom Airlines introduced 2 new scheduled services from Halifax to Paris and
          Belfast, June to October (2007).

Request For Proposal                         Hotel                                             Page 20
Transport Canada is pursuing open-skies agreements with other countries, further
liberalizing the nation’s air policy. Canada currently has open-skies agreements, which lift
limits on flights and prices routinely imposed on foreign carriers operating in Canada with
the U.S., the United Kingdom, Iceland, New Zealand and Ireland.

5.4.3   Winter Sunflights

Numerous Sunflights are provided by Sunquest Vacations, Sunwing Vacations,
SkyServices (on behalf of Signature Vacations), Air Canada Vacations and both Canjet
and Westjet operating on behalf of other tour operators to such destinations as Orlando
and Tampa, Florida, the Caribbean, Cuba, Dominic Republic and Nassau, Bahamas.

5.4.4   Domestic Sector:

    a.) Air Canada provides a seasonal direct service to Edmonton along with a twice
        daily service to Gander.
    b.) Increased service by Westjet on routes serving Toronto along with two daily flights
        to St. John’s.
    c.) Increased service by Westjet to Calgary and a new direct seasonal route to
    d.) Increased capacity added to Air Canada on routes serving Toronto, Ottawa,
        Montreal and Deer Lake to offset the capacity lost on those routes previously
        provided by Canjet.
    e.) Porter Airlines provides daily service to Toronto via Montreal and a second route to
        Toronto via Ottawa. During the winter season, weekend service to Toronto via
        Ottawa will be available.
    f.) Air Canada extended seasonal service to Calgary year round.
    g.) Westjet extended seasonal service to Calgary year round.

Request For Proposal                   Hotel                                      Page 21

All submissions must be complete, clear and organized. There are a number of Schedules
provided to the Proponent. Schedule B to I are to be completed by the Proponent and will
form part of their submission. The Schedules are:

          Schedule A: Hotel Lease
          Schedule B: Offer
          Schedule C: Proposal Deposit
          Schedule D: Organizational Form(s)
          Schedule E: Financial Offer
          Schedule F: Ten-Year Operational & Expense Forecast
          Schedule G: Estimate of Value Calculation (ROE/ROI)
          Schedule H: Proforma Balance Sheet
          Schedule I: Hotel Development Cost – Preliminary Cost Estimates

In addition to these Schedules, Proponents should consider and comment on the following
points when developing their Request for Proposal – Hotel Submission:

6.1        Offer

The Proponent will be required to complete an Offer Form as provided in Schedule B:

6.2         Proposal Deposit

      •    Each Proposal, in order to be considered, should include a proposal deposit in the
           form of a certified cheque, bank draft, irrevocable and unconditional standby letter
           of credit, money order issued by a Canadian financial institution, or other form of
           security acceptable to HIAA. Such deposit will be in Canadian Funds.

      •    The proposal deposit will be in an amount not less than ten percent (10%) of the
           anticipated first year minimum annual guarantee. Please include as Schedule C:
           Proposal Deposit.

      •    Proposals unaccompanied by the proposal deposit may be rejected.

      •    The proposal deposit must be enclosed in the same envelope as the proposal.

      •    HIAA will retain all proposal deposits for 180 days, or until an award is made. At
           the time of an award, proposal deposits will be returned to the unsuccessful
           Proponents. HIAA will retain the proposal deposit from the successful Proponent
           until such time as the Proponent executes a lease with HIAA.

      •    HIAA does not pay interest on proposal deposits.

      •    In the event the successful Proponent, resulting from this Request for Proposal,
           fails to enter into an agreement with HIAA, that Proponent’s Proposal deposit will
           be forfeited.
Request For Proposal                      Hotel                                       Page 22
6.3         Organizational Data/Business Information

The Proponent is required to complete Schedule D: Organizational Form, as it pertains to

      a.)    Incorporated Company or

      b.)    Unincorporated (i.e. partnership, joint venture, sole proprietor, etc.).

6.3.1       Letter of Commitment

Should two or more parties combine to form a partnership, joint venture or consortium
arrangement, the submission must clearly indicate their respective roles. The delegation of
the authorized official representative must also be provided. This information must be
indicated in the Letter of Commitment.

6.3.2       Letter of Commitment from Name Brand Owner

This submission will include the name of the Brand, as well as a Letter of Commitment
from the Brand owner indicating their participation in this project.

6.3.3       Developer Experience

Proponent is required to provide the following:

      •     Describe in detail the Proponent’s hotel development experience, opening date,
            location, number of rooms, cost, design criteria, operation, scope of food/beverage
            and business service, and any other pertinent information, including photographs
            or illustrations of projects, for the past three years.

      •     List the individuals or companies who may be directly involved in hotel design and
            construction. Detail the experience of persons who will be directly involved in the
            development and management of this hotel development.

      •     Include other information, which supports Proponent’s development experience as
            it pertains to this submission.

6.3.4       Hotel Operating Experience

The Proponent is to indicate their intention to operate the hotel themselves or plans to
appoint a third party operator. If the hotel is to be operated by a third party, a Letter of
Intent, along with contact details on the individual authorized to represent the operator
must be provided along with:

Briefly describe the background and business expertise of the intended operator. List
Directors, Shareholders, Parent Companies, Or Owners of the operator, as appropriate.

Briefly describe the operator’s hotel management experience, specifying location(s) of
operator’s current operation(s), number of rooms and date of commencement of

Request For Proposal                        Hotel                                       Page 23
Briefly describe the operator’s hotel management experience, specifying location(s) of
operator’s current operation(s), number of rooms and date of commencement of

Indicate any airport experience.

6.4       Financial Information, References And Financial Offer

The Proponent must clearly demonstrate that the required financing for the planned hotel
is available and can be put in place in a timely manner should the Proponent be

The Proponent must provide the following:

      • Letter of Intent for construction financing.
      • Letter of Intent for ongoing operating credit for the facility.

Please Note: As a condition precedent to execution of a Lease Agreement, the successful
Proponent shall deliver to HIAA a firm financing commitment letter in a form acceptable to
HIAA no later than thirty days after selecting the successful Proponent.

6.4.1     Financial Capability

Proponents must clearly demonstrate:

      •   The proposed financial structure anticipated, as well as the source of equity and
      •   Statement to indicate the source and amount of funds available for constructing,
          operating and maintaining a first class hotel at the Airport. Financial reference(s)
          are required to support this statement. Names, addresses and telephone numbers
          of at least three credit references including at least one banking reference.
      •   Performance record based on annual gross revenues from two current businesses
          operated by the Proponent.
      •   Audited financial statements of Proponent, for the past two years.

6.4.2     Financial Offer

In return for the rights granted by HIAA, the successful Proponent will be expected to
remunerate HIAA throughout the term of the Lease as follows:

A.) Preferred Rent Consideration

Successful Proponent will be required to pay rent equal to the greater of the Minimum
Annual Guarantee Rent or the Percentage(s) of Gross Revenue for each Lease Year.
(Please refer to Schedule A: Hotel Lease, Schedule C: Rent and Article 3.03: Rent After

Request For Proposal                        Hotel                                   Page 24
The Minimum Annual Guarantee Rent for each Lease will ascend annually from year to
year. The Percentage of Gross Annual Revenue will be tiered.

Please complete the Minimum Annual Guarantee Rent / Percentage (s) of Gross Revenue
provided in Schedule E: Financial Offer. Future rent payments will be discounted at 6%
compounding annually.

B). Proponent’s Rent Option

HIAA will also consider a proposed variation of Preferred Rent Consideration as indicated
in Schedule E: Financial Offer. Future rent payments will be discounted at 6%
compounding annually.

6.5     Projected Annual Income And Cash Flow

Proponents must submit clear financial projections for the proposed Hotel. These
projections should be in sufficient detail to show that the projected revenue stream can
support operating expenses including rents and the percentage rents proposed. The
following items should be submitted:

      a) Proforma Income Statement that includes the Proponents’ sources of income
         and projected gross revenue and expenses for this development.

      b) Proforma indicating the Proponents’ financial forecast and assumptions. Please
         complete Schedule F: Ten Year Operational & Expense Forecast. This Performa
         will be evaluated by HIAA in terms of reasonability; demonstrated understanding
         of the proposed Lease Agreement, viability of the proposed operation and
         Financial Offer.

      c) Proforma showing the Estimate of Value Calculation (ROE/ROI) indicating what
         the Proponent could reasonably obtain from such an investment must also be
         provided. Please complete Schedule G: Estimate of Value Calculation

      d) A Proforma Balance Sheet in accordance with Schedule H: Proforma Balance

6.6     Summary To The Lease

The successful Proponent will be required to execute a lease agreement, in substantially
the same form as it is written with the exception that elements of the successful
Proponent’s proposal, as negotiated and accepted by HIAA, will be included in the final
executed agreement. The Hotel Lease is attached as Schedule A, of this Request for
Proposal. The Lease should be carefully reviewed prior to submitting a Proposal. The
Tenant must be identified in the Request for Proposal submission. HIAA will not enter into
a Lease with a “yet to be formed corporation”, or an unidentified assignee.

Request For Proposal                  Hotel                                     Page 25
6.6.1     Term Of The Lease

HIAA is prepared to offer a Forty (40) year Lease. Currently, HIAA holds a remaining fifty-
three (53) year Lease as of January 2007 with Her Majesty the Queen in Right of Canada;
therefore the term of the lease cannot exceed the remaining years. The land will be leased
only and will not be for sale.

6.7       Marketing and Customer Service Plan

The Proponent shall provide the following:

      •   Description as to how the Proponent, proposes to provide guarantees (financial or
          otherwise) to HIAA of a minimum level of customer service with the operation of
          the hotel.
      •   Description of Proponent’s/Brand’s customer service philosophy identifying plans
          to measure, reward, monitor and evaluate customer service initiatives.
      •   Description of Proponent’s/Brand’s customer service training program and any
          other training unique to the customer service training program.
      •   Description of on and off airport promotions the Proponent would use.
      •   Description of the worldwide reservation system the Proponent would use.

6.8       Operational Plan

Proponents should submit sufficient information to allow HIAA to evaluate the
management structure and operating plan of the proposed hotel, by responding to the
following areas:

6.8.1 Staffing Plan

Staffing plan should include:
      •   An organizational chart for the proposed operations.

      •   Description of responsibilities of any subtenants, and their relationship to the

      •   Information on staff uniforms, dress code, corporate staff identifiers, etc.

6.8.2     Maintenance Plan/ Refurbishment Plans

Proponents shall prepare and submit a proposed Maintenance/Refurbishment Plan that
will outline the timelines associated with the maintenance / refurbishment of the facility for
the short, medium and long-range horizons. The Maintenance /Refurbishment Plan should
include a description of the anticipated amounts to be invested throughout the term of the
Lease to ensure the facility is kept as a “ First Class Hotel’ as defined in Schedule A: Hotel
Lease: Section 1.01 (v) Definitions. This would include, but not limited to, maintenance of
the structure – exterior (such as sidewalks, landscape, entrances, etc.) and interior of the

Request For Proposal                      Hotel                                          Page 26
structure (such as public areas; updated furnishings, accessories, carpeting, eating
facilities and conferences, bedrooms etc).

6.8.3     Environmental Management Plan

Environmental Management should include:

      •   A brief description of how the Leased Premises will be inspected for possible
          environmental problems, and procedures for remedial action, if needed.

      •   A brief description of the Proponent’s environmental management program
          throughout the term of the lease.

      •   A brief description of the Proponent’s receiving and waste management system
          including recycling programs.

The successful Proponent will be required to provides a full environmental plan as stated
in Article 11, sub-section 11.01 of the Hotel Lease; Schedule A.

6.9       Facility Design And Development

Proponents are to provide the following information as part of their response to the
Request for Proposal. All drawings, figures and plans are to be to scale and may be
submitted in 11” x 17” or A1 drawing size format. Basic dimensions should be indicated on
all drawing, figures and plans. Scale must be sufficient to clearly indicate the intentions of
the submission.

6.9.1     Concept

The successful Proponent will guarantee HIAA an internationally recognized branded
hotel, with demonstrated worldwide reservations access.

Please comment on the above and provide details with respect to the Branding Offer and
why it will work for the Airport.

6.9.2     Concept Description

The Proponent will provide a detailed description of the proposed facilities including
amenities and services to facilitate the appreciation of the plans. The description should
include the type of facilities provided at the hotel, such as conference rooms, swimming
pool/fitness centre, as well as services, which maybe offered to patrons, such as valet
parking, etc. Anything offered, as an “Option” must be clearly flagged as such.

6.9.3     Concept Design Drawings

The Proponent shall include as part of the Request for Proposal submission the following
Concept Design Drawings. Concept design drawings and site plan shall be of sufficient
detail to facilitate evaluation of the quality and design of the proposed concept(s).

Request For Proposal                    Hotel                                       Page 27
6.9.4   Site Plans

The Proponent shall include as part of the Request for Proposal submission the following:

    •   Overall Site Plan showing layout of the facility and building footprint.
    •   Layout of the surfaced areas, including short-term car parks, vehicular circulation,
        delivery access and landscaping proposals and total gross parking for short-term
        parking and service parking area.
    •   Area calculations showing total area of the land occupied by buildings and the
        percentage this represents of the total leased land area.
    •   Indicate land areas within overall Hotel Site for any future expansion of the Hotel
        as identified in Section 4.4. Planning and Architectural Concept, sub section 4.4.1

6.9.5   Hotel Drawing and Document Deliverables

Provide the following hotel building drawings prepared at 1:200 scale including project
north arrow where applicable complete with dimensioned building grids.

    •   Hotel Building Concept Floor Plans for all levels indicating overall gross floor area
        for each level, and indicate operational/occupancy use and public, guest and
        service circulation areas, all complete with net floor areas for each separate
        space; including block planned locations of the following:
    •   Guest reception and hotel guest greeting/meeting areas.
            •   Retail/gift shops, salons.
            •   Restaurants, bar/café; include seating capacity; include back-of-house
                kitchens and support hospitality space.
            •   Meeting rooms, banquet/meeting hall, business facilities; include seating
            •   Wellness/fitness facilities, swimming pool, etc.
            •   Access to the pedestrian link that connects to central node ped-bridge.
            •   Hotel administration office areas.
            •   Back-of-house service areas; i.e. laundry, housekeeping, workshops,
                storage, etc.
            •   Receiving and waste management rooms.
            •   Major mechanical and electrical rooms.
            •   Typical suite floors.
            •   Indicate on all floors vertical elevator cores and escalators (where
                applicable), and service elevator cores.
            •   Identify means of egress on all floors.

Request For Proposal                     Hotel                                         Page 28
       •   Hotel Building Exterior Concept Elevations prepared at 1:200 scale all major
           facades indicating material types and colours of surfaces, elevations of floors and
           total building height; include exterior hotel signage program.
       •   Hotel Building Concept Cross-section (minimum two) prepared at 1:200 scale
           depicting the relationship of floors, massing of volumes, and relationship to the
           ATB and the central node ped-bridge. Typical detailed cross-sections of the
           proposed exterior wall cladding system and indicating structure, heating,
           ventilation and lighting systems, materials and important building design elements.
       •   Larger scale separate 1:100 scale concept drawings of proposed layouts of public
           areas including reception/lobby areas, elevator/escalator cores, public stairs,
           restaurants/café/bar/lounge, and business centre, banquet halls and meeting
           rooms, swimming pool/fitness centre – indicate fixed and loose major furnishings
           and fitments, and design and finish treatment.
       •   Separate Hotel Roof Plan indicating areas of future phased expansion and
           describing any vertical or horizontal increase in the hotel massing.

The following minimum net floor areas or seating capacity shall be provided:
   •       Restaurant/lounge/bar with full service dining room
   •       Business centre, banquet halls and meeting rooms as follows:
                  5 separate meeting/business rooms – 20 occupants each.
                  1 banquet/meeting room (400 m²) to serve 200 to 300 people.
                  Adequate banquet hall furniture storage.
                  Banquet hall lobby crush space in addition to floor area for meeting rooms
                  required above.
                  Separate rear corridor for food and beverage service (F&B).
                  Separate public/guest business facility with a minimum of 3 computer
                  equipped business work stations and 2 plug and play work stations; all
                  work stations with shared printing, copying, and fax facilities and fully
                  equipped with state of the art communications system. A hotel
                  administration reception and administration station. A storage room for
                  office supplies. Business centre facilities to be linked to guest room
                  communication system for remote printing purposes.
    •      Separate drawings in a sufficiently large scale of typical guest room layouts with
           bathroom and amenities, including rooms that are suites, adjoining, and those
           designed with barrier free facilities. Indicate on all guest room plans furnishing
           layouts and configuration; provide alternative furnishing layouts where applicable.
    •      Hotel Building reflected ceiling concept plans prepared at 1:200 scale of all
           public/guest areas indicating ceiling heights and concept of proposed ceiling
    •      Provide separate for each of the public floor(s) single-line schematic flow diagrams
           indicating typical movement of hotel guests and public circulation from primary
           entrance to elevators and connection point to central node ped-bridge, separately
           identify flow diagrams indicating receiving of goods, waste management, and
           housekeeping/room service movements.

Request For Proposal                      Hotel                                      Page 29
    •   Provide one exterior rendering of the proposed hotel building depicting the
        massing including glazed and metal facades, streetscape and landscape design.
        Rendering to be of a view predominately from the hotel guest entrance facade and
        to include Air Terminal Building as background; at Proponents option provide
        additional exterior model renderings from other viewpoints.
    •   Provide one each of the following:
            •   Interior renderings of the public/guest reception lobby.
            •   Interior rendering of the business/meeting room lobby.
            •   Submit supporting photographs of Typical Material and Finishes proposed
                in all public spaces and guestrooms.

6.10    Concept Space Program

The Proponent shall include as part of the Request for Proposal submission a Concept
Space Floor Area Program using the measuring standards of BOMA that includes the
following information:

    A. Hotel Rooms
        •       Number of rooms
        •       Typical room size
        •       Typical room area
        •       Number of rooms per floor
        •       Number of floors
        •       Guest room mix: i.e. standard, barrier free, suites, adjoining rooms
                including the number of rooms of each type
    B. Guestroom Areas
        •       Total Area
    C. Public Areas
        •       Food and Beverage
        •       Function Space
        •       Lobby Areas
        •       Retail and Miscellaneous Public Space (i.e. Beauty Salon if applicable)
        •       Public Circulation
    D. Back-of-House Areas
        •       Administrative
        •       Food and Beverage
        •       Function Support
        •       General Services Areas

Request For Proposal                    Hotel                                          Page 30
        •       Employee Facilities
        •       Housekeeping Facilities
        •       Laundry Facilities (if applicable)
        •       Maintenance
        •       Mechanical Areas
        •       Electrical/Communications room
        •       Back-of-House Circulation
        •       Any other applicable rooms
    E. Wellness/Fitness Centre
        •       Lobby/Reception Area
        •       Exercise Areas
        •       Swimming Pool
        •       Administration
        •       Storage
    F. Business Centre/Banquet Halls/Meeting Rooms

        •       Lobby/Reception Area
        •       Public Rooms
        •       Support Space/servery
        •       Related washrooms/amenities

Provide in the Concept Space Program, the proposed total gross floor area for the hotel

6.11    Outline Finishes Schedule And Technical Specifications

The Proponent shall include as part of the Request for Proposal submission an Outline
Finishes Schedule that includes the following information:

    •   Provide generic outline room finish narrative or schedule in sufficient detail to
        describe level of finish for all major spaces (public, guest, and employee) including
        back-of-house facilities; include generic finishes for floor, wall, base, and ceiling
        finishes, specialty features.
    •   Provide generic description of typical door and frame types proposed for public,
        guest, service spaces and egress system, and for main public entrance door
    •   Provide generic description of facade cladding systems and describe special
        attention to acoustic design for airside facades for glass and cladding.
    •   Provided outline specifications in sufficient detail to describe the level of finish and
        quality and function of all major components interior and exterior of the hotel

Request For Proposal                     Hotel                                        Page 31
        building including mechanical, electrical, communication, conveying systems, and
        structural. Include an abbreviations list for any abbreviations and symbols shown
        on the drawing plans.
    •   Provide a maximum two page narrative of the design for the hotel for each of the
        following systems:
            •   Proposed structural system design.
            •   Proposed conveying system: passenger and service elevators, and
                escalators (if applicable.)
            •   Mechanical system design for all areas of the hotel building and specifically
                for hotel guest rooms; in addition indicate the maximum noise level
                proposed from HVAC equipment within hotel guest rooms.
            •   Electrical and communication systems design including emergency power,
                and telephone, cable television, high speed internet access system for
                hotel rooms. Indicate location of satellite dish if applicable.
            •   Proposed egress and life safety system and security system for the hotel
            •   Proposed access and master lock system design for guest suites and
                separately for the base hotel building facilities.
            •   Proposed exterior window washing and facade maintenance system.
            •   Proposed fire fighting vehicle and personnel access to the hotel building
                and location of fire command/annunciation centre.
            •   Proposed employee/personnel access to the hotel building.

6.12    Preliminary Code Report

The Proponent shall include as part of the Request for Proposal submission a Preliminary
Code Report that demonstrates a clear understanding of the code requirements for the
hotel development. Issues to be addressed include but may not be limited to:

    •   General description of code application for building type.
    •   Fire separation requirements between functions.
    •   Permitted Occupancy Types and separations.
    •   Fire alarm system, interconnection with ATB Fire Command Centre system, and
        fire and emergency response location and procedures.
    •   Emergency vehicle street access requirements: street access route, height
        clearance, locations of emergency water supply.
    •   Emergency electrical power requirements and generators.
    •   Compliance with Barrier Free requirements and access requirements.
    •   Heat loss/heat gain design.
    •   Flame spread restrictions and fire resistance on interior materials and furnishings.

Request For Proposal                    Hotel                                      Page 32
    •   Other recommendations developed during the consultant’s proposal work and
        specific to a Hotel constructed and operating within airport property.
    •   Meet all Nova Scotia Building Code (NSBC), Occupational Health and Safety Act,
        Fire Safety Act and any applicable local codes for the design of Public Pools and
        Health Facilities and any other relevant Municipal/Provincial/Federal codes or

6.13    Utility Requirements

The Proponent shall include an estimate of the following utility demand requirements:

    •   Electrical Power (KW).
    •   Water (litres/day) including demand for Laundry Facility (in-house or off-site).
    •   Sewer (average day and peak hour flows).

6.14    Capital Cost Breakdown

The Proponent shall provide an estimated capital investment required for the hotel
development. Please complete Schedule I: Hotel Development Cost – Preliminary Capital
Cost Estimates.

Request For Proposal                   Hotel                                        Page 33

The final selection process is anticipated as follows:

7.1     Rating The Proposals

The Evaluation Committee will evaluate the Proposals based on the criteria set out below.
All members of the Evaluation Committee will have equal votes in the evaluation process.
A matrix will be used to compare the scores of each member of the Committee and a
consensus will then be reached through discussion internal to the Committee.

Proposals will be assigned a maximum weighted score of 100 points.

Evaluation criteria is weighted below                             Point Rating

a)      Hotel Brand Concept, Description and Facility Design             30
        and Development
        - Building Massing and Function
        - Technical Design and Finishes
        - Preliminary Building Code Requirements
        - Hotel Acoustic Standards
        - Initial Capital Investment
        - Design and Construction Schedule

b)      Organizational Data /Business Information                        10
        - Background and Management Experience
        - Letters of Commitment

c)      Financial Capability                                             20
        - Ability to finance hotel development and construction
        - Financial Information and References
        - Projected Annual Income
        - Proformas

d)      Financial Offer                                                  20
        - Minimum Annual Guarantee or Percentage of Rent
        - Proponent’s Rent Option

e)      Operations and Marketing Plan                                    20
        - Customer Service
        - Reservation System
        - Maintenance Plan and Refurbishment Plan
        - Environmental Management Plan

Request For Proposal                    Hotel                                    Page 34
7.2     Interview

Some or all of the Proponents may be invited to attend an interview with the Evaluation
Committee. The number of Proponent team members in attendance may be limited to
Three (3). Proponents will be requested to submit a list of attendees in advance of the

7.3     Briefing And Site Tour

Interested Proponents are invited to attend a briefing session and site tour by HIAA at
11:00 a.m., (ADT) on October 29, 2007 located at:

Airport (Terminal Building) Room 2024
1 Bell Boulevard
Enfield, Nova Scotia
B2T 1K2

7.4     Inquiries

All inquiries regarding this Request for Proposal should be directed in writing or by email

Mr. Thomas E. Murray, C.P.P.
Manager, Contracting and Procurement
Halifax Robert L. Stanfield International Airport
Room B070, South Tunnel
1 Bell Blvd.
Enfield, Nova Scotia, B2T 1K2

HIAA may provide additional information, clarification or modification in the form of a
written addendum. HIAA will not be bound by any oral or other informal communication not
covered by written addendum. All questions and answers will be provided to all

The deadline for all questions is November 12, 2007.

Request For Proposal                    Hotel                                    Page 35

8.1     Submission Of Proposals

Interested Proponents are invited to submit an original and five (5) copies of their package
for the Request for Proposal - Hotel to be couriered or delivered to the following address:

Mr. Thomas E. Murray, C.P.P.
Manager, Contracting and Procurement
Halifax Robert L. Stanfield International Airport
Room B070, South Tunnel
1 Bell Blvd.
Enfield, Nova Scotia, B2T 1K2

Submissions must be received at this location by 15:00 hours (AST), on or before
December 20, 2007. Proposals received after the date and time specified for closing may
not be accepted. (Faxed or emailed proposals will NOT be accepted.)

Each submission must be complete, detailed, clear, and organized. Proposals shall be
dated and signed by one or more duly authorized signing officers of the Proponent.
Signatures shall be in original handwriting.

8.2     Document Interpretation

HIAA may issue additional information, clarification or modification of the documents by
written amendment. HIAA shall not be bound by any oral or other informal explanations or
clarifications not contained in written amendments.
Proponents shall notify HIAA in writing, should inconsistency, discrepancy, ambiguity,
error or omission be noticed in the documents.
A Proponent using any facsimile transmission or emails to make inquiries assumes the
entire risk that the documents will be properly received by HIAA. HIAA shall not be liable
to the Proponent if its document is not properly received for any reason whatsoever.
Written amendments or changes to original Request for Proposal before closing time shall
be delivered to all Proponents by facsimile or email. All amendments or changes to
original Request for Proposal shall be incorporated into, and become part, of the
Proponents shall examine all documents relating to this Request for Proposal and make
independent judgment as to circumstances and conditions affecting the business
opportunity and their Proposal. Failure on the part of Proponents to examine and
investigate thoroughly shall not be grounds for any claim that the Proponent did not
understand the conditions of the Request for Proposal.
Proponents, at their cost, may be required to make verbal presentations to HIAA Hotel
Selection Committee at the Airport site.
If a Proponent carries out a market feasibility study for the site, the cost associated with
such a study will be at the sole cost and expense of the Proponent.

Request For Proposal                    Hotel                                     Page 36
In the event of a discrepancy between the terms and conditions of this Request for
Proposal, including its Appendices and Schedules, and the Proponent’s response, the
terms and conditions of this Request for Proposal will prevail, unless the Proponent has
clearly identified where the Proponent’s response varies or deviates from the Request for

8.3     General Terms And Conditions

All proposals shall become the property of HIAA and shall not be returned to Proponents
unless a written request, signed by the authorized signatory of the Proponent, is received
prior to the closing, at the address to which proposals are to be submitted.

HIAA reserves the right, for any reason, to reject any and all Proposals or to withdraw this
call for Request for Proposal in whole or in part. In no way will HIAA be responsible for the
costs of preparation and submission of Proposals.

Each Proponent submitting a proposal acknowledges and agrees, by submitting a
Proposal, that HIAA will have no liability or obligation to any Proponent. Each Proponent
agrees that if the Proponent does not proceed to Phase 2, then whether or not any
express or implied obligation has been made by HIAA or assumed by the Proponent,
HIAA shall be fully and forever released and discharged of any liability and obligation in
connection with this call for Request for Proposal.

HIAA reserves the right to enter into negotiations with one, or more Proponents to obtain
the best package of services, as determined solely by HIAA, without negotiating with all

The successful Proponent(s) (if any) shall be solely responsible for all matters relating to
statutory deduction of all taxes, employment insurance, Canada Pension, Workplace
Safety and Insurance, leave, remuneration, discipline and all licenses and permits which
may be or may become required to perform the work resulting from this Request for

It is the responsibility of the Proponent to ensure that no representative of the Proponent
will extend entertainment, gifts, gratuities, discounts or special services, regardless of
value, to a director, officer, employee or agent of HIAA.

The Proponent declares that the Proposal is not made in connection with any other
Proponent submitting a Proposal for the same services and is in all respects fair and
without collusion or fraud.

The Proponent submits that unless otherwise detailed in a proposal, to the best of the
Proponent’s knowledge, no HIAA director, officer, employee or agent or member of HIAA’s
Board of Directors or its committee’s, has any personal or beneficial interest whatsoever in
the services offered by the firm itself, any parent or subsidiary firms.

By responding to this Request for Proposal, a Proponent agrees that in the event of legal
action resulting from this Request for Proposal, the Proponent will not claim damages in
excess of an amount equivalent to the reasonable costs incurred in preparing its response
to this Request for Proposal. Further, in submitting a proposal in response to this Request
for Proposal, the Proponent waives any claim for loss of profits or any other damages if
there is no agreement resulting from the Proponent’s Proposal.
Request For Proposal                   Hotel                                       Page 37
All and any agreements resulting from this Request for Proposal will be Nova Scotia
Agreements, and will be governed by the laws of the Province of Nova Scotia.

The submission of a Proposal in response to this Request for Proposal shall be deemed
proof that the Proponent is satisfied as to all provisions of the Request for Proposal. HIAA
will not entertain any claims based on any assertion by the Proponent that it was
uninformed or unaware of the provisions, terms or conditions of the Request for Proposal.

The prior written approval of HIAA will be required before the Proponent makes any
statement to the press or issues any material for publication to any media of
communication pertaining to discussions and/or negotiations regarding this Request for
Proposal and/or any Proposals or contracts which shall result.

All Proposals submitted will be subjected to an initial review to ensure that all essential
conditions are met, that the submission adequately addresses the requirements of HIAA
and that the Proponent has sufficient managerial, technical, and service and support
resources at its disposal to adequately undertake a project of this scope. A more thorough
review of each Proposal will then be completed, and during this phase a Proponent or
Proponents may be requested to elaborate on the details of their proposal to HIAA.

HIAA reserves the right to choose the Proponent or Proponents who propose the best
solution to meet the needs of HIAA, as determined solely by HIAA. HIAA makes no
commitment to choose any Proposal, and reserves the right to accept or reject any or all
Proposals received, in whole or in part, and to waive any informality therein.

HIAA reserves the right to adjust a Proponent’s scoring or reject a Proponent’s Proposal
on the basis of

                (i) financial analysis determining the actual cost when considering
                     factors including quality, service, price and transition costs
                     arising from the replacement of existing products, services,
                     practices, methodologies and infrastructure (howsoever
                     originally established);

                (ii) information provided by references;

                (iii) past performance of the Proponent’s on previous contracts ;

                (iv) information provided by a Proponent pursuant to HIAA
                     exercising its clarification rights under this Request for Proposal
                     process; or

                (v) other relevant information that arises during this Request for
                       Proposal process.

The information contained in this Request for Proposal and in any subsequent addenda or
related documents is provided as general information only. HIAA makes no
representations, warranties, or guarantees that the information contained herein is
accurate, complete, or timely, or that such information accurately represents the
conditions that would be encountered at the HIAA site and its vicinity, now or in the future.

Request For Proposal                       Hotel                                       Page 38
The furnishing of such information by HIAA shall not create or be deemed to create any
obligation or liability upon it for any reasons whatsoever, and each recipient of the
Request for Proposal by submitting a response to HIAA, expressly agrees that it has not
relied upon the foregoing information, and that it shall not hold HIAA, or any other third
party who prepared a report for HIAA, liable or responsible therefore in any manner

Nothing contained herein shall be construed as granting or implying any transfer,
assignment or license of rights in the Request for Proposal or any information contained in
the Request for Proposal to any Proponent, including any copyright or other intellectual
property rights in or relating to the Request for Proposal and the information contained in
the Request for Proposal.

Title to and ownership of confidential information and all related materials and
documentation contained in the Request for Proposal will remain with HIAA.

HIAA does not guarantee the confidentiality of information contained in the Proposals.
Further, by submitting a Proposal the Proponent consents to HIAA’s disclosure of the
information contained in the Proposal to any third party who may be retained by HIAA in
connection with the subject matter of this Request for Proposal including, without
limitation, for the purposes of evaluating the Proposal.

Request For Proposal                  Hotel                                      Page 39
                    SUCCESSFUL PROPONENT

The successful Proponent once awarded the contract will be responsible for providing the
scope of work identified below. In addition, the Consultant must be qualified, licensed and
registered to practice and certify drawings in Nova Scotia.

9.1     Design And Construction

Letter of Intent/Lease Agreement                    March - July 2008
Preliminary Design Submission (30%)                 July 2008
Design Development Submission (60%)                 To Be Determined
Contract Drawings Submission (90%)                  To Be Determined
Construction Drawings & Specifications (100%)       January 2009
Hotel Site Available for Construction               January 2009
Hotel Opening                                       January 2010

Note: Topographic surveys and geotechnical investigations were undertaken by HIAA in
2006 and are available to the successful proponent. Design submissions will be required
at 30%, 60%, 90% and 100% completion. A ten (10) day review period by HIAA’s
Technical Design Review Committee follows each submission. The building permit
process is to be initiated as early as possible in the design process.

9.2     HIAA Facility Alteration Guide

9.2.1   Introduction

This guide has been devised to assist tenants, consultants and their contractors in
understanding the requirements for design, construction and project completion specific to
the Airport.

The Airport will provide a Tenant Package defining requirements and the area to be
leased. The Tenant is required to make submissions indicating their design intent. The
Tenant shall engage the services of a professional architect and engineers, licensed and
qualified to practice in Nova Scotia, to prepare their respective design and construction

The Airport shall, through the Facility Alteration Process (FAP), review and approve
Tenant construction and/or improvements. Tenants, their designers and contractors must
acquaint themselves thoroughly with the contents of this manual so that their design and
construction can proceed smoothly in a coordinated fashion.

This document is to be read in conjunction with all relevant agreements or documents
between the Landlord and Tenant including the Lease. In the event of a conflict between
this document and the Lease, the provisions of the Lease, or any other specific written
agreements between the Landlord and Tenant shall prevail. The Landlord reserves the
right to amend this document as required.

Request For Proposal                  Hotel                                      Page 40
9.2.2   General Submission Requirements

The Facility Alteration Permit submission will be delivered with five (5) hard copies and
one (1) CD with files in PDF format. All approval submissions, unless otherwise noted, are
to be delivered to HIAA Technical Data Center: Contact Keith Conner at (902) 873-1430 or

9.2.3   Approval Process

Issuance of a Facility Alteration Permit is based on the Tenant’s agreement to conform to
the Terms and Conditions of the Permit as stipulated in HIAA Facility Alterations Guide as
well as the Additional Requirements as appended to the Terms and Conditions and
attached to the approval to proceed. An application for a Facility Alteration Permit shall be
submitted to the Vice President, Marketing and Business Development. Please refer to
Appendix G: Facility Alterations Application.

The Tenant must confirm the actual site conditions and verify all job dimensions against
the lease outline drawings before proceeding to final working drawings. All Tenant
drawings are to be metric scaled and provided to the Airport in hardcopy and electronic
format compatible with the Airport’s CAD system.

Questions and requests for clarification regarding the drawings and specifications of the
ATB should be directed to HIAA.

The Tenant is advised that in specific locations identified on HIAA’s tenant reference
drawings, certain fixed utilities services passing through the Leased Premises have been
established. The Tenant must accommodate these components with the design and
ensure that appropriate access, is provided. i.e. Underground Tunnel.

a) Preliminary Design Approval (Include Facility Alterations Application)

The Tenant shall provide Drawings and Specifications, Sample Boards, Reports,
Documentation and Project Schedules for the Leased Premises and a completed Facility
Alteration Application. The Tenant must engage the services of a professional designer
and/or architect and professional mechanical and electrical engineers to assist in the
preparation of these documents.

HIAA will review the preliminary submissions and will note issues with respect to how the
Tenant's Proposal affects the Lease Agreement and the Design Criteria.

HIAA will finalize this review within Ten (10) working days from receipt of drawings and will
advise the Tenant in writing on issues of non-compliance. Drawings will be returned to the
Tenant marked as follows:

Preliminary Approval - Tenant may proceed to construction drawings.

        -    Preliminary Approval as Modified - Tenant may proceed to construction
             drawings but must incorporate indicated changes into final documents.
        -    Not Accepted Resubmit - Tenant to review HIAA’s comments and resubmit
             modified design.

Request For Proposal                   Hotel                                       Page 41
       - All engineering drawings to be sealed by a Professional Engineer, registered in
          Nova Scotia.
       - No person is permitted to perform any construction at the Airport without first
          obtaining a Facility Alteration Permit from HIAA.
       - Tenant contractor must obtain electrical and plumbing permits; pay for same
          and submit a copy to HIAA prior to commencing work.
       - A building permit is required from the Halifax Regional Municipality prior to any
          site work commencing.

b) Detailed Design Approval

Upon approval of the preliminary design the Tenant will proceed to detailed design. The
Facility Alteration Application will not be approved until the “For Construction” submission.
HIAA will either approve the documents or mark them disapproved or approved as noted.
Submissions marked disapproved must be changed and resubmitted for approval.

The FAP, signed by the appropriate Airport Official, is permission to proceed to
construction as long as Codes and Bylaws have been adhered to. The Tenant should
allow two weeks from the date of the (For Construction – Submission) to Start of

The Tenant shall post one complete set of construction drawings and specifications
marked in red “As-Built” set at Tenant's space during construction. Prior to commencing,
and during construction, the Tenant must follow the Terms and Conditions of the FAP as
well as the procedures outlined in this guide.

9.2.4    Design Stage

1)      Associated Codes, Regulations And Guidelines

                a) Nova Scotia Building Code
                b) National Building Code of Canada 1995
                c) HIAA Survey Standard
                d) HIAA CADD Standard
                e) HIAA Baseline Technical Documentation Packages and Technical Data
                   Deliverables (including Project Record Drawings)
                f) Transport Canada Security Regulations
                g) TP312 – Aerodrome Standards and Recommended Practices

Please contact HIAA to request a copy of any of the above noted documents.

2)      HIAA And External Agencies

The Tenant is responsible for obtaining all relevant permits, approvals and inspections
required by outside municipal, provincial and federal departments. Copies of all said
permits, approvals and inspections shall be forwarded to HIAA prior to and during
construction. At the stage of applying for a Facility Alteration Permit, the Tenant should
commence the process of applying for all other required permits and approvals.

Request For Proposal                   Hotel                                       Page 42
3)    Permit Application Review Process

The Facility Alteration Permit application review consists of an examination of the
submitted drawings by HIAA and incorporating the requirements and review comments
into the approved Facility Alteration Permit. This review process does not constitute an
assessment, evaluation, or warranty of any kind or nature by HIAA of the quality of
materials, design and construction employed in the performance of the work to be done by
the Tenant, and HIAA assumes no responsibility for the consequences thereof. The
Tenant and any party acting in his or her interests shall remain responsible for fulfilling the
requirements of the approved HIAA Facility Alteration Permit and for confirming that the
construction conforms to all relevant codes, guidelines and standards.

4)    Notice To Tenant

When all comments from the reviewers have been received and compiled by HIAA, notice
of the project approval status is given to the Tenant. The notice consists of comment
sheets with all conditions to be fulfilled for issuing the Facility Alteration Permit. They are
accompanied by an Agreement with Additional Requirements Form referencing the review
comments, the approval status and requesting the Tenant’s signature and agreement to
comply to all specific requirements for construction approval by HIAA.

5)    Permit Issuance

When HIAA is satisfied that the review process is complete, all documentation has been
received, and that all requirements are incorporated, the Facility Alteration Permit is
issued to the Tenant. The Facility Alteration Permit consists of the following:

            •   1 set of drawings and specifications marked up with comments
            •   Facility Alteration Terms And Conditions
            •   Agreement with Additional Requirements Form
            •   Environmental Review (Where Applicable)
            •   HIAA Security Requirements
            •   Facility Alteration Permit
            •   HIAA Contact List

This permit is valid for 1 month following the completed construction date provided on the
facility alteration application, beyond that a request for an extension to a specific date as
required from HIAA. The above documents are to be maintained in good order at the
construction site at all times for periodic review by HIAA upon request. The Facility
Alteration Permit shall be posted in a visible place on the construction site for easy
identification of the permit number. It is the responsibility of the Tenant to ensure the
contractor conforms to these requirements.

The issuance of the Facility Alteration Permit gives approval to commence construction.

Request For Proposal                    Hotel                                        Page 43
9.2.5 Design Submissions

The Tenant will be provided with a copy of the design criteria and base building drawings
of the premises identified in the Offer to Lease. The Tenant shall submit all information to
HIAA for approval within the timelines in the Offer to Lease.

1) Preliminary Design Submission (30%)

The Tenant shall submit to HIAA, five (5) sets of preliminary design drawings and one (1)
CD in PDF format.

The 30% Preliminary Design Submission shall include the resubmission of all of the
documentation required under Section 6.9 Facility Design and Development; updated
with all agreed upon design comments and changes fully addressed, that were discussed
between HIAA and the Proponent during the negotiations leading to award. Include in the
Preliminary Design Submission, all design work developed to a comparable level of
completeness for the following disciplines of Civil, Structural, Mechanical, Electrical,
Communications and Landscape. Any additionally required documentation indicated
below shall also be included. Any areas of special concern shall also be raised at this

Sample Boards:

    •     Interior and exterior finish materials using actual proposed materials, colours and
          texture, include fixture catalogue cuts and all sample boards complete with
          associated specifications

Reports and Documentation:

    •     Preliminary Code Reports and occupant load egress analysis
    •     Preliminary Electrical Demand
    •     Domestic Water Demand
    •     Fire Protection Water Demand
    •     Sanitary Demand
    •     Environmental Assessment Report

Project Schedule:

    •     Project schedule identifying major phases of the work and including design
          activities, submission review, and regulatory review/permitting submissions shall
          be provided at the 60/90/100% submissions. The start and completion date of
          construction, commissioning, final regulatory approvals, and occupancy for hotel
          operation to be identified with specific dates

2) Design Submission Stages (60% & 90%)

The Tenant shall deliver to HIAA, five (5) sets of submittal documents and one (1) CD in
PDF format. In general, the documentation will provide additional details and
documentation as the design develops. Submission packages for the design stages will
include but are not limited to:
Request For Proposal                   Hotel                                       Page 44
Drawings and Specifications:

    a)    Detailed Landscape/civil drawings including all layout and grading plans, soft and
          hard landscaping plans, municipal servicing plans, parking and driveway layout,
          typical sections including pavement design, pavement markings and signage

    b)    Detailed design for, architectural, structural, mechanical, electrical,
          communication, including
          •      Detailed floor plans
          •      Reflected ceiling plans
          •      Room finish schedules
          •      Interior / Exterior Elevations and Sections
          •      Confirmed connection elevations and details to HIAA scope construction
          •      Roof plan and equipment
          •      Electrical and Mechanical loads
          •      Back-up generator location and details
          •      Signage Plans for interior and exterior at 60/90 submissions

Sample Boards:

    •     Modifications with any changes to interior and exterior finish materials
    •     FF&E Schedule w/ Catalogue cuts and sample boards for individual spaces i.e.
          Restaurant, Main Lobby, Pool Area, Conference Rooms and Guest Rooms,
          Back-of-house areas, Art work, Specialty interior lighting & graphics
    •     F&B for specialty bar service and kitchens, laundry plans and back-of-house
          hospitality spaces. Including all back-of-house service equipment schedules and
          hospitality equipment schedules

Reports and Documentation:

    •     Update on HRM Building Permit process including expected permit approval date
          and identification of issues
    •     Updated code reports and occupant load egress analysis.
    •     Final Electrical Demand
    •     Final Domestic Water Demand
    •     Final Fire Protection Water Demand
    •     Final Sanitary Demand
    •     Updated Environmental Assessment Report
    •     Preliminary “Site Specific Project Safety Plan

Project Schedule:

    •     Project schedule identifying major phases of the work and including design
          activities, submission review, and regulatory review/permitting submissions shall
          be provided at the 60/90 submissions. The start and completion date of
          construction, commissioning, final regulatory approvals and occupancy for hotel
          operation to be identified with specific dates

Request For Proposal                   Hotel                                       Page 45
3)        Construction Documents Submission

The Tenant shall deliver to HIAA, five (5) sets of submittal documents and one (1) CD in
PDF format and one (1) CD in AutoCAD format. The “For Construction” submission will
include all documents.

Drawings and Specifications:

     •      Complete for Construction Drawings and Specifications Package
     •      Final Interior and Exterior Signage Plan

Sample Boards:

     •      Modifications with any changes to interior and exterior finish materials.
     •      Final FF&E Schedule w/ catalogue sheets
     •      Final F&B Schedule w/ catalogue sheets
     •      Updated Renderings to suit final design

Reports and Documentation:

     •      HRM Building Permit
     •      Design Calculations for all engineering systems
     •      Final code reports and occupant load egress analysis
     •      Back-Up power generator documentation and description of operation
     •      Updated “Site Specific Project Safety Plan”

Project Schedule:

     •      Final Project schedule. The start and completion date of construction,
            commissioning, final regulatory approvals, and occupancy for hotel operation to
            be identified with specific dates

Project Cost:

     •      1 Copy of all Construction Contracts
     •      1 Copy of all FF&E Contracts
     •      1 Copy of all F&B Equipment Contracts

4)       Construction Submissions

The Tenant shall deliver to HIAA, one (1) hard copy documents and one (1) PDF format
copy of all submissions during construction pertaining to:

Drawings and Specifications:

     •      Change Orders, Change Requests throughout the job including any and all
            material / equipment substitutions

Sample Boards:

     •      Modifications with any changes to interior and exterior finish materials

Request For Proposal                      Hotel                                         Page 46
Reports and Documentation:

     •       1 PDF format copy of all testing and commissioning reports
     •       1 Hard copy and 1 PDF copy of the final “Site Specific Project Safety Plan”
     •       1 Hard copy and 1 PDF copy of all documents as specified in the Facility
             Alterations Permit “Terms and Conditions”

Project Schedule:

     •       Updated schedule to be delivered on the first Tuesday of every month.

Construction Operations Plans:

     •       Various Plans of Operations will be required to ensure the protection of HIAA’s
             operations during construction. Plans will include temporary conditions, changes
             to vehicle/pedestrian roadways, temporary facilities, etc. All plans will be
             submitted a minimum of 48 hrs in advance. one (1) Hard copy and one (1) PDF
             copy of all plans will be required.

9.2.6    Construction Phase

1)       Notice to Proceed

A FAP will be issued by HIAA and the Tenant shall promptly commence work. Thereafter,
the work shall be executed at such place or places as the FAP requires and shall be
completed within the time set forth in the Tenant's Agreement.

The following documents must be supplied to HIAA prior to commencement of
construction and are to remain current as Tenant work proceeds:

         -     A Record Copy of the "Approved" or "Approved as Noted" construction
               contract documents and specifications with all addenda and forms
               incorporated; and
         -     A Facility Alteration Permit, Building Permit and other required permits and
               approvals for construction.

2)       Project Schedule

The Tenant will provide to the Airport a construction schedule indicating all general
contractor and sub trade milestone events, (i.e. completion dates and project
start/completion dates) for the Airport’s approval prior to undertaking any construction. The
Tenant will include in the project schedule any relevant dates for owner required
involvement including approvals and HIAA scope of work.

3)       Specialized Requirements

It is mandatory that the Airport operation and the traveling public not be significantly or
adversely affected during the course of this project. Specialized protection and

Request For Proposal                      Hotel                                      Page 47
construction barriers around the work areas, dust and sound control and other related
measures will remain in place for the duration of Tenant construction.

4)      Public Safety Requirements

Since the Airport will be open to the public during construction, the Tenant and their
contractors must pay particular attention to matters concerning public safety. It is the
Tenant's responsibility to ensure that their Contractors employ safety conscious practices
and the standards set by authorities having jurisdiction. The Tenant and their Contractors
shall comply with and adhere to all instructions regarding public safety, which may be
issued during the course of construction by the Landlord or authorities having jurisdiction.

All safety signage shall be in both official languages.

5)      Safety Programs

The Tenant will ensure that the Tenant’s contractors have a safety program in place as
per the Terms and Conditions of the Facility Alteration Permit and respect and comply with
all safety regulations.

6)      Request for Base Building Information

The Tenant's contractor shall submit any requests for information or clarification regarding
base building construction and systems to HIAA.

7)        Cooperation And Mutual Responsibility Of Contractors

Since there may be other Airport contractors, subcontractors, subordinate subcontractors,
airline contractors, and other tenant finish contractors working within or adjacent to the
work site during the performance of the Tenant's work, the Tenant must anticipate in its
scheduling, procurement and cost estimating that its Work will be interfered with or
delayed from time to time by the acts or omissions of other contractors. Tenants must be
prepared to work with HIAA and other contractors and subcontractors to the maximum
extent reasonably possible to avoid or mitigate any delay or hindrance of each other's

In addition to construction in adjacent areas during the Tenant Improvement Work, there
may be construction within the Tenant's premises area occurring at the same time as the
Tenant's contractor is constructing and the Tenant's contractor shall provide access for
this construction.

Tenant contractor coordination may require working off-hours and providing additional
temporary lighting and power for such off-hours work at the Tenant's expense.

The Tenant's contractor shall afford HIAA and separate contractors reasonable and safe
access to and across the Work site and reasonable opportunity for the introduction and
storage of their materials and equipment and the execution of their work within or adjacent
to the Tenant contractor's Work site, and shall connect and coordinate the Tenant
contractor's Work with their work as required by the Approved Construction Contract
Documents. The Airport may also require that certain facilities and areas be used
concurrently by the Tenant's contractor and other persons. If any part of the Tenant
contractor's Work depends for proper execution or results upon the work of HIAA or of any
Request For Proposal                    Hotel                                      Page 48
other contractor, or affects the work of another contractor, the Tenant's contractor shall
monitor and keep itself informed of the progress and details of such work of such other
contractor or HIAA by attendance at job coordination meetings held by HIAA. The Tenant
or its contractor shall promptly report in writing to HIAA apparent discrepancies, defects in
such other work that render it unavailable, defective or unsuitable for the Tenant's
contractor properly performing the Work. Failure to so promptly report shall constitute an
acceptance of the other work as fit, proper and ready for integration with the tenant's Work
except for latent defects.

Any costs caused by defective of ill-timed performance shall be borne by the responsible

If the Tenant's contractor, through its acts or omissions, causes loss, damage or delay to
the work or property of any separate contractor, subcontractor, or subordinate
subcontractor, the Tenant's contractor shall, upon due notice from HIAA, promptly attempt
to remedy such loss, damage or delay, or otherwise settle with such other contractor or
subcontractor by agreement or otherwise the Tenant's contractor shall obtain the approval
of HIAA and notify all other affected contractors at least 48 hours before commencing
work which may block access or otherwise cause undue difficulty to occupants or users of
property affected, and shall restore such access to a useable condition.

If the Tenant's contractor requires that utility shut-offs or similar events will occur during
the course of construction, notice shall be given to HIAA a minimum of 48 hours in
advance, and a copy of such notice shall be provided to any other affected Tenants or

8)    Damages During Construction

The Tenant assumes sole responsibility for all damages to the existing facilities, including
but not limited to the premises occupied by others, arising from new construction. To the
satisfaction of HIAA and its affected tenants and contractors under the Agreement, the
Tenant will take immediate steps to replace or repair such damages.

9)      Construction Barriers

Prior to construction, in order to prevent damage to adjacent Leased Premises and the
public area, as well as to ensure proper security to the Leased Premises, the Tenant will
be required to construct construction barriers. All barriers must be approved by HIAA.
Barriers shall be comprised of a 6 ft chain link fence covered with fabric or panels to
prevent visibility into the construction site from the main parking areas. A professionally
painted sign announcing the Hotel name and opening date shall be placed on the wall.
Maximum size 900 mm high by 1,500 mm long. The Facility Alteration Permit and Halifax
Regional Municipality Building Permit shall also be displayed on the construction barrier
adjacent to the main access gate.

Upon takeover of the premises, the Tenant will be completely responsible for the security
of the premises. The Airport will not assume responsibility for damages including theft to
the Tenant's materials, fixtures or equipment for any reason whatsoever.

Request For Proposal                    Hotel                                       Page 49
10)     Quality Control

The Tenant's contractor shall provide a quality construction product. This level of quality
shall include, without limitation, the grades of material, thickness, strengths, any national
or international standards that must be met, any samples that must be submitted, any
testing required to assure quality, any experience required of installers, all fabrication and
installation tolerances and other related quality items.

HIAA shall have the right to inspect all Work, at any time and assure itself that the
minimum quality level required is being provided.

11)     Substitution of Materials and Equipment

The Tenant may ask for substitution of specified material, equipment or furnishings with
equal or equivalent items only under the following circumstances:

        -    The Tenant's contractor provides evidence to HIAA that an item of specified
             material is not available;
        -    The Tenant provides evidence that the specified item will have an
             unreasonable delivery time or;
        -    If the Special Conditions of the Approved Contract Documents allow the use of
             equal or equivalent products.

12)     Changes in the Work

All proposed modifications to the approved documents for the Work must be submitted to
HIAA for review. No change order or other contract modification, which materially changes
the scope of the work shall be executed without prior approval of HIAA.

13)     Defects - Uncovering Work

The Airport may inspect all Tenant Work as the work progresses. All HIAA inspections are
for the sole purpose of assuring that the construction and final facility complies with the
terms of the FAP, and are not intended to be a municipal building inspection service.
Whether or not the Tenant Work is in compliance with the Facility Alteration Permit, will be
determined by comparing it to the Approved Construction Contract Documents and
approved Shop Drawings and Samples and bringing it to the attention of HIAA’s Design
Consultant for determination. Additionally, should the appearance and performance of any
element of the Work fail to conform to the standards of the trade for such Work, that Work
may be declared unacceptable.

The Tenant or its contractor shall notify HIAA, Facility Coordinator, twenty-four hours prior
to covering up work so that it may be reviewed. Any work covered up without first
providing such twenty-four hour advance notice may be required to be removed.

The Tenant's contractor shall provide for the Airport and any party designated by the
Airport all access including, but without limitation, ladders, access doors, lifts, and
ventilation needed to review the quality of the Work.

Request For Proposal                    Hotel                                       Page 50
14)       Documents And Samples At The Work Site

The Tenant shall maintain at the work site on a current basis, one record copy of all
approved drawings, specifications, addenda, change orders and change directives in good
order and marked currently to record all changes made during construction, and copies of
all approved Shop Drawings, Construction Drawings, Product Data and Samples.

15)       Shop Drawings, Construction Drawings, Product Data And Samples

The Tenant shall ensure that its contractor prepares, reviews, certifies and submits to
HIAA with reasonable promptness and in such sequence so as to cause no delay in the
Work, any requested Shop Drawings, Construction Drawings, Product Data and Samples.

The Tenant's contractor shall not be relieved of responsibility for any material deviation
from the requirements of the Approved Construction Contract Documents by HIAA or
Tenant's approval of Shop Drawings, Construction Drawings, Product Data or Samples
unless the Tenant's contractor has specifically informed HIAA in writing of such deviation
at the time of submission and the Tenant and the Airport have both given written approval
to the specific deviation.

No portion of the Work for which HIAA requests submission of Shop Drawings,
Construction Drawings, Product Data or Samples shall be commenced until the requested
submittal has been reviewed by HIAA, and approved by the Tenant's Design Consultant.
Approvals by HIAA or the Tenant's Design Consultant shall not relieve the Tenant's
contractor of its responsibilities under the Approved Construction Contract Documents.

16)       Access to Premises

Access to the Leased Premises for construction personnel and project materials will be
coordinated with the Landlord and may vary depending on the location of the particular
area under construction. The Tenant is to obtain the specific location of the entrance
location to be used for the construction access.

17)       Working Hours

Terminal Operations may result in contractors and suppliers being subjected to
restrictions, which may be imposed by HIAA regarding to the hours of work, scheduling
and coordination of work.

18)       Airport Security

It will be necessary for all Tenants and construction personnel to comply with all applicable
security legislation and regulations in effect at the Airport. Tenants and construction
personnel shall adhere to security requirements such as:

      •   HIAA Security Guidelines
      •   Airport Restricted Area Pass System Policy;
      •   Airport Restricted Area Vehicle I.D. & Registration System Policy;
      •   Airport Vehicle Operators Permit Policy; and
      •   Keys, Key-Cards and Lock System Policy.

Request For Proposal                     Hotel                                     Page 51
Documents and information related to the above regulations as well as other security
related requirements will be made available by the Airport Pass Office on request.

19)       Garbage Removal

The Tenant and Contractors are required to remove construction debris from the Lease
Premises on a daily basis. In order to facilitate the removal of garbage and debris from the
construction site, the Tenant shall confirm with HIAA as to the allowable locations for
garbage bins. Should it be necessary for HIAA to remove a Tenant's garbage or debris
due to inaction by the Tenant, the Tenant will be invoiced for the full cost thereof.
Temporary storage of garbage or debris outside the leased premises will not be permitted.

20)       Protection of the Property

The Tenant shall cause their contractor to take all reasonable precautions for the safety of,
and shall provide all reasonable protection to prevent damage, injury, or loss to:

      •   All the work and all materials, equipment, systems, fixtures and furnishings to be
          incorporated therein, whether in storage on or off the work site, under the care,
          custody or control of the contractor, subcontractor, subordinate subcontractors of
          any tier, or suppliers; and
      •   Other property at the work site or adjacent thereto, including but without limitation,
          lawns, walks, pavements, roadways, structures, and utilities not designated for
          removal, relocation or replacement in the course of construction.

21)       Quiet Enjoyment

The Tenants and their contractors are responsible for ensuring that during construction of
the Leased Premises the rules and regulations of the Airport are followed to ensure that
other Tenants who are open for business may have quiet enjoyment of their premises.

22)       Drilling or Cutting of Floors, Roofs, Etc.

The Tenant and their contractors will not cut holes or openings of any description in any
part of existing structures without the prior approval of the Landlord.

23)       Parking

Parking of vehicles by the Tenant's contractors will be confined to those specific areas set
aside for them. Contractor's trailers may not be parked in the parking lot without prior
permission from HIAA.

24)       Inspections

HIAA will inspect the Tenant’s construction work. HIAA may perform any tests and
observe the Tenant contractors’ work to determine whether or not designs, materials used,
manufacturing and construction processes and methods applied, and equipment,
furnishings, fixtures, systems and finishes installed satisfy the requirements of the
"Approved" or "Approved as Noted" FAP, approved shop drawings, product data and
sample submittals, and the Tenant contractor's warranties. The Tenant's contractor shall
permit HIAA or HIAA representatives access and provide the means of access to the work

Request For Proposal                        Hotel                                      Page 52
as well as whatever access and means of access is needed to off-site facilities used to
store or manufacture materials, furnishings, fixtures and equipment to be incorporated into
the work and shall respond to any other reasonable request to further the Landlord’s ability
to observe. Such inspections and tests shall not relieve the Tenant's contractor of any of
its obligations under its owner-contractor agreement.

HIAA reserves the right to reject any work, any fixtures, systems, materials, equipment,
furnishings or any component of the Work which is not as required or as specified in the
Approved Facility Alteration Documents. Any such rejection will be communicated by HIAA
in writing to the Tenant.

25)       Notice of Substantial Completion

The Tenant shall provide to HIAA with written notice Thirty (30) days prior to the date of
Substantial Completion.

26)       Final Inspection and Acceptance of the Work

The Tenant shall notify HIAA in writing when all the deficiency list items have been
completed and clean up has been done. The Tenant, the Tenant's Design Consultant and
a representative of HIAA shall then make the final inspection for the purpose of
ascertaining that the work has been fully completed in accordance with the requirements
of the Approved Facility Alteration Permit.

27)       Certificate of Substantial Completion

The Tenant will prepare or cause to have prepared a Certificate of Substantial Completion
of the Work, which shall establish the Date of Substantial completion of the Work and
initiate the Operational Period. A copy of the Substantial Completion form validated by the
design consultant shall be forwarded to the landlord within 2 business days of the date of
Substantial Completion.

28)       Certificate of Acceptance

To the complete satisfaction of HIAA that all the project requirements have been fulfilled
by the permit holder and contractor, the Certificate of Acceptance will be prepared by
HIAA and sent to the permit holder within five (5) days after acceptance.

HIAA may issue a partial Certificate of Acceptance, which allows a portion of the project
already completed to the satisfaction of HIAA to be used or occupied for specific purposes
only pending the completion of the requirements for obtaining a full Certificate of

29)       Post Contract Deliverables

Within thirty (30) days from the permit holder receiving the Certificate of Acceptance, the
project as-built record drawings shall be submitted to HIAA in the format as stipulated in
the As-Built Drawings section of the Facility Alterations Program Manual. The following
items are required:

      •   1 copy of all final inspections
      •   1 copy of HRM Occupancy Permit
Request For Proposal                      Hotel                                     Page 53
      •   2 copies of engineers stamped As-Built drawings
      •   1 CD with digital copy of engineers stamped As-Built drawings
      •   1 copy and 1 digital file of all surveys
      •   Facility Alteration Permit to be returned to HIAA following project acceptance
      •   1 Maintenance Manual consisting of approved stamped and signed shop drawings,
          extended warranties, project name on cover, etc. in a hard cover, white, vinyl,
          three ring, loose leaf binder. Separate data in individual sections with tabs

9.3       Insurance Construction Coverage

For the construction phase, the Insurance should be as follows:

      •   All risk course of construction insurance including delayed start up business
          interruption coverage for an adequate cost limit to cover all property and materials
          for the benefit of the Halifax International Airport Authority, the contractor,
          subcontractors and other such persons, firms or corporation having a financial
          interest. As a minimum, the insurance value shall not be less than the estimated
          completed replacement value of the project.

      •   Contractors and owners liability insurance for the benefit of HIAA, the contractor,
          subcontractors and all other persons, firms and corporations involved in the
          project with a limit of liability of not less than $10,000,000.00.

      •   All risk contractors equipment insurance covering owned and non-owned mobile
          equipment, property and construction tools, machinery & equipment used by the
          contractor for the performance of the work including boiler insurance on temporary
          boilers and pressure vessels.

      •   Project Errors and Omissions Insurance, with a limit of not less than

      •   Automobile insurance with respect to automobiles directly or indirectly used in the
          performance of the work subject to a minimum limit of $5,000,000.00 bodily
          injury/property damage coverage.

      •   Contractors must provide proof to HIAA of insurance for coverage for assessment
          or compensation pursuant to the Worker’s Compensation Act.

9.4       Surety Bond

The successful Proponent resulting from this Request For Proposal will be required to
provide HIAA with the following Bonds pertaining to any Construction undertaken by the
Proponent, the Proponent’s Contractors or sub-Contractors.

50% Performance Bond
50% Labour and Materials Payment Bond.

Both Performance Bonds and Labour and Materials Payment Bonds shall name HIAA.
Please refer to Article 4.07: Surety Bond in Schedule A: Hotel Lease.

Request For Proposal                     Hotel                                      Page 54

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