Eastridge mall. San Jose, California TENANT DESIGN CRITERIA

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1 Eastridge mall San Jose, California TENANT DESIGN CRITERIA

2 Table of Contents Letter of Introduction 1 Center Address: 2 Local Utility Agencies 2 Landlord Required Contractors 3 Lower Level Plan 4 Upper Level Plan 5 Site Plan 6 Tenant Submissions and Permit Requirements 7 Landlord s Address for Document Submission 7 Document Submission 7 Required Permits and Inspections 8 Building Code Information 9 Applicable Codes: 9 General Requirements: 9 Contractor s Guidelines 10 Insurance: 11 Architectural Design Criteria 12 Landlord Provided Notes: 13 Storefront Design Criteria 18 Control Zone Criteria 19 Store Interior Design Criteria 20 Storefront Signage Design Criteria 22 Food Court Design Criteria 38 Signage Design Criteria - Food Court 40 Mechanical Design Criteria 43 General HVAC Requirements 44 Electrical Design Criteria 50 Power Service Design Criteria (All Tenants) 51 Plumbing Design Criteria 56 Domestic Water, Sanitary, Vent, Grease and Gas 56 Fire Protection Design Criteria 61 Landlord Supplied Sprinkler System 61 Roofing Criteria 64 Structural Criteria 65 Eastridge Mall

3 Introduction Letter of Introduction This manual has been prepared to assist the Tenant s architect and engineer(s) to prepare drawings and specifications that will meet the Center design criteria. Our objective is to allow the maximum expression of a store s individual personality and character while maintaining a cohesive design theme throughout the Center. The criteria herein are not intended to contradict any code requirements that may govern this project. It is the responsibility of the Tenant s architect, engineers and contractors to comply with all applicable codes. Any questions concerning the information presented in this manual should be brought to the Tenant Coordinator s attention as soon as possible to minimize design revisions. The Tenant Package, ( Print Package ) consists of: Tenant Design Criteria Manual. Lease Outline Drawing (L.O.D.). Tenant As-Builts (if available). Note: This manual is also available on General Growth s website: Locate the mall name under Chose your mall. Click on the Downloadable Information button and select the Tenant Criteria Manual link. Please forward all inquiries, requests, submittals, etc. to: General Growth Properties, Inc. Attn.: Tenant Coordination Department Salt Lake Regional Office 6191 S. State Street Murray, UT Store Name: Space No: Architectural Firm: Contact: Address: Phone: ( ) Fax: ( ) 1 Eastridge Mall

4 Project Directory Center Address: Eastridge Mall Phone: Eastridge Mall Loop, Ste San Jose, CA Landlord: General Growth Properties, Inc. Phone: Attn: Tenant Coordination Department 6191 S. State Street Murray, UT Building Department: Dept. of Planning, Building & Code Development Phone: City of San Jose, California 801 N. First Street, RM 200 San Jose, CA Health Department: City of San Jose, CA Phone: N. First Street RM 200 San Jose, CA Fire Department: City of San Jose, CA Phone: N. First Street RM 200 San Jose, CA Local Utility Agencies Gas & Electric: Pacific Gas & Electric Phone: Water: City of San Jose 200 East Santa Clara Street San Jose, CA Phone: Pacific Bell Phone: P.O. Box Seattle WA Eastridge Mall

5 Landlord Required Contractors Roofing: Clark s Quality Roofing Phone: West Anderson Avenue Murray, UT Sprinklers: Triad Fire Protection Systems, Inc. Phone: Lake Louise Street Fremont, CA Smoke Evacuation System/ Life Safety: Analytical and Construction Services Phone: th Street Los Banos, CA Low Voltage and Data: Tri-County Telephone Phone: Plymouth Drive Gilroy, CA Landlord Contractors landlord s Architect: ELS Architecture & Urban Design 2040 Addison Street Phone: Berkeley, CA landlord s Structural Engineer: Robinson Meier Juilly & Associates 103 Linden Avenue Phone: South San Francisco, CA Eastridge Mall

6 TENANT NAMES SHOWN ON THIS PLAN REPRESENT THOSE LEASES WHICH ARE EXECUTED, OUT FOR SIGNATURE, OR IN NEGOTIATIONS. ALL TENANT LEASE AREAS ARE MEASURED FROM THE CENTERLINE OF INTERIOR PARTITIONS, FROM THE OUTSIDE FACE OF EXTERIOR WALLS, AND FROM THE FULL THICKNESS OF CORRIDOR AND SHAFT WALLS. CERTAIN OF THE ELEMENTS SHOWN ON THE ABOVE PLAN ARE INDICATED AS FUTURE OR PROPOSED, BUT GENERAL GROWTH PROPERTIES, INC. MAKES NO REPRESENTATION THAT THE FUTURE DEVELOPMENT WILL OCCUR AS SHOWN. Lower Level Plan Certain elements shown on this plan are future or proposed. Landlord makes no representation that the future or proposed development will occur as shown. General Growth Properties, Inc. 110 North Wacker Drive Chicago, IL (312) EASTRIDGE MALL 2200 EASTRIDGE LOOP, SUITE 2062 SAN JOSE, CA PROJECT NO: 299 DRAWN BY: NAP COPYRIGHT: General Growth Properties, Inc. DESCRIPTION LOWER LEVEL LEASE PLAN SHEET NO. LP-1 DATE: 08/20/09 4 Eastridge Mall

7 TENANT NAMES SHOWN ON THIS PLAN REPRESENT THOSE LEASES WHICH ARE EXECUTED, OUT FOR SIGNATURE, OR IN NEGOTIATIONS. ALL TENANT LEASE AREAS ARE MEASURED FROM THE CENTERLINE OF INTERIOR PARTITIONS, FROM THE OUTSIDE FACE OF EXTERIOR WALLS, AND FROM THE FULL THICKNESS OF CORRIDOR AND SHAFT WALLS. CERTAIN OF THE ELEMENTS SHOWN ON THE ABOVE PLAN ARE INDICATED AS FUTURE OR PROPOSED, BUT GENERAL GROWTH PROPERTIES, INC. MAKES NO REPRESENTATION THAT THE FUTURE DEVELOPMENT WILL OCCUR AS SHOWN. Upper Level Plan Certain elements shown on this plan are future or proposed. Landlord makes no representation that the future or proposed development will occur as shown. General Growth Properties, Inc. 110 North Wacker Drive Chicago, IL (312) EASTRIDGE MALL 2200 EASTRIDGE LOOP, SUITE 2062 SAN JOSE, CA PROJECT NO: 299 DRAWN BY: NAP COPYRIGHT: General Growth Properties, Inc. DESCRIPTION UPPER LEVEL LEASE PLAN SHEET NO. LP-2 DATE: 08/20/09 5 Eastridge Mall

8 Site Plan General Growth Properties, Inc. 110 North Wacker Drive Chicago, IL (312) TENANT NAMES SHOWN ON THIS PLAN REPRESENT THOSE LEASES WHICH ARE EXECUTED, OUT FOR SIGNATURE, OR IN NEGOTIATIONS. ALL TENANT LEASE AREAS ARE MEASURED FROM THE CENTERLINE OF INTERIOR PARTITIONS, FROM THE OUTSIDE FACE OF EXTERIOR WALLS, AND FROM THE FULL THICKNESS OF CORRIDOR AND SHAFT WALLS. CERTAIN OF THE ELEMENTS SHOWN ON THE ABOVE PLAN ARE INDICATED AS FUTURE OR PROPOSED, BUT GENERAL GROWTH PROPERTIES, INC. MAKES NO REPRESENTATION THAT THE FUTURE DEVELOPMENT WILL OCCUR AS SHOWN. EASTRIDGE MALL 2200 EASTRIDGE LOOP, SUITE 2062 SAN JOSE, CA PROJECT NO: 299 DRAWN BY: NAP COPYRIGHT: General Growth Properties, Inc. DESCRIPTION SITE PLAN SHEET NO. SP-1 DATE: 09/03/09 6 Eastridge Mall

9 Tenant Submissions and Permit Requirements Document Submission Please keep in mind that submission of plans must be in accordance with the time schedule specified in the lease. Sufficient time must be allowed for Landlord s and Local Jurisdiction reviews and approval processes. Preliminary Landlord plan approval will take approximately 5 working days or less. Final Landlord plan approval will take approximately 10 working days or less. The failure to provide adequate information during any phase will be just cause for return of the submission with no review. The submission at the preliminary phase must be complete in order to fairly evaluate the proposal and to also prevent continuation of work on an unacceptable storefront design. Previously Improved Spaces At previously improved spaces, Tenant accepts the Leased Premises in an as is condition and shall fully remodel the storefront and interior of their store. No Existing material or finishes may be reused without Landlord s approval. Said remodeling shall consist of architectural, plumbing, fire protection, mechanical and electrical work. Tenant shall be responsible for the demolition and removal of any and all existing equipment and finishes related to the Premises at the Tenant s sole expense. The Landlord may furnish the Tenant with existing drawings for a previously occupied space or with a lease outline drawing only. In either case, the Tenant shall be responsible for verifying all existing conditions and dimensions. The Landlord does not represent to the Tenant that previous Tenant documents reflect as-built conditions. The Tenant and his/her Architect should become totally familiar with the information package and the existing condition of the premises before proceeding to the Design Phase. The Landlord is not responsible for errors due to the lack of field verification by the Tenant. Typically, the Tenant will be required to perform a complete remodel of the Premises. Complete remodel consists of the removal and replacement of all improvement beyond the Landlord s base building. Preliminary Documents: Two bond sets indicating: Key plan. Floor plan. Storefront elevation. Reflected ceiling plan. Material sample board (labeled and keyed to plan). Color rendering or photograph of storefront prototype. 7 Eastridge Mall

10 Final Construction Documents: Submit drawings electronically directly to the Tenant Coordinator. If you are unable to submit via , FTP Site, or as PDF. files on disc please contact your Tenant Coordinator. Construction documents containing architectural, mechanical, electrical and plumbing drawings. Refer to appropriate section in this manual for drawing requirements. Note: After Landlord approval, any changes or modifications to the construction documents or Tenant s interior improvements must be approved by Landlord in writing. Sprinkler Documents: Verify procedure and requirements for sprinkler drawings and modification with the Landlord s on-site representative. Drawings and hydraulic calculations must be sealed and signed by a registered fire protection engineer from the State. Sprinkler contractor is required to submit sprinkler shop drawings to Landlord s on-site representative. Hood Documents: Verify with Landlord s on-site representative for food related Tenants the requirements for hood submission. Signage Documents: Submit drawings electronically directly to the Tenant Coordinator. Signage shop drawings. Blade sign shop drawings Required Permits and Inspections Permits required by the Local Jurisdiction must be presented to the Landlord s on-site representative prior to work start. It is the responsibility of the Tenant to obtain the approved construction documents from the Local Jurisdiction and to pay for and secure all applicable permits. Note: All interior Tenant store signage shall be submitted to Landlord for approval. Exterior building store signage will require both Landlord s and the Local Jurisdiction s approval. Inspections: It is the Tenant architect s or contractor s responsibility to verify the field inspections required by the Local Jurisdiction. 8 Eastridge Mall

11 Building Code Information It is the sole responsibility of the Tenant s architect, engineer(s) and contractor(s) to comply with all applicable Federal, State, Local codes and ordinances for their occupancy type. Building Type: Building Type Type II-1 hour construction, 2 Story regional mall. Applicable Codes: Building Mechanical Plumbing Electrical Fire Accesibility Food Code Energy Code Building Permit Requirements 2001 California Building Code 2001 California Mechanical Code 2001 California Mechanical Code 2001 California Electrical Code 2001 California Fire Code 1997 Code for Building Conservancy, Chapter 5, Appendix 1,5,** Verify with Local City Building Department ADA Verify with Local City Building Department 2003 International Energy Conservation Code (IECC) Verify with Local City Building Department General Requirements: The Tenant shall cause its general contractor to deposit with Landlord s on-site representative without liability for interest, the sum of $5, This sum shall be applied towards any costs incurred by the Landlord or the Landlord s contractor to complete any part of the Tenant s work including but not limited to punch list items and damage caused to any portion of the mall which the Tenant or the Tenant s contractor fails to complete within the time period required by the lease. A certified check made payable to General Growth Properties must be submitted to Landlord s on site representative prior to work start. The Tenant s contractor shall erect at the Landlord s option, a 13-0 high (minimum) barricade (as outlined in the barricade detail attached) to serve the Tenant s area at the Tenant s expense. This barricade can extend into the mall area 3-0 only when working on the storefront. All material must be kept within the leased area. No storage of equipment or material are to be kept in unoccupied spaces, corridors, mall property or parking lot areas. All construction access is through the rear of the Tenant s space. All materials and workman access must be delivered to and brought into the building through the Tenant Contractor designated loading dock(s) and service corridors. Landlord s on-site representative will designate approved loading docks, service corridors, acceptable delivery/usage times, dumpster access, etc. No materials, assemblies, deliveries or workman access is permitted through the Tenant s storefront or in the mall common areas at any time. 9 Eastridge Mall

12 Contractor s Guidelines The following is a brief description of required items/procedures for Tenant construction. Note that this is not a complete description of all requirements and limitations for Tenant construction. The Tenant s contractor shall obtain a Tenant s Contractor Manual at the site from an authorized GGP representative for further guidelines. Quality Standards: All work by the Tenant s contractor, including repair work, shall be performed in a first-class workmanlike manner and shall be in a good and usable condition at completion. The Tenant shall require any person performing work to guarantee that the work is free from any and all defects in workmanship and materials for 1 year from the date of completion. The Tenant shall also require any such person to be responsible for the replacement or repair without additional charge of work done or furnished by or through such person which shall become defective within 1 year after substantial completion of the work. The correction of work shall include, without additional charge, all expenses and damages in connection with the removal, replacement or repair of any part of work which may be damaged or disturbed. All warranties or guarantees for materials or workmanship on or regarding the Tenant s work shall be contained in the contract or subcontract. The contract shall be written so that all warranties and guarantees shall inure to the benefit of both the Landlord and the Tenant, as their respective interests appear, and so that the contract can be directly enforced by either party. Coordination: The Tenant s work shall be coordinated with the Landlord s work as well as with the work of other Tenants in the shopping center, so that the Tenant s work will not interfere with or delay the completion of other construction in the shopping center. Construction Trash Removal: Tenant and Tenant s contractor(s) are responsible for all trash removal during construction, fixturing and stocking. Trash removal shall be performed using the containers, dumpsters, loading docks and service corridors as designated by Landlord s on site representative. All trash removal shall be performed during the days and times as designated by Landlord. Trash accumulation shall not be permitted overnight in the Leased Premises, mall common areas or service corridors. In the event Landlord provides trash removal at Tenant s request or as a result of Tenant s or Tenant s contractor s failure to remove trash, then Tenant and Tenant s contractor shall reimburse Landlord for its costs. Temporary Electric: Landlord may provide temporary electrical service in designated areas of the mall during construction. Tenant shall request, in writing, permission to connect to the temporary service and distribute temporary service to the Leased Premises in accordance with applicable code and as designated by Landlord s on site representative. 10 Eastridge Mall

13 Other Contractor Requirements: Tenant and Tenant s contractor shall not commence any work or deliver any materials to the building or site without conducting a pre-construction meeting with Landlord s on-site representative and supplying all required pre-construction documents. Documents shall include but not limited to, a copy of building permit, certificate of insurance, contractor s license, construction schedule and subcontractor list. Tenant shall ensure that all Tenant contractors are bondable and licensed in the State and City of the location of the mall. Landlord shall have the right to approve Tenant s contractors and subcontractors; however, such approval shall not constitute the assumption of any responsibility or liability by Landlord for the actions of Tenant s contractors or subcontractors or the quality or sufficiency of Tenant s Work. All materials, supplies and labor necessary for the construction, fixturing or merchandising of the Tenant s premises must be delivered at the times and through the designated truck docks and service corridors as designated by Landlord s on site representative. Tenant s contractor(s) may perform noisy construction, such as jack hammering, saw cutting, core drilling, etc., only during the hours as designated by the Landlord s on site representative. Tenant s contractor shall obtain Landlord s prior written approval for all drilling, welding or other attachment to Landlord s structural system. Tenant s contractor s work shall be subject to inspection by Landlord during the course of construction for the purpose of determining the quality of the workmanship and adherence to Landlord requirements. Tenant s contractor is required to cooperate with Landlord s on site representative and correct any deficiencies noted within 10 days. All work performed by Tenant s contractor shall be performed in strict accordance with the Landlord approved final plans and mall requirements. Insurance: The Tenant s contractor must fulfill the following insurance requirements, and shall maintain at no expense to the Landlord : Workers Compensation Insurance with statutory limits and Employer s Liability Insurance with limits of not less than $100,000 General Liability Insurance with limits of not less than $2,000,000 combined single limit for bodily injury and property damage, including personal injury, Contractual Liability Coverage specifically endorsed to cover the indemnity provisions contained herein and Contractor s Protective Liability Coverage if the contractor uses subcontractors Motor Vehicle Liability Insurance in the contractor s name, including owned, non-owned, leased and hired car coverage with limits of not less than $2,000,000 combined single limit per occurrence for bodily injury and property damage 11 Eastridge Mall

14 All Tenants Architectural Design Criteria The following is a list of minimum design information required to expedite plan approval by Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum checklist to be used by Tenant s design consultants to complete the construction documents. We urge you to read this manual in its entirety in order to fully understand the requirements needed to generate an acceptable set of construction documents. Architectural Drawing Requirements All Sheets: Tenant space number to be shown in the title block. Drawings to show column lines with designations. Cover Sheet: Tenant name. Project directory. Location plan with space number. Leased square footage. Architectural symbols list. Drawing list. Occupancy load. Building data, use and construction type. Flame spread ratings of materials (as per code). Landlord provided notes. Floor Plans (1/4 scale min.): Demising and interior partition wall locations dimensioned. Indicate base building columns lines on drawings. Restroom facilities. Location of fixtures and equipment. Recessed service door (if applicable). ADA path of egress indicated. Door and room finish schedules. Typical wall sections. Storefront Interior Elevations and Details: Storefront entry elevation. Interior store elevations. Identification of finishes and colors. Longitudinal and typical section through storefront from slab to roof. Typical section through demising walls. Storefront signage. Blade signage (if applicable). Neutral pier and bulkhead details. Floor transition details. 12 Eastridge Mall

15 All Tenants Reflected Ceiling Plan: Ceiling heights. Identification of ceiling materials. Exit lights. Emergency lights. Light fixtures. Sprinkler heads. Air diffusers and grilles. Access panels. Signage Drawing Requirements Incorporate signage into storefront elevation. Indicate letter height. Provide typical letter section. Method of wiring and mounting. Indicate color and materials. Blade sign (if applicable). Landlord Provided Notes: The following Landlord notes must appear on the cover sheet of all Tenant s final construction documents: Tenant s general contractor shall submit a construction deposit with Landlord s on-site representative per Center requirements. Tenant s general contractor must check in with Landlord s on-site representative prior to work start. Tenant s contractor will repaint and/ or repair Landlord s property, (neutral piers, bulkheads, rear corridor, etc.) damaged during Tenant improvement. All ceiling material must have a minimum of a class A fire rating. Support wires for lay-in ceiling grid, lights HVAC equipment, etc. must not be connected to any of Landlord s electrical, plumbing, fire protection piping and mechanical equipment or deck above. All support wires may only be connected to top cord of joist and/ or structural members. All materials used in the construction of this space must be asbestos free. Food related Tenants and upper level Tenant s with bathrooms shall provide a water proof membrane in wet areas. Verify water test procedure with Landlord s on-site representative. Do not channel cut slab on upper level. Core drill only and install supplemental support framing. Any penetration or modifications to structural steel or concrete must be coordinated and approved by Landlord s on-site representative. It is the responsibility of the Tenant s architect to field verify dimensions, utility locations and conditions prior and during construction. Tenant shall not penetrate Landlord s metal roof deck with any type fasteners. It is Tenant s responsibility to maintain the integrity of Landlord s demising walls, floor slab, roof and building structure. Tenant to remove any existing or newly abandoned materials, equipment, piping, ducts and wiring from the premises. Cap service at point of origin and coordinate this work with Landlord s on-site representative. 13 Eastridge Mall

16 Landlord Provided Notes (continued): Tenant must comply with Title III of the Americans with Disabilities Act (ADA) and all Local and State codes. Free standing security devices are not allowed in the control zone. Security devices shall be concealed from public view. Tenant is to maintain any expansion joints within their leasable area. Install cover plates per Center requirements. Television antennas and satellite dishes are not permitted on the roof or attached to HVAC units. Tenants requiring cable television should refer to their lease and contact the Landlord s on-site representative for additional information. Tenant s storefronts must be self supported from the floor. Attachment to the Landlords structure above is allowed for lateral bracing only. The water meter, to be read in gallons for all Tenants, to be located in service corridor accessible to the Landlord. The water meter must be easily readable. Tenant s must comply with all seismic requirements for the State of California and the City of San Jose. PVC is not permitted above grade in any type of application. All reused material and equipment must be refurbished to like new condition. LANDLORD SUPPLIED ARCHITECTURAL ITEMS Neutral Pier: The neutral pier will be a 1 deep, 6 wide black anodized aluminum channel. Corridors: Tenant must install a 1 hour fire rated corridor through storage/stockrooms. Demising Wall Studs: 6, 22 gauge metal 24 on center to deck, provided at the centerline of all demising and corridor walls. ROOF STRUCTURE: There are currently three roofing systems: 1. Poured gypsum concrete over form board 2. Light weight structural concrete on metal deck 3. Unfilled metal deck FLOOR SLABS: Lower Level: (existing in most cases) 4 slab on grade at 2500 PSI concrete at 28 days, (N.W.C) * allowable live load 100# SP note: Saw cutting is allowed at a minimum (lower level only) upon Landlord s approval. Upper Level: 3 1/2 reinforced concrete slab over pan joist at 36 on center. *allowable live load 100PSF. One hour rated. STRUCTURAL FRAME: Landlord may provide a 1 hour rated structural frame. Tenant is responsible to patch spray fireproofing at steel columns and beams, if damaged, at Tenant s expense. Tenant shall use approved material that does not contain any hazardous materials. Note: Tenants providing HVAC equipment, safes, any equipment over 1,000 lbs. or roof mounted equipment over 400 lbs that is not supported by Landlord provided equipment rails will require Landlord structural engineers review and approval at tenant s expense. Any additional steel reinforcement to the structure shall be fabricated and installed at Tenant s expense. Additionally, any in floor security systems shall be reviewed and approved by the Landlord s approved structural engineer at Tenants cost and expense prior to installation. 14 Eastridge Mall

17 All Tenants The following criteria are provided to give the Tenant maximum design flexibility while maintaining a consistent and high quality retail environment at the Center. This criteria will guide the Tenant s designer to create a store design compatible with the overall design intent of the Center. All storefront, interior designs and materials are subject to Landlord s approval. It should be understood that Landlord will review a Tenant design concept with neighboring Tenants and make judgments that will benefit the entire Center. General Tenant Design Constraints: Landlord may provide a minimum 12-0 height clearance throughout Tenants space, except in zone A. Additional height may be achieved upon Landlord s written approval. Any alterations to Landlord s structure or utilities as a result of ceiling height increase shall be at Tenant s expense. Tenant s storefront must be self supported. Storefronts shall not be suspended from Center bulkhead. Wood blocking, decking and framing may be permitted (subject to building department review/approval) below the ceiling line and must be stamped fire retardant. (all raised platforms shall be constructed of noncombustible materials.) No combustibles above ceiling (i.e., transformer, water heaters, etc.). Provide 2 high black vinyl store space number and name, at rear exit door (or approved equal). Provide 2 high black vinyl store space number and name, locate at lower right hand corner of storefront. Waterproof membrane is required for all food related and upper level Tenant s with bathrooms. All floor penetrations must be sleeved and sealed liquid tight. Do not channel slab on upper level. Core drill only and install supplemental support framing as required. Support wires for lay-in ceiling grid, lights, HVAC equipment, etc. must not be connected to any of Landlord s mechanical, electrical plumbing or fire protection piping, equipment or deck above. Support wires must connect to top cord of joist and/ or structural members. Any penetrations or modifications to structural steel or concrete must be coordinated and approved with Landlord s on-site representative and Landlords Structural Engineer. It is the responsibility of the Tenants architect to field check all dimensions, utilities locations and conditions prior to and during construction. Tenant s with second exits are required to install a one hour fire rated corridor. Rolling grille key plates must be concealed from public view and mounted 18 AFF, or per code. Tenant s that are adjacent to service corridors must provide an alcove so that an exit door is fully recessed behind the lease line when in the open position. Tenant must match service corridor finishes established by Landlord throughout corridor side of alcove and provide sprinkler coverage. (see the Architectural Details section of this book). All Tenants are required to have one handicapped accessible toilet, exception may be granted by building department for small tenant spaces. 15 Eastridge Mall

18 Inline Criteria INTERIOR IN-LINE STOREFRONT DESIGN CRITERIA Storefronts shall be designed, fabricated and installed by the Tenant at the Tenant s sole expense. Storefronts shall be predominantly glass and emphasize well-designed architectural elements, a sense of entry and imaginative show window displays. Design elements and detail components must be combined to create an architectural presence. For each facade, a distinctive character should emerge which enhances the Tenant s own image. Store Facade Height: Within Eastridge there are 8 tenant criteria storefront zones with height requirements as follows: Zone A = 9-2 Zone B = 13-0 Zone C = 15-2 Zone D = 19-0 Zone F1 = 13-0 Zone F2 = 13-0 (no projection at this location) Food Court = 10-0 Main Street Scene = Varies Store Facade Planning: (All Tenants) Store facade construction shall not project beyond the lease line, except for approved projecting elements such as entry portals, signage, awnings and canopies. Changes in vertical and horizontal planes must be incorporated into the facade design to create interest and provide visual variety. Flat, straight facades which extend across the entire facade opening will not be permitted. 16 Eastridge Mall

19 Inline Criteria Acceptable Storefront Materials: Glass: Clear tempered with polished and beveled edges. Glass block. Sandblasted or stained glass. Laminates: Corian or equal. Solid core. Wood veneer on solid wood backer, factory applied. Metals: Anodized aluminum. Brass. Bronze. Copper. Electrostatic colors. Stainless steel. Polished, brushed or textured. Tile: Ceramic, mosaic, terra cotta tile. Glass fiber reinforced gypsum. Polished or honed cut stone. Terrazzo. Brick Veneer Wood: Finish grade hard woods painted, stained or sealed. Unacceptable Storefront Materials: Glass: Mirror. Plexiglass. Laminates: Simulated materials: (i.e., brick, stone, wood, etc.). Metals: Antique. Unfinished. Tile: Clay shingles. Simulated masonry and stone. Vinyl tile. Wood: Distressed wood. Masonite. 17 Eastridge Mall

20 Inline Criteria Storefront Design Criteria Decorative design elements such as entry portals, awnings and canopies which add to the character of the store facade are encouraged. All projecting elements shall be designed and constructed with the highest quality standards. Projecting elements shall be designed and located so that they do not create a significant visual barrier to adjacent tenant store facades. Landlord shall have final determination regarding clearance and sight line issues. Storefront facade projecting elements shall comply with the appropriate Zone; refer to Details section to follow. Minimum height to bottom of an overhead projecting element is 9-0. Maximum horizontal projection over the lease line is 12. A maximum of 1/3 of the total storefront width can project over the lease line by 12. No projections can be closer than 3-0 to any neutral pier or center element. Full length storefront width projections are not allowed in any instance. Storefront Entry Criteria For stores which have a store facade width of 30-0 or less, the total entry opening shall not exceed 6-0. For stores which have a store facade width greater than 30-0, the total entry opening width shall not exceed The entry door openings must be divided so that no single opening exceeds 8-0 in width. For stores with more than one facade elevation facing the mall, one entry will be allowed for each distinct store facade elevation which is 20-0 or greater in width. The general opening width restrictions noted above shall apply for each individual elevation. The total combined opening width for all openings shall not exceed Door Closure Requirements Doors shall be fully recessed behind the lease line when in the pen position. Door stops must be flush floor mounted. Door tracks are to be recessed flush with the finished floor. Storefront doors must be equipped with emergency quick release locks as required by Code. Key plates must be concealed from public view. Storefronts and Glazing All storefront glass and glazing shall be tempered, beveled polished edges and shall be set with 1/8 open butt joints between panes. (silicon joint fillers are not permitted) Glass storefront systems that exceed 10-0 in height must be a minimum of 1/2 thick (submit calculations to building department for storefront systems), architectural glazing clips are required. All storefronts, excluding doors, shall have a minimum 4 high approved durable base. (mall tile is recommended) Storefronts are to be self-supporting. (Attachment to the Landlord s structure for lateral bracing only) 18 Eastridge Mall

21 Inline Criteria Control Zone Criteria The front 4-0 area from the storefront lease line has been designated as a control zone area. All Tenants must comply with these requirements. Floors: Provide a smooth and level transition from Tenant s space to common area. Vinyl or rubber transitions are not permitted on the sales area. Provide 4-0 minimum of hard surface transition flooring material past the point of entry. The Tenant must match the mall border tile on the lower level and carpet tile on the upper level from the lease line to the Tenant s storefront line and/or closure line. The Tenants Contractor shall purchase either mall tile or carpet tile at the site from the Landlord s on site representative. Ceilings: Ceiling elevations should vary within the 4-0 control zone. (not to exceed 9-2 ) Locate exit sign behind ceiling soffit so as not to be seen from the center s common area Recessed incandescent downlights shall be used in the control zone. Track type lighting is prohibited unless concealed. Sprinkler heads in the ceiling must be flushed or fully recessed, and the cover plated to be chrome or to match ceiling color. Acoustical tile will not be allowed in the control zone area. Slat wall will not be allowed in the control zone area. 19 Eastridge Mall

22 Inline Criteria Store Interior Design Criteria Tenant s are encouraged to provide a high quality, well detailed and unique interior environment. The interior and storefront design should reflect and compliment one another. The use of quality materials for flooring, walls, ceiling and lighting will accomplish this task. Floors: Tenant is responsible for installing all finished floor coverings. Provide metal terrazzo or butt jointing between all floor material changes Provide waterproof membrane to base height where water is present, (i.e., restrooms) for upper levels Tenant s and all food Tenant s. Ceilings: Furnish and install a ceiling throughout the entire space. Ceiling heights in the Tenant s space shall be a minimum of 9-0 high. All sprinkler heads must be semi-recessed or recessed throughout the sales area. At the upper level, ceilings must be hung from structural steel framing. No attachment to the mall roof deck is allowed Ceiling heights in the Tenant s control zone area shall not exceed 9-2. Lighting: Tenant shall provide lighting for the entire leased premises. Neon will require PK housing through all penetrations. All store cases shall be adequately illuminated and vented. Display window illuminated during Center hours, controlled by a time clock. All store lighting shall be glare free. Flashing, spinning, chasing or strobe lights are prohibited. Note: All tenants must comply with ASHRAE/IES Walls: All Tenants shall provide the required rated gypsum wallboard for their side of the demising wall. All interior wall surfaces accessible or visible to the public must be finished in an appropriate manner using quality materials and finishes. All music, video and pet shops require a minimum 2 sound insulation. 20 Eastridge Mall

23 Inline Criteria Acceptable Store Interior Elements: Hardwoods. Ceramic tile. Natural stones. Metals. Laminates, Corian, etc. Carpet. Gypsum wall board. Concealed spline. 2 x 2 acoustical ceiling system with 3/8 regular edge, non-fissured tile. (2 x 4 scored tile is acceptable). Slatwall. Painted gypsum. 2 x 2 fluorescent fixtures with parabolic lenses. Neon with PK housings through all penetrations. Track lighting cannot to exceed 5 in length. Unacceptable Store Interior Elements: Vinyl and rubber flooring and base are not allowed in sales area. Vinyl and rubber stripping between material floor changes. Unfinished concrete in sales area. Outdoor carpeting. Unfinished metals. 2 x 4 fluorescent fixtures. Prismatic or acrylic lenses. Exposed lighting in sales area. Strobe, spinner, chase, or moving type of lighting. 2 x 4 acoustical ceiling system in sales area. Mirrored ceiling. Note: Some elements are not allowed within the Design Control Zone. Requirements for the Design Control Zone shall take precedence. 21 Eastridge Mall

24 Inline Criteria Storefront Signage Design Criteria Signage is a major visual element to be provided by the Tenant. Imaginative, progressive and creative signage is essential to the success of the Tenants store. All signage are subject to Landlord approval. Landlord reserves the right to disapprove any signage that does not comply with Landlord s criteria. Signage Requirements: Not to exceed 70% of the width of the storefront. Sign height shall not exceed 16 in height and 5 in depth. Limited to Tenant trade name (d.b.a.) only as defined in the lease. Registered trademarks and manufactures labels are not allowed. Signage shall be placed on Tenant s storefront at a minimum of 8-0 A.F.F. Silk-screen signature area maybe applied to the interior surface at 3-0 A.F.F. Verbiage shall be limited to Tenant s name or logo with a maximum letter height of 4. All illuminated signs must be fabricated and installed according to national, local building and electrical codes and must bear UL label. All electrical penetrations through the storefront fascia for sign installation shall use PK housing. Provide access to transformer and local disconnect. A time clock shall control and illuminate Tenant s signage during Center hours. Interior signs that are visible from outside the Tenant s space must be approved by Landlord. All signage must be installed as per code. All wiring, raceways, cabinets, transformers, etc. must be concealed. All lower level Tenants signage must be closed off at the top to eliminate any views of the interior of the sign from above. Neon Requirements: PK Housings required with neon. If exposed neon, paint exposed end of PK to match adjacent surface. Provide clear standoffs. Exposed neon shall be on rheostat dimmer. Use no double backs if possible. If double backs are required, keep to a minimum quantity; paint out to match adjacent surface. Acceptable Sign Types: Fiber optics. Edge lit sandblasted glass. Light boxes if recessed and concealed. Routed backlit letters with translucent face. Dimensional letters of metal, or painted wood. Backlit individual letters pin mounted a maximum of 1 from a non-reflective background. Exposed neon backed by plexiglass as permitted by the Center. Unacceptable Sign Types: Vacuum formed luminous letters. Paper, cardboard, foamcore, cloth and decals. Signs painted directly on Tenant s storefront sign. Animated and flashing lights or lasers. Projecting box or cabinet type signage. High quality individual channel letters. Internally illuminated plexiglass faced channel letters. 22 Eastridge Mall

25 Inline Criteria Storefront Blade Sign Design Criteria Upper level Tenants may be required to have a non-illuminated blade sign at the Landlord s discretion. The Landlord encourages all Tenants to design a unique three dimensional blade sing. The blade sign is to be designed as an integral component of the storefront. All signage is subject to Landlord approval. Signage Requirements: (refer to details section to follow) Tenant shall design, furnish and install the blade sign and bracket. Tenant s name, logo and/ or graphic image. Blade sign to be non-illuminated. Image must be on both sides and right reading on opaque material. Must be of a hard durable opaque material. Maximum signage area shall be 9 square feet. Minimum signage area shall be 4 square feet. Material thickness shall be minimum of 1. The lowest point of the sign shall be at 8-0 A.F.F. Bracket shall extend 4-0 from storefront. All brackets must be structurally designed and mounted to Tenant s storefront by Tenant. Acceptable Sign Types: Wood. Metal. Etched materials. Vitracore or equal. Unacceptable Sign Types: Foamcore. Cardboard. Masonite. Paper. Vacuum formed signage. 23 Eastridge Mall

26 Street Scene Tenants Main Street Scene Design Criteria (exterior) The Tenant stores along the South side of Eastridge create an environment typical of a traditional urban street scene. The pedestrian experience is enhanced by shade elements, sidewalk seating, landscaping and lighting. Architectural characteristics of each of the buildings are unique, and reflect the identity of the Tenant. The result is a variety of complimentary building shapes; styles and heights, such as, may be found along a vibrant downtown retail street. Storefronts are to be articulated by clerestory windows, awnings and other elements evident in town center streets capes. Shade structures such as pergolas, arbors and trellises are encouraged, as are colonnades and recessed entry ways. Exterior Store Facade Heights: (actual storefront heights are subject to local governing codes) A building footprint may be provided by the Landlord and lays out parameters for the extent of the Tenant build out. Each location is subject to unique physical conditions and requirements established by the Landlord. Tenants are offered maximum design flexibility to provide diversity of building forms. The appearance of independently attached building forms in relation to the center are required and provides distinct identity to each Tenant. Vertical expression and architectural interest are required along the storefront line. Storefronts are to be articulated with modulated forms and unique architectural characteristics. Tenants are to provide parapets, mock fenestration, architectural ornamentation or other means to articulate upper facades. Clerestory windows of suggestions thereof, may be utilized to give the illusion of a two-story building. Accessories such as tall fabric metal awnings, glass metal or fabric eyebrow canopies and other forms of shade elements are to be explored. Exterior Street Scene Signage Criteria Exterior signage on building facades plays a vital role in the overall image envisioned for the Eastridge Street Scene. Similar to an urban streetscape, a creative and unique sign for each storefront will provide the diverse identity between the diverse identity between tenants. Location and number of signs are to be presented by Tenant and approved by Landlord. Storefronts with exposed side elevations are to have additional identity as permitted by Landlord and City. Signage types and sign letter sizes are not restricted, allowing creative applications, but Landlord reserves the right to have final approval, in conjunction with required City and Department store approvals. Signage collaboration from one Tenant to the next must be diverse and will be approved on an individual basis. Creative application of signage and logos are required. Layering of materials is encouraged. Tenants may be permitted only one primary sign at main store entries. Secondary sign types may include logos applied to awnings, canvas banners, plaque signs and recessed entry floor signage; subject to Landlord and City approval. Primary signs must be illuminated. Remote types or concealed illumination are encouraged. Exposed neon applied directly to building facades or acrylic-faced channel letters are not permitted. Complete sign packages are to be submitted to Landlord for review and approval. All signs are subject to Landlords Reciprocal Easement Agreement conditions and approvals. All exterior signs must be approved by the City before any installation occurs. 24 Eastridge Mall

27 Architectural Details Neutral Pier Service Demising Wall TENANT LEASE LINE (OUTSIDE FACE OF TENANT'S WALL). WALL C L ROOF STRUCTURE BY LANDLORD MAX. CEILING CLEARANCE HEIGHT VARIES BASED ON EXIST. CONDITIONS. SUSPENDED CEILING BY TENANT. 5/8" TYPE 'X' FIRECODE G.W.B. FULL HEIGHT TO DECK AND SEALED AIR TIGHT BY TENANT. FINISHED FLOOR BY TENANT. TENANT LEASE LINE (CENTERLINE OF DEMISING WALL) 6" METAL 24" O.C. Demising Wall CONCRETE FLOOR SLAB BY TENANT IF NOT EXISTING. MAX. CEILING CLEARANCE HEIGHT VARIES BASED ON EXIST. CONDITIONS. (V.I.F.) SUSPENDED CEILING BY TENANT. 5/8" TYPE 'X' FIRECODE G.W.B. FULL HEIGHT TO DECK AND SEALED AIR TIGHT BY TENANT. FINISH FLOOR BY TENANT. CONCRETE SLAB BY TENANT IF NOT EXISTING. 5/8" TYPE 'X' FIRECODE G.W.B. FULL HEIGHT. 6" METAL 24" O.C. FINISH FLOOR NOTE: TENANT PENETRATIONS IN WALL MUST BE SEALED BY TENANT (IF APPLICABLE). NOTE: TENANT PENETRATIONS IN WALL MUST BE SEALED BY TENANT (IF APPLICABLE). 25 Eastridge Mall

28 Architectural Details Mall Interior Section The above storefront elevation is typical throughout the interior of Eastridge. Only the width and height change in proportion to the appropriate zones. Refer to the following pages for appropriate zone details. 26 Eastridge Mall

29 Architectural Details ZONE A / Mall Interior Zone A Storefront Section Storefront Elevation 27 Eastridge Mall

30 Architectural Details ZONE B / Mall Interior Section Zone B Storefront Section Zone B Storefront Elevation 28 Eastridge Mall

31 Architectural Details ZONE C / Mall Interior Section 29 Eastridge Mall

32 Architectural Details ZONE D / Mall Interior Section 30 Eastridge Mall

33 Architectural Details ZONE F1 / Mall Interior Section 31 Eastridge Mall

34 Architectural Details ZONE F2 / Mall Interior Section Zone F2 does not allow for a projection from the lease line. 32 Eastridge Mall

35 Architectural Details Blade Sign Elevation 33 Eastridge Mall

36 Architectural Details Blade Sign Bracket Detail 34 Eastridge Mall

37 Architectural Details Tenant s Rear Alcove 35 Eastridge Mall

38 Architectural Details Floor Joints 36 Eastridge Mall

39 Architectural Details Typical Floor Transitions 37 Eastridge Mall

40 Food Court Tenants Food Court Design Criteria The food court featuring specialty food Tenants is located on the second level. The Tenants surround the common eating area where tables and seating for approximately 800 people is provided. Skylights above allow natural light to create and open attractive atmosphere. Tenants are encouraged to develop a unique and innovative design and not a traditional franchise look. It is the Landlord s intent that the food court Tenants convey an open market atmosphere and therefore it is important that the Tenant s design shall be compatible with neighboring Tenants. Note: All food court tenants must comply with all health regulations and applicable ordinances of Local Jurisdiction. Control Zone Criteria The front 10-0 are from the food court lease line has been designated as a control zone area. All food court tenants must comply with this criteria. Countertop: The front counter shall have a 2 radius bullnose and be constructed of solid core surfacing material. Recesses in the top counter surfaces (for cash registers, food trays, drink dispensers, etc.) must be set back a minimum of 8 from the front counter. Beverage machines and all other miscellaneous equipment on the front counter are subject to design review. (equipment must be screened and recessed into the countertop, not to exceed 4-0 in height) Sneeze guards shall be architecturally compatible with counter design and in accordance with Code. Provide concealed lighting in counter designs where appropriate. Countertop Materials: Brushed stainless steel. Natural stone (i.e., marble, granite, slate). Glazed ceramic tile. Solid surface (i.e., Corian, Avonite). Wood with clear finish. Laminate countertops are not acceptable Ceiling: Tenant shall provide a nonporous washable ceiling. Painted gypsum wall board, metal or a sealed wood ceiling shall be used in the control zone area. Lay-in ceilings are not acceptable in the control zone area. Ceiling height is control zone area must comply with the Landlord provided section. Lighting: Provide accent lighting at the countertop using recessed incandescent or pendant type fixtures. Provide recessed incandescent fixtures and flush/recessed sprinkler heads within the control zone. 2 x 4 fluorescent lighting is not acceptable in the control zone area. Note: All Tenants must comply with ASHRAE/IES for lighting requirements 38 Eastridge Mall

41 Food Court Tenants Flooring: Provide a ceramic or quarry tile floor with waterproof membrane underlayment and base within the control zone area. Walls: All wall materials shall be washable and nonporous (i.e., epoxy paint, ceramic tile, stainless steel). Provide a food preparation screen wall with service door separating the service and food preparation areas. The Preparation screen wall must be 10-0 from the Tenant s lease line. Service door shall be self-closing to shield the back room from public view. Mirrored walls are not acceptable within control zone area. Menu Board: Menu boards shall be integrated into the overall storefront design. Menu boards shall be recessed or surface mounted onto the preparation screen wall. Menu boards must be illuminated either internally or externally; whichever is best in keeping with the design theme of the store, at Landlords discretion. Store Interior Design Criteria The use of quality materials for flooring, walls, ceiling and lighting is required and are subject to Landlord s approval. Ceiling: Tenant shall provide a nonporous washable ceiling. Acoustic tile. Lighting: Fluorescent type lighting is acceptable. Floors: All materials shall be of a washable nonporous surface. Ceramic or quarry tile floor and base in food preparation area. Provide a waterproof protective membrane turned up to base height throughout entire space. Walls: All wall materials must be washable nonporous (i.e. epoxy paint, ceramic tile or stainless steel) 39 Eastridge Mall