TENANT DESIGN MANUAL UPDATED APRIL 3, 2015

Transcription

1 TENANT DESIGN MANUAL UPDATED APRIL 3, 2015

2 PROJECT OVERVIEW TABLE OF CONTENTS Section Pages ARB Approval Primary Goals 3 Precinct Map 4 Glossary of Terms 5-6 Project Overview 7-8 N/A Site Plan 9 N/A Tenant Information Package N/A Mall Building Data 12 General Storefront Elevations 15 Storefront Zone Plan 16 Renovations Storefront Zones Neutral Pier Renovation 30 N/A Redevelopment Storefront Zones Neutral Pier Redevelopment 52 N/A Storefront Design Criteria Signage Criteria Interior Design Criteria N/A MEP Criteria N/A

3 PRIMARY GOALS Three Primary Goals of the Tenant Design Manual 1. To assist Tenants in becoming familiar with the physical character of the property. This includes the overall urban design and network of avenues, streets and plazas. 2. To serve as a road map and guide to the specific context or precinct within which a tenant is located. This includes focusing in on the specific architectural elements that affect their demised storefront. Examples of elements include overhead pavilions, arcades and adjacent landscape features. 3. To make available to each tenant the opportunities and constraints that are associated with each storefront type. These guidelines ensure the Landlord that the highest quality storefront design will be achieved. The Tenant Design Manual encourages individual brand identity, which in the collective context provides for a richer experience for all visitors at Stanford Shopping Center. 3

4 PRECINCT MAP Sand Hill Market Park Plaza Portico Lady Ellen Lady Ellen is new and contemporary. It is vibrant with loyal customers and high visitorship from Macy s and Bloomingdales Market is all about food and drink in a relaxed European setting Park Plaza is contemporary and cutting edge, ultra-modern and sophisticated Portico is Main Street and is eclectic. It is the historic spine of the shopping center with both patina and polish. Sand Hill is young and chic, hip and trendy 4

5 GLOSSARY OF TERMS GENERAL: Base Building: Base Building Shell construction, common and service areas, including all work that is the responsibility of the Landlord. Bright Walls: Permitted only when integrated within a vitrine or showcase window and is subject to additional Landlord approval. Common Areas: Pedestrian streets, arcades, walkways, stairs, etc. within the center that is accessible to all Tenants and the public and are not part of any Leased Premises. Demising Wall: Refers to a common wall separating two adjoining Tenant spaces or a Tenant space and a Common Area or service corridor. Demising walls typically extend back from the Neutral Pier. Design Control Zone: The area of the store extending from the storefront lease line into the store, at a minimum of five feet (5-0 ), in which the Landlord controls design components. The Design Control Zone shall extend across the entire width of the store. Lease Line: The line defining the extent of the Tenant s leased premises as shown on the LOD. Lease Outline Drawing (LOD): dimensioned floor plan of Premises, showing the demised space and its relation to adjacent spaces and within center as a whole. Plan information is taken from the Landlord s base building construction drawings. Neutral Pier: An architectural element separating two adjacent Tenant storefronts or a Tenant storefront from a finish controlled by the Landlord. Service Areas: Walkways, stairs, service corridors, etc. within the Center that are accessible to all Tenants and are not part of any Lease Premises. Vitrine: Shallow wall mounted display cases on the exterior of the façade and can house vignette displays, merchandise or seasonal graphics. The illumination of any vitrine shall be similar in color and intensity to the remainder of the Tenant storefront displays. All vitrines must be incorporated into the design aesthetic of the storefront vocabulary. 5

6 GLOSSARY OF TERMS SIGNAGE: Advertising Graphics: shall be permanent in nature set back from inside plane of the storefront glass, by a minimum of 12, and shall be illuminated in a subtle, yet appropriate manner. And may also, as an option, have an aspect of translucency. Window Films: Not permitted without prior Landlord approval. Banner or Blade Sign (required): Only one (1) banner OR one (1) blade sign shall be permitted per Tenant and shall be mounted perpendicular to the Tenant s façade. Banner: Maximum width or projection shall be 24 from the face of the Tenant storefront and the height cannot exceed 60. Bottom of banner must be 9-0 clear ground plane. A Banner Sign shall count as a secondary sign. Blade: maximum width or projections shall be 24 from the face of the Tenant storefront and the height cannot exceed 15 in height. Bottom of blade sign must be 9-0 clear to the ground plane. Canopy Sign (optional): Shall be mounted to an approved canopy or awning. Maximum height of capital letter or figure shall be 9 and the length shall be limited and determined proportionately as per the logo characteristics. Digital Images: Audio visual equipment and devices are not permitted along any portion of the façade. Digital signage located external to the façade is not permissible. Digital signage, if mounted within the storefront window, is permissible. Emblem: An emblem is not a super graphic and may take the place of a Secondary Sign. The maximum dimension for this type shall be 24 in any direction. Mural: a work of art applied to a building wall for decorative purposes only. A mural will not count as signage. Primary Sign (required): Shall be mounted to main façade and located over the entry where possible. Maximum capital letter or figure height shall be 24 and length shall be limited and determined proportionately as per logo characteristics. Secondary Sign (optional): Shall be mounted to a sidewall or non-entry wall. Maximum capital letter or figure height shall be 18 and the length shall be limited and determined proportionately as per the logo characteristics. Super-graphic: These images are not considered as signage and therefore, do not count against the number of permitted signs. However, it shall be an image blended into the Tenant s façade; permissible examples shall include: raised or recessed script or logos; layered fritted glass with a subtle back lighting element; artistic graphics or finish materials, which have an aspect of dimensional relief from the wall plane. Two-dimensional painted Super Graphics are prohibited. 6

7 PROJECT OVERVIEW Stanford Shopping Center is located at the intersection of El Camino Real (SR 82) and Sand Hill Road. Approximately half way between San Francisco and San Jose, the center is adjacent to Stanford University at the center of the Bay Area Peninsula. 7

8 PROJECT OVERVIEW Stanford Shopping Center is one of California s premiere shopping venues. Located just south of San Francisco, adjacent to Stanford University in the City of Palo Alto, Stanford Shopping Center is a pedestrian-oriented open-air center, anchored by Bloomingdale s, Macy s, Neiman Marcus and Nordstrom, which are complemented by more than 140 national and luxury retailers, restaurant options and outstanding local businesses. The pedestrian experience is village-like in its intimacy and diversity of shops and garden spaces. Open space is enlivened by outdoor uses; featuring outdoor seating, fountains, canopied walks and garden spaces; highlighted by floral gardens and local artwork. Stanford Shopping Center is under going a renovation/ redevelopment beginning in the fall of The Renovation is scheduled to be completed in the Fall of The Redevelopment, which includes four (4) new buildings, is scheduled to be completed in the Spring of Pavilion 3 8

9 SITE PLAN 9

10 TENANT INFORMATION PACKAGE The Tenant Information Package (TIP) consists of a series of documents and is intended to provide the Tenants with the project s design and construction criteria. The Tenant Design Manual is only contained herein, however, the TIP consists of five parts: COMPONENT Tenant Design Manual Pre-Construction Meeting Drawing Architectural Criteria MEP/FP Criteria Bulletins DESCRIPTION Provides specific architectural, signage, and engineering design criteria Contains important construction information for General Contractors and shall be included in Tenant Bid Sets Outlines Landlord s submittal requirements to be used in conjunction with the TDM. (same as Architectural Criteria) Additional information specific to the overall project, e.g. waterproofing and construction barricade requirements. 10

11 TENANT INFORMATION PACKAGE The complete Tenant Information Package can be accessed via Buzzsaw and Simon s website simon.com.» Select the business header, search for the property name, click on the Tenant Info Package link on the right side of the page.» If you have any difficulties working with the website, please contact your Tenant Coordinator. For questions regarding the Landlord s design and construction requirements, please contact your Tenant Coordinator or call (317) and ask for Tenant Coordination. 11

12 MALL BUILDING DATA Occupancy/Use: Construction Classification: Building Levels: Sprinkler System: Fire Protection: M (Mercantile) B (Business) Existing - Type IIIB Redevelopment - Type IIIB Varies by Building Fully Sprinklered Demising walls 1 hour rating required Green building and energy regulations are updated on a regular basis. Prior to permit application, all Tenants shall confirm that the following comments correlate with the current version of the Palo Alto Municipal Code Green Building and Energy regulations. Construction documents for Building permits must incorporate the following components including the ability to demonstrate compliance with all applicable code requirements. A written outline/plan needs to be provided prior to building permit issuance to demonstrate compliance with California Building Code Construction Safeguards and Protection of Pedestrians during construction. Submit an electronic version of the approved documents and plans for the associated core and shell permit at the time of tenant improvement application. Structural calculations to verify the existing building is adequate to support additional loads imposed by the tenant facades and/or other modifications. Demonstrate complete Title 24 Energy Code compliance including envelope measures. Should any Tenant work encroach onto the public right of way, generally located adjacent to the perimeter of the shopping center, the Tenant s contractor must do so in a manner that is safe for pedestrians using the sidewalk. The work area must be coned or taped off while still leaving at least 4 feet of sidewalk for pedestrian use. If less than 4 feet of sidewalk is available for pedestrians, the Tenant s contractor must obtain an encroachment permit from Public Works to close the sidewalk. Foundations for new signage shall not conflict with, overlap, or otherwise encumber access to on-site publicly owned and maintained utility facilities within the shopping center property. Details on the location and maintenance roles and responsibilities for on-site utility facilities can be found in the Stanford Shopping Center Amended and Restated Maintenance Agreement between the City of Palo Alto and The Board of Trustees of the Leland Stanford Junior University. 12

13 GENERAL Jurisdiction Authorities All Tenant work shall comply with authorities, agencies, or entities having jurisdiction over the Premises, including the Building Department, Fire Department, local utility company, Health Department, Fire Insurance Underwriter and the Landlord. All construction shall comply with the requirements of applicable codes and laws, including accessibility requirements. The Landlord does not review the Tenant s drawings for compliance with building code or accessibility requirements. It is solely the Tenant s responsibility to ensure compliance with these codes and the requirements of jurisdictional authorities. Tenant shall have sole responsibility for compliance with all applicable statutes, codes, ordinances, and other regulations for all work. In those instances where multiple standards and requirements apply, the strictest of such standards and/or requirements shall control unless prohibited by applicable Code. General Disclosure Landlord s approval of Tenant s Drawings is contingent upon Tenant s compliance with Landlord s comments and shall not be construed so as to hold Landlord liable for either the architectural and engineering design of the Premises or the accuracy of the information contained in Tenant s Drawings. Should any conflict arise between any of Tenant s Drawings and the Lease, the applicable portion(s) of the Lease shall be determinative. Landlord s approval of Tenant s Drawings will in no way alter, amend, or waive the requirements or criteria of the Lease. The Tenant shall be responsible to conduct a site visit to the Premises for the purpose of verifying the existing conditions and construction of the Premises. Landlord s review or approval of Tenant s Drawings does not represent a confirmation or verification of any existing condition at the Premises. The existence of a particular condition in other spaces or improvements at the Mall does not imply acceptance by the Landlord. New improvements are expected to comply with the current design criteria and Mall standards. These criteria provide general design information and construction requirements. However, for specific information regarding the division of responsibilities of the Landlord and Tenant with respect to the Premise s construction, refer to the Lease Agreement or contact the Tenant Coordinator. 13

14 GENERAL Contact Information For questions regarding storefront or architectural criteria, engineering design, delivery dates, the scope of Landlord s and Tenant s work and store opening requirements, please contact your Tenant Coordinator or call (317) for assistance. For site survey appointments and access, rules and regulations for construction and information regarding the pre-construction meeting and requirements, please contact the Mall Management Office directly at the phone number listed on the Mall s website. View down Portico Way at Building BB 14

15 STOREFRONT ELEVATIONS Stanford Shopping Center is an upscale Lifestyle Center and requires Tenants to create a unique and contemporary storefront design. Tenants shall take advantage of the garden setting by creating storefront designs that bring a sense of the outdoors into their space. Tenants are required to present their businesses with distinctive architectural designs using the highest quality of materials and workmanship, and with creative lighting and signage designs. Typical Tenant storefronts extend between adjacent storefront finishes and shall extend to the height of the roof parapet. Lady Ellen Place at Pavilion 5: looking towards Macy s 15

16 STOREFRONT ZONE PLAN Bldg BB Finishes at Second Floor and along West Elevation are provided by Landlord, not to be altered by Tenant. 16

17 STOREFRONT ZONE 01 RENOVATION - TYPICAL STOREFRONT Storefront finish extends to top of parapet. Azmoor Place 17

18 STOREFRONT ZONE 02 RENOVATION The Plaza towards Macy s 18

19 STOREFRONT ZONE 02 RENOVATION Tenant storefront shall extend to the top of the parapet, above the trellis. Shaded area is a sample Tenant storefront elevation. Finishes on existing lease line and extending above trellis. STOREFRONT LEASE LINE 19

20 STOREFRONT ZONE 03 RENOVATION Tenants are required to design a two story storefront. 20

21 STOREFRONT ZONE 04 RENOVATION Landlord shall remove the existing fascia, therefore exposing the Tenant storefront beyond. Tenants are required to extend the storefront finishes to the bottom of the new fascia opening. 21

22 STOREFRONT ZONE 04 RENOVATION Storefront Lease Line. Tenant storefront to extend to underside of exterior ceiling assembly. Fascia to be removed by Landlord. 22

23 STOREFRONT ZONE 05 RENOVATION Shops in this Zone will blend in with the two story facade. This facade, with office space above and retail below, shall read as one building. Tenant shall focus on showcase windows, entrances and signage. Canvas awnings are prohibited. One story façade with office above. One story façade with office above. 23

24 STOREFRONT ZONE 06 RENOVATION Landlord architecture to remain as-is. Tenant storefront extends to under side of canopy. 24

25 STOREFRONT ZONE 07 RENOVATION Example of an existing Super Graphic which is no longer permitted. New Super-Graphics shall have a three-dimensional aspect and shall be toned down in scale, making it quieter and in harmony with its unique surrounds. PALATINE COURT Nike Running wall mural 25

26 STOREFRONT ZONE 08 RENOVATION Electioneer Court: Tenant storefront extends from the floor to the under side of light shelf and column to column. 26

27 STOREFRONT ZONE 08 RENOVATION Tenant storefront extends from the floor to the underside of the suspended light shelf. 27

28 STOREFRONT ZONE 09 RENOVATION Pavilion 1 will be removed. Tenant to extend finish to top of parapet. NOTE: Parapet not illustrated here. Tenant storefront shall be extended from 13-0 above finish floor to the top of existing parapet. Tenant is also required to finish pre-cast panels with materials to compliment Tenant s storefront. 28

29 STOREFRONT ZONE 09 RENOVATION Pavilion 1 will be removed. Tenant to extend finish to top of parapet. 29

30 NEUTRAL PIER RENOVATION 30

31 REDEVELOPMENT BUILDINGS AA, BB, CC, & DD The Redevelopment Phase includes the construction of four new buildings with an upscale, unique design. Tenants are required to design creative storefronts and use high quality finishes. The photos and renderings shown on the following pages provide the design intent and expectations for Tenant storefronts in this redevelopment. Portico Way looking towards Building AA 31

32 REDEVELOPMENT BUILDINGS AA, BB, CC, & DD Example Elevation Example Elevation 32

33 REDEVELOPMENT STOREFRONTS BUILDINGS AA, BB, CC, AND DD 33

34 REDEVELOPMENT STOREFRONTS BUILDINGS AA, BB, CC, AND DD ARCHITECTURAL REVIEW BOARD The Tenant s located along the East Elevation of Building BB and the South Elevations of Building CC and DD, are subject to the City of Palo Alto s Architectural Review Board s (ARB) approval process. The ARB is a public hearing and a representative from the Tenant is required to attend the meeting. It is strongly recommended that either the Tenant architect and/or the Tenant s Direction of Design be the party in attendance to speak to the issues regarding design intent, brand message and to convey what is an absolute versus what is able to be tweaked within the design of the storefront. Although this is a formal presentation, this is not intended to be a legal debate, but rather a dialog between the Tenant s design team and a panel of designers and architects. The intent is to get the finest, high quality, designs at Stanford Shopping Center. For the Tenants whose elevation is located on facades other than those listed above, review by the Architectural Review Board might be required depending on if the storefront is visible from the public right of way. Tenant s are required to receive Landlord s approval prior to filing for ARB approval. However, approval by the Landlord does not guarantee ARB approval. Furthermore, all comments provided by the ARB must be addressed and Tenant shall file for resubmittal. 34

35 REDEVELOPMENT STOREFRONTS BUILDINGS AA, BB, CC, AND DD 35

36 REDEVELOPMENT STOREFRONTS BUILDINGS AA, BB, CC, AND DD Primary, Secondary and Tertiary Storefront Walls As part of the Redevelopment Base Building construction, the Landlord is required to provide Exit Courts between the buildings. The walls encompassing the egress court are rated based on fire separation distance, therefore, a 1-hr rated wall (with 45% unprotected openings permitted) have been provided. The solid walls on Buildings AA, CC, and DD must be incorporated into the Tenant storefront design. These walls are not permitted to be left as-is or blank. Tenant shall be required to treat the walls creatively with graphics, bright walls, showcase windows (exterior accessed) and/or branded iconography. Penetrations are not permitted in rated walls. Additionally, the integrity of the Landlord's construction, must be maintained. Meaning all structural, water/moisture resistance and fire rated cannot be modified. Tenants are permitted to provide vitrine display boxes, with a fifteen (15 ) inch maximum projection from the lease line. Approved unprotected openings, including vision glass, showcase windows, and vitrines shall be permitted at non-rated secondary walls. Landlord shall provide finishes on the Tertiary exterior walls, adjacent to the base building Tele/Elec Rooms. As noted above, the Tenant, shall treat these walls creatively and, if desired, may provide external display boxes, which will be addressed on case-by-case basis. However, the integrity of the rated walls must always be maintained.. 36

37 REDEVELOPMENT STOREFRONTS ILLUSTRATIVE ELEVATIONS BUILDINGS AA AND CC Tenants are required to extend their storefront design along all building facades. Approved architectural finishes, façade details, and additional components such as lighting and graphics, will visually activate all side of each Redevelopment Building. At a minimum, Tenants shall extended their exterior color palette across the solid portions of the exterior wall. A combination of super-graphics, showcase windows and/or vitrines are required and shall be the foundation of the Tenant s aesthetic interpretation of the exterior walls. VITRINE DISPLAY CASES: Shallow wall mounted display cases on the exterior of the façade can house vignette displays or seasonal graphics to animate walls that are required to be fire rated. The illumination of any vitrines shall be similar in color and intensity to the remainder of the Tenants storefront displays. 37

38 REDEVELOPMENT STOREFRONTS ILLUSTRATIVE ELEVATIONS Show windows and display areas should be adequately lighted and ventilated. Exposed fixture lamps are prohibited. Vitrine display cases, show windows and entrances shall be illuminated during all Mall hours of operation, and shall be controlled by an automatic time-clock. Highlighted areas in red boxes represent sections of the facade that must maintain a code compliant fire rated wall assembly. Refer to Tenant Storefront Zones (page 33). 38

39 REDEVELOPMENT STOREFRONTS Lady Ellen Place, Pavilion 5 towards Macy s 39

40 STOREFRONT ZONE AA & CC REDEVELOPMENT TENANT FACADES Tenant storefront finish shall extend to top of parapet SOLID WALLS Refer to Tenant Façade Zone (page 33) and Illustrative examples, provided throughout criteria, for further explanation as to Landlord s Intent for Tenant s treatment of the solid walls Tenant required to provide finish(es) and/or graphics on solid portion of walls. WALL FIXTURES Wall sconces are required by code. Tenant permitted to replace with own fixture provided it meets, at a minimum, the performance rating of the fixture provided by Landlord. 40

41 STOREFRONT ZONE AA & CC REDEVELOPMENT Storefront finish extends to top of parapet 41

42 STOREFRONT ZONE AA & CC REDEVELOPMENT TENANT FACADES Tenant storefront finish shall extend to top of parapet SOLID WALLS Refer to Tenant Façade Zone (page 33) and Illustrative examples, provided throughout criteria, for further explanation as to Landlord s Intent for Tenant s treatment of the solid walls Tenant required to provide finish(es) and/or graphics on solid portion of walls. WALL FIXTURES Wall sconces are required by code. Tenant permitted to replace with own fixture provided it meets, at a minimum, the performance rating of the fixture provided by Landlord. 42

43 STOREFRONT ZONE AA & CC REDEVELOPMENT TENANT FACADES Tenant storefront finish shall extend to top of parapet SOLID WALLS Refer to Tenant Façade Zone (page 33) and Illustrative examples, provided throughout criteria, for further explanation as to Landlord s Intent for Tenant s treatment of the solid walls Tenant required to provide finish(es) and/or graphics on solid portion of walls. WALL FIXTURES Wall sconces are required by code. Tenant permitted to replace with own fixture provided it meets, at a minimum, the performance rating of the fixture provided by Landlord. 43

44 STOREFRONT ZONE BB REDEVELOPMENT El Camino Way - Building BB 44

45 STOREFRONT ZONE BB REDEVELOPMENT HIGHLIGHTED AREAS Wall finishes provided by Landlord. Tenant not permitted to alter existing finishes. WALL FIXTURES Wall sconces are required by code. Tenant permitted to replace with own fixture provided it meets, at a minimum, the performance rating of the fixture provided by Landlord. 45

46 STOREFRONT ZONE BB REDEVELOPMENT 46

47 STOREFRONT ZONE BB REDEVELOPMENT 47

48 STOREFRONT ZONE BB REDEVELOPMENT 48

49 STOREFRONT ZONE DD REDEVELOPMENT East Elevation Bldg DD 49

50 STOREFRONT ZONE DD REDEVELOPMENT TENANT FACADES Tenant storefront finish shall extend to top of parapet SOLID WALLS Refer to Tenant Façade Zone (page 33) and Illustrative examples, provided throughout criteria, for further explanation as to Landlord s Intent for Tenant s treatment of the solid walls Tenant required to provide finish(es) and/or graphics on solid portion of walls. WALL FIXTURES Wall sconces are required by code. Tenant permitted to replace with own fixture provided it meets, at a minimum, the performance rating of the fixture provided by Landlord. 50

51 STOREFRONT ZONE DD REDEVELOPMENT TENANT FACADES Tenant storefront finish shall extend to top of parapet SOLID WALLS Refer to Tenant Façade Zone (page 33) and Illustrative examples, provided throughout criteria, for further explanation as to Landlord s Intent for Tenant s treatment of the solid walls Tenant required to provide finish(es) and/or graphics on solid portion of walls. WALL FIXTURES Wall sconces are required by code. Tenant permitted to replace with own fixture provided it meets, at a minimum, the performance rating of the fixture provided by Landlord. 51

52 NEUTRAL PIER DETAIL REDEVELOPMENT ONLY Tenants are required to provide a metal reveal between new and existing adjacent materials. 52

53 The Plaza toward Neiman Marcus 53

54 STOREFRONT DESIGN CRITERIA General Design Criteria The Architectural Criteria Manual and the MEP Criteria and Drawings are intended to supplement the Tenant Design Manual which is all part of the Tenant Information Package. Please refer to the Tenant Design Manual for important property specific details and design information. In the event of a discrepancy between this criteria, mall criteria, lease, and lease exhibits, the most stringent shall take precedence. Tenant, Tenant's design professional, and / or Tenant's general contractor shall confirm the criteria in question with the Tenant Coordinator before execution of work (or such work shall be corrected by Tenant at Tenant's expense). All components of the Tenant Information Package can be found at Businesses/Property Name/Property Information. Storefront The Tenant s entire storefront, as per Zone, shall be designed, fabricated, constructed, installed and maintained by the Tenant at the Tenant s expense. The storefront design shall work in concert with, and be respectful of, the Landlord s building façade, thematic architectural expression, and landscaping. Tenant storefronts shall meet the base building parapet height and shall not exceed the parapet in overall height. Landlord piers or columns in the Tenant s storefront that are clad or otherwise designed as part of the Landlord building architecture shall be preserved without alteration by the Tenant. Unclad piers or columns in the Tenant s storefront shall be incorporated into the Tenant s storefront design. The Tenants storefront windows and other large glazed areas shall include provisions for mullion articulation beyond a basic extruded aluminum profile. This may be achieved through applying cap and pan elements to the basic window assembly to add relief and dimension. Doors within the storefront assembly may be articulated in a similar manner or may include further customized elements to enhance the overall design and building identity. No alterations, additions, changes, or modifications to the Base Building finishes or construction shall be permitted without obtaining Landlord s prior written approval (such approval must be requested by Tenant under separate cover from Tenant s drawings). If permitted, all work shall be performed by Landlord at Tenant s expense. All Tenant construction, including storefronts, must be of non-combustible materials. Treated fire-resistive materials are permitted only with approval by local jurisdictional authorities. All Tenant storefronts and floors shall be watertight and must properly slope to drain and to meet flush with Landlord s finishes and/or pavements at the storefront. All exterior Tenant storefront materials must be suitable to outdoor weather, use, and wear. 54

55 STOREFRONT DESIGN CRITERIA Storefront Finishes Tenants shall maximize the use of glazing with the storefront area having a minimum of 70% transparency. Full height opaque areas of the storefront shall be minimal. A constant height opaque sign band, that extends flat across the entire storefront width, is not acceptable. Varied glazed show window heights and/or projections should be incorporated. All storefront materials shall be high quality, durable, exterior grade finishes with minimal maintenance requirements. Acceptable Finishes: Stainless Steel, Solid Brass and Copper Wrought Iron, Cast Iron and Steel Marble, Granite, Limestone, Brick, Textured Masonry Finished/protected premium grade hardwoods Precast Concrete, Cast Stone, GFRC, GFRG Homogenous porcelain tile Sandblasted, frosted, etched, textured, leaded glass Glazing (tempered) Unacceptable Finishes: Simulated Brick, Wood, Stone Wood Siding, Shingles Ceramic, glass or quarry tile Plastic Laminates, Metal Laminates, Plastic Panels Mill finish Anodized Aluminum EIFS Mirror finishes Plexiglas or plastics Field painted metals Note: Storefront awnings, canopies, marquees must conform to project location specifications and will be reviewed for conformance with material and color selection, location, projection and overall design effect. Exposed framework supporting the awning shall be minimal and painted (powder-coated) to match the awning or canopy. Storefront and glazing graphics, film, animation techniques and projection techniques must be clearly shown on Tenant s Drawings and are subject to Landlord s approval. 55

56 STOREFRONT DESIGN CRITERIA Entrance Alcoves & Closures Store closure is limited to hinged or pivoting doors only. Coiling grilles and shutters are prohibited. Doors glazed with true divided lites are encouraged, as are doors or clear tempered glass and doors with decorative leaded or patterned glazing. Tall entrance doors of 8-0 height or higher are encouraged; standard height doors with overhead transoms are also permitted. Out-swinging or pivoting doors cannot extend beyond the storefront Lease Line. The following requirements shall apply without exception: Tenant is responsible for exterior floor finish within the entry recess and must provide a minimum transition of less than ½ inches from the sidewalk elevation to Tenant floor finish. Tenant is solely responsible for the design and construction of the slope in the recessed entry area, as well as compliance with any applicable code requirements for same. Exterior floor shall have positive drainage to the sidewalk at a minimum 1% and maximum 5% slope. Landlord shall not be responsible for ponding water in the recessed entry. Tenant s recessed entrance shall meet or exceed the finish specifications in the Design Criteria and Design Control Zone. The finish must be Tenant s own material - matching Landlord s sidewalk finish will not be permitted. Recessed entrance location, presentation and temperature control are subject to Landlord approval. Tenant s drawings shall include details for drainage, foundations, interior /exterior slab conditions, weatherproofing and finishes. All storefront doors must be framed. Frameless glass doors will not be allowed due to outdoor environment. Door construction shall consist of the following: Exterior grade finish. Necessary weather-stripping. Commercial grade door closer system. Door closer system shall be designed without a hold-open device and may not visible from the exterior. Door stops may be installed on exterior opening to ensure doors do not swing wide and damage storefront finishes. If stops are utilized, overhead style stops shall be specified to eliminate any potential tripping hazard Each Tenant shall display the space number posted in accordance per the local Fire Code and per City of Palo Alto Building Department Standards. 56

57 STOREFRONT DESIGN CRITERIA Closed Doors Tenant spaces shall be designed for closed-door operation as this is an open-air center. Tenant storefront doors shall remain closed during normal mall hours. Storefront Structural Support Do not weld, drill, screw or shoot into Landlord s structure. Use clamps or compression techniques. All storefront work requiring structural support shall be supported at the head sections by a welded structural steel framework provided by Tenant. All storefront framing shall be structurally independent of Landlord s soffit and self-supporting from the Tenant s floor slab. Tenant may connect to Landlord s soffit for finish purposes only, and to Landlord s structural members for lateral bracing only (refer to Structural Requirements ). Storefront Bases The storefront base shall be a minimum of six inches (6 ) in height. The base shall be constructed from highly durable non-porous material appropriate for exterior use, such as stone, tile, substantial gauge metal with a powder-coated finish, stainless steel, or other material as approved by Landlord. Storefront base material must be specified to withstand contact with cleaning equipment and solutions as well as exposure to the elements. Entry Floor Floor finishes at the entry shall be hard, high-quality, durable materials. At the entry, the floor finish shall be a non-slip material. Vinyl and/or rubber-resilient flooring or sealed/stained concrete systems are not allowed in the design control zone. If carpeting is proposed, 32 oz. nylon fiber minimum specification is required. The finished elevations at the store entrance must align with Landlord s finished and/or pavement elevation of the exterior walkway, with a weather-proofed threshold of minimal thickness (not to exceed ½ ) provided at the doors. The use of vinyl or metal reducer strips is prohibited. Tenant should provide a metal-embedded transition strip flush with the hard surface flooring at all transitions to other flooring types. No trip hazards such as reducer strips, thresholds or other noticeable transition devices shall be permitted between different flooring materials. 57

58 STOREFRONT DESIGN CRITERIA Storefront Lighting Display window lighting shall be recessed incandescent, HID, or similar color light source, as approved by the Landlord. Light sources and track lighting shall not be visible from the adjacent sidewalk or street scene areas. Sodium lamps are prohibited in storefront areas. Show windows and display areas should be adequately lighted and ventilated. Exposed fixture lamps are prohibited without prior Landlord approval; no lamp(s) shall extend below the ceiling or below the display window heads in the Design Control Zone. Displays, show windows and entrances shall be illuminated during all Mall hours of operation, and shall be controlled by an automatic time-clock or control system connected to the Tenant s power supply. Storefront Design Control Zone The Tenant Storefront Design Control Zone is the area of the store extending from the storefront lease line into the store at a minimum of five feet (5-0 ) across the entire width of the store. Since the appearance of this zone is critical to the overall store appearance, design solutions, and materials are expected to be of the highest quality and will be closely reviewed by Landlord. Ceiling materials must consist of gypsum board, wood, metal, or other types of hard surface materials. Acoustical ceilings and open ceiling will not be permitted in the Design Control Zone. Sprinkler heads shall be fully recessed with cover plates at entry vestibule and storefront show windows. Tenant music systems, speakers and sound systems are not permitted to be installed within the Design Control Zone. Speakers/ sound systems located behind the first 5-0 of the entry shall have a separate volume control that can be set to the Mall Managers specified level. The backs of Emergency Exit signage/lights (over the entry doors) shall not be visible from the exterior. Storefront security systems, if used, shall be unobtrusively incorporated into the Tenant s Design Control Zone. Storefront security system design and installation details shall be included in the Tenant storefront design and drawings submitted to the Landlord for approval prior to installation. Security grilles or gates behind storefront show windows or entrance doors are strictly prohibited. All walls within the Design Control Zone shall be provided with high quality finish material plain painted surfaces are not permitted. Materials such as stone, tile, wood panels, the use of trim and other decorated treatments shall be utilized. Slat wall and grid wall are not permitted. 58

59 STOREFRONT DESIGN CRITERIA All plants shall be shown on Tenants drawings, and identified by species as well as whether living or artificial. Plants on storefronts shall have photographs submitted as part of Tenant s drawing submission to Landlord for approval. Depressed or slab-level plantings are prohibited. All plants installed by Tenant shall be properly maintained by Tenant at Tenant s expense. (Self-watering pots with a bladder system shall be used to ensure no leakage onto the hardscape). Store Display and Merchandising Within the Design Control Zone, the side walls and show windows shall be dedicated for use as a high-quality show window display. A creative display is required standard merchandise racks, and wall finishing materials such as slat wall and prepackaged wall-mounted grid systems are prohibited. Distinctive, high-quality and appropriate display techniques which best showcase the Tenant s merchandise must be used. At the storefront entry, display fixtures and merchandise must be placed at least 3-0 behind the Tenant s entry door/ closure line. Merchandise rack and display features must not block customer traffic flow in and out of the store. Television monitors proposed to be installed at the storefront or within the Design Control Zone require specific approval by the Landlord, and will be reviewed on a case by case basis. If approved, monitors shall be incorporated into the overall storefront design and are to be encased within attractive display fixtures to conceal all surfaces except for the screen surface. They must be mounted a minimum of 3-0 behind the storefront glass and must incorporate slow fade type graphics with no sound, animation is not permitted. Maximum screen size is 42 measured diagonally. All cables and wiring must be concealed from view. Show Window Safety Logos Repetitive safety symbols (graphically designed) or lettering may be applied to the inside face of storefront glazing as approved by Landlord for identifying transparent surfaces for customer safety purposes. Emblems, logos, and lettering must not exceed 3 in height and the font shall be Circular Pro, black vinyl, maximum letter is not to exceed 3 in height. Tenant shall ensure the signage complies with current codes and regulations. Exterior Service Door Tenant shall provide signage at the exterior side of the service entrance. Font shall be Circular Pro, black vinyl, maximum letter is not to exceed 2 in height. The length of the sign shall be proportionate to the sign height limit. Tenant shall ensure the signage complies with current codes and regulations. 59

60 STOREFRONT SIGNS, AWNINGS AND CANOPIES *Fabric awnings are not permitted 60

61 SIGNAGE CRITERIA General Sign Criteria In additional to the criteria herein, Tenant signage shall comply to the current version of the City of Palo Alto s Municipal Code and the City of Palo Alto s Design Guidelines. All signage shall be of the highest quality design and construction. Tenant signage shall be designed to be proportionate in scale to the elevation to which it is affixed. The signage shall be designed to complement the storefront design and general building design. A maximum of four (4) signs are permitted. One (1) Primary Sign and Blade (or Banner) Sign are required and shall be located on the main façade. One secondary sign mounted to a side wall and an optional canopy sign mounted to a canopy are permitted where applicable. Absent of a side wall (non-corner Tenants); the Tenant is permitted three (3) signs. Absent a of a sidewall and canopy/awning, Tenants are permitted only two (2) signs. Sandwich boards, or other A-Frame type signage, is not permitted. Tenant Signage is prohibited in the Common Areas. The wording of the sign is limited to the tenant s trade name (DBA) and logo. Tag lines (regardless of DBA) and signs advertising products, services, vendors or containing marketing phrases are strictly prohibited. The maximum height of any capital letter in a Primary Sign shall not exceed 24. The maximum height of any capital letter in a Secondary Sign shall not exceed 18. Stacked signs shall not exceed 36 in height. No sign shall be located any closer than 24 from a demising wall or corner of a building. All attachments, labels, fasteners, mounting brackets, wiring, clips, transformers, disconnects, lamps and other mechanisms required to support the signage must be concealed from view and be weather resistant. Sign illumination must be connected to a 7-day / 24 hour time clock to be set to the hours specified by Mall Management. 61

62 SIGNAGE CRITERIA Generic Storefront with blade sign Allowable Signage Example - with blade sign 62

63 SIGNAGE CRITERIA Generic Storefront with banner sign Allowable Signage Example - with banner sign 63

64 SIGNAGE CRITERIA Acceptable Primary Storefront Sign Types (required): Dimensional wood, metal, glass, or other material with a permanent appearance, internally illuminate only. Flood lights are prohibited. Reverse channel letter with halo illumination, opaque letter-sides and faces and non-reflective background. Internally illuminated individual channel letters with acrylic faces. Signs that are incised, cast into or carved out of an opaque material, indirectly illuminated. Sculptural iconographic elements contextual to the storefront design, internally illuminated. Unacceptable Primary Storefront Sign Types: Box or cabinet type signs. Signs employing audible equipment, and/or moving, flashing, or blinking lights Signs employing exposed raceways, ballast boxes, or transformers Luminous vacuum-formed type plastic letter signs Exposed neon Cloth, paper, cardboard signs or signs of other temporary or non-durable materials Signs using highly reflective finish materials (i.e. polished brass, chrome, etc.) Blade Signs Tenants can elect to use a variety of media for their signs; however, blade signs are required to meet the following criteria: Sign panels can be a maximum of 3 thick and constructed of wood, metal, glass or other solid surface material. Plastics are not permitted. Sign panel shall be supported by a bracket attached to the Tenant s storefront with a complimentary design, color and finish. At no time may the blade sign panel be attached to the Landlord s neutral pier or building facade. Perimeter of the sign should fall within a 24 (h) x 15 (w) envelope. Tenant shall determine a creative sign shape. Minimum clearance height to sidewalk is 9-0 above the sidewalk plane. Maximum projection beyond storefront shall not exceed 24, including the support bracket. Wording of the blade sign is limited to the Tenant s trade name (DBA) and logo. Tenant s customary signature or logo, hallmark, insignia, or other trade identification will be respected and reviewed on a case by case basis for use as the blade sign design. The graphic element of the sign may be paint, enamel, appliqué, dimensional graphic/lettering or may be pushed out of the panel material for a three-dimensional appearance (routed or incised is also approved). Blade signs, may be illuminated by concealed methods only. 64

65 SIGNAGE CRITERIA Building Mounted Banners and Projected Signs (optional in lieu of Blade Sign) This type of sign is vertically oriented and is mounted high and perpendicular to the building and may or may not be illuminated. Maximum width or projection shall be 24 from the face of the Tenant storefront and the height cannot exceed 60. Bottom of banner must be 9-0 clear ground plane. Signage of this type, if permitted, is usually restricted in number and location. Canopy Signs (optional) Canopies are defined as heavy-framed protective and/or decorative structures over entrances. Tenant may elect to use the canopy sign as their primary storefront sign. The sign shall conform to the Acceptable Primary Sign Types as indicated above. The canopy sign may be illuminated internally only. The maximum height of any capital letter of a canopy sign shall not exceed 9 in height. Traditional fabric awnings are not permitted, however, taught contemporary awnings shall be allowed only with prior Landlord approval. Show Window Graphics (optional) Vinyl lettering and/or logos may be applied to the face of storefront glazing, provided that the sign communicates the Tenant Trade Name only. Advertising panels, banners or signs with opaque backdrops are prohibited. Permitted examples of window graphics. Prohibited examples of window graphics. 65

66 SIGNAGE CRITERIA Signage Approval Process Landlord s approval of Tenant s storefront signage shall be based on the size and style of the sign and lettering, the location of the sign within the storefront, and the cohesive integration of the sign into the overall storefront design. Approval of the Tenant s preliminary design or Working Drawings by the Landlord shall not constitute review and approval of the Tenant s signage. Tenant shall submit one (1) set of the Tenant s sign shop drawings for review and approval by Landlord. Fabrication or installation of the Tenant s signage shall not commence before the Landlord s approval of the sign shop drawings. Building permits are required for all illuminated signs and the Tenant shall be responsible to obtain any and all permits as may be required by the local jurisdiction. Sign Shop Drawings Sign shop drawings must be submitted by the Tenant, for the Landlord review and approval, prior to fabrication and installation of the sign. These shop drawings provide complete information for the Landlord to understand the signage design and appearance. Sign Shop Drawings shall: Provide a store elevation, dimensioning each sign location Provide a section(s) through the sign relative to the lease line Identify the materials, color scheme, fabrication techniques, illumination and mounting systems, and the access for repairs and/or re-lamping (photographs of similar signs should be submitted if available) Banner sign or blade sign shop drawings shall include, in addition to above, colored elevation of sign indicating the dimensions of all graphics and elements, including sign height, length, and depth. Minimum scale should be 1 =

67 SIGNAGE CRITERIA EXAMPLES This sign may be Primary or Secondary and as such, shall be limited to per the Sign Criteria Good example of Primary Signage and Canopy Sign Examples of unique yet Primary Signage This type of Supergraphic shall serve as the Tenants Primary Sign Advertising graphics must be set back from glazing a minimum of

68 Portico Way - Redevelopment on the left. 68

69 INTERIOR DESIGN CRITERIA Tenant Service Door Unless existing, Tenant shall be responsible to install, finish, and maintain in good repair, a service door. The door shall be fully recessed in a alcove, which shall be fire rated and finished to match Mall standards and adjacent fire ratings and finishes. When the service door is to be installed in a CMU wall, the opening shall have a steel angle lintel header and metal corner guards at the jambs. The existing exterior door location shall not be altered by Tenant without prior written approval from the Landlord. The Landlord has established standard service door signage for each Tenant service door. No additional signage shall be permitted unless approved by Landlord. Tenants with exterior service doors may require an exterior light, awning and sign plaque as specified by Landlord. Refer to the Tenant Bulletin for light fixture specifications. Tenant Interior Wall Construction Typical interior wall construction is to be composed of non-combustible metal stud framing sized per structural recommendations, with 5/8 type x gypsum board, taped, spackled, sanded, and finished. Metal stud framing shall extend up to the structure above as required so the wall is adequately braced and supported. Any penetrations through the perimeter or through demising walls shall be fire-sealed per UL rating requirements. Any rated wall construction must comply with a tested/listed assembly authority, i.e. UL (Underwriters Laboratories), GA (Gypsum Association), Chapter 7 of the California Building Code, or the equivalent rated assembly design(s). Do not attach directly to Landlord s roof deck (refer to Structural Requirements ). Prohibited Wall Construction: Concrete masonry unit or other masonry partitions, except at existing masonry demising or exterior partitions to infill and match the base building construction. Wood stud construction Modifications to the exterior walls of the building shell, without Landlord s prior written approval. If required by code, Tenant shall install a 2-hour fire rated finish for all common duct shafts and walls adjacent to exit or service corridors. 69

70 INTERIOR DESIGN CRITERIA If Tenant s sound transition level though demising walls does not meet a minimum rating of STC 50 or greater, Tenant shall, at Tenant s expense, install sound attenuation and/or resilient furring as required to comply. Tenant shall be responsible for maintaining the code-required fire rating at all demising wall penetrations (ductwork, piping, conduit etc.). This work shall include the installation of fire stops and fire-rated penetration seals as required by code. Wall Finishes and Store Fixtures Interior wall finishes shall be high quality, long lasting, and durable. Finishes shall comply with all applicable building code and Insurance Underwriter requirements for appropriate fire resistance and flame spread ratings and is subject to Landlord approval. Sales area wall merchandise display system criteria: Wall standards within 20-0 of the storefront are to be recessed flush with the wall finish material. Wall standards installed in any demising wall may not compromise the fire rating of the demising wall. All slat wall used in the Sales Area must be provided with slot liners which are finished to be compatible with the finish of the slats. All trade fixtures shall be first-class new fixtures with durable finishes consistent with anticipated use. All finished wood shall be millwork quality kiln dried with a durable protective finish where exposed to public contact. Asbestos containing materials, fiberglass, formaldehydes or any other known hazardous materials are prohibited. Prohibited Wall Finishes: Plywood Paneling Reflective wallpaper or tambour Pegboard NOTE: the use of slat-wall, grid-wall, pegboard, artificial finishes, faux products, or synthetic stone, brick, wood, etc. will be closely reviewed for extent, finish, and visual impact with respect to quality of appearance. 70

71 INTERIOR DESIGN CRITERIA Floor Finishes All transitions between floor finishes of unequal thickness shall be accomplished by a gradual transition with floor leveling compound to create a smooth and level walking surface. Tripping hazards such as carpet trim strips and reducer trim strips are not permitted. Carpeting, if used in sales areas, shall be of the highest quality. Commercial grade high-quality cut pile or loop/cut pile combination is required. The reuse of any existing floor finish is strictly prohibited. Prohibited Floor Finishes: Single-color, low-profile, all-loop carpeting in the Sales Area. Vinyl tile or any other sheet goods flooring (such as rubber flooring) in the Sales Area. Simulated materials, such as simulated wood of any kind. Slick or slippery finishes that may lead to falling. Painted, stained, or exposed concrete (unless otherwise expressly approved by Landlord in Tenant s lease). No rubber/vinyl wall base allowed in Sales Area. Tenant Display Fixtures, Rack/Shelving/Storage Unit Requirements Tenant display fixtures in the retail space and rack/storage units in the stockroom shall be designed to provide adequate clearance for the automatic (fire) sprinkler system. No displays or storage should exceed 12 ft. and ceilings must be installed to provide at least 18 in. of clearance between the top of the storage and sprinkler deflectors. Tenant displays or storage higher than 12 ft. are classified as high piled storage, which requires high hazard automatic (fire) sprinkler protection designed per FM Global Loss Prevention Data Sheet 8-9 and NFPA-13-Chapter 12 for the storage of Group A Plastic commodities. High piled storage also requires at least 36 in. of clearance between the top of storage and sprinkler deflectors. Additionally, any storage over 5-9 must include seismic bracing for Building Code compliance. Tenant mobile (compact) storage systems should be constructed of wire mesh shelves. However, if constructed with solid (steel, wood), the units shall be equipped with 3 in. spacers to provide flue spaces at 4 ft. to 5 ft. maximum intervals. Tenant s Architect/General Contractor must provide the following information to the Sprinkler Contractor regarding stock/storage area: Type of storage units (Details of storage unit) Type of shelving (wire mesh, solid, steel, wood, etc.) Type of commodities (plastic, aerosols, clothing, etc.) Elevation of highest shelf 71

72 INTERIOR DESIGN CRITERIA A review by the City of Palo Alto is required for the stock/storage areas sprinkler systems coverage when adding to or modify any storage area. Waterproofing Membrane If the Premises concrete slab is not on grade, Tenant shall install a waterproofing barrier membrane, in accordance with Landlords specifications, in all areas that may be exposed to fluids or liquids including, but not limited to, restrooms, food preparation and service areas, laundry and dry cleaning areas, and photo processing areas. Said membrane shall extend 6 up all adjacent walls. All drains shall be accessible and have cleanouts. The Tenant shall sleeve, fire-stop, flash and caulk all penetrations so as to provide an adequate seal of equal fire resistive rating protection when applicable. Refer to the required water-proofing specifications included as part of the Tenant Information Package. Each Tenant space wet area shall be required to undergo an on-site, four-hour flood test to be performed by the Tenant contractor while witnessed and documented by Landlord personnel. If Tenant currently occupies any portion of the Premises, or, if any portion of the Premises was previously occupied by a former Tenant, Tenant shall remove all previous floor penetrations not intended to be re-used (and patch & repair the floor to original condition) and reseal all remaining floor penetrations to be re-used utilizing Landlord s waterproofing specifications. Interior Ceiling Criteria Ceiling surfaces within the Design Control Zone shall be gypsum board, wood, or other type of hard surface material. The ceiling shall be a minimum height at 10-0 in the sales area and minimum height of the storefront opening in Landlord s building within the Design Control Zone subject to structural limitations. Interior ceilings shall be painted gypsum board. Tenants are encouraged to consider other types of ceiling treatments or finishes that may be in keeping with their overall design concept. Ceiling support systems shall attach to structural members only, are not permitted to be attached to Landlord s roof or floor decking, bridging or wind bracing, and shall comply with Seismic Zone bracing requirements. Hard surface ceilings shall have individual access panels to allow access to Landlord s and Tenant s systems. All ceilings and associated framing, furring, and blocking shall be non-combustible UL approved materials. Absolutely no wood of any kind shall be used above any ceiling or soffit, including fire retardant treated wood blocking. 72

73 INTERIOR DESIGN CRITERIA Ceiling heights within the Premises may be restricted depending upon field conditions. Tenants are encouraged to use a variety of ceiling heights throughout their space. All ceiling construction is to be properly supported to structural members only (refer to Structural Requirements ). Soffits are to be supported solely by a wire suspension system and must be properly braced to the structure (refer to Structural Requirements ). GENERAL CONSTRUCTION & STRUCTURAL REQUIREMENTS Supplemental Structural Framing Supplemental structural support framing shall be designed by a licensed structural engineer employed by Tenant to adequately support the Tenant s suspended equipment within the Premises. The Landlord may require that engineering analysis, review or design be performed by Landlord s engineer at Tenant s expense. Structural Alterations No alterations, additions, reinforcements, or modifications to Landlord s structure to accommodate Tenant s work shall be performed, without obtaining Landlord s prior written approval. The Landlord may require that approved structural or mechanical/electrical modifications be performed by the Landlord s contractor and/or engineer under contract to Tenant at Tenant s expense. Mezzanine Structures (if approved by Landlord in Tenant s lease) Mezzanine structures within any Tenant space shall require review and approval in writing by the Landlord s structural engineer at the Tenant s expense. All mezzanines shall be designed to be self-supporting and meet all applicable design standards, requirements and codes. Concrete Floor Slab All concrete work by Tenant for slab on grade or structural slab shall comply with the more stringent of Landlord s project standards, the American Concrete Institute s standards for installation, performance, finishing, and ASTM specifications and requirements. 73

74 INTERIOR DESIGN CRITERIA General Structural Conditions Structural loading diagrams have been provided by the Landlord's structural engineer and are included in the Landlord s Base Building drawings. The base building design accommodates for a maximum allowable live load of 100psf and maximum allowable superimposed dead loads of 40psf and 25psf for the ground floor and 2nd floor, respectively. Superimposed dead loads include "fixed" items added by the tenant (i.e. finishes, casework, fixtures, equipment, etc.). Live loading includes the building contents (furniture, filing cabinets, etc.), occupant loading, and partitions (both fixed and movable). All storefront construction shall be floor supported only with an appropriate structural system. No vertical load shall be suspended from Landlord s storefront bulkhead system. Welding to the base building structure is not permitted. Tenant shall not drill, screw, weld, or shoot into Landlord s structure or structural members. All attachments shall be with beam clamps, clips, wire, or bolts with washers. Do not attach any construction directly to Landlord s roof deck. Joists, beams, trusses, and girders may be used for lateral bracing and spanning support. Do not support any construction from Landlord s cross-bracing or bridging. Roof All roof work, penetration, flashing and repair shall be performed by Landlord s roofer at Tenant s expense. Demising Walls Demising walls shall conform to all local codes, ordinances and UL design requirements. 74

75 75

76 HVAC REDEVELOPMENT 1 STORY BUILDINGS AA & CC Equipment Tenant shall furnish and install roof top unit(s) sized per total load calculations, heating shall be electric. All roofing by Landlord's authorized roofing contractor at Tenant's expense. Rooftop unit(s) must be located in structural designed locations. Air distribution within leased space is the Tenant's responsibility. Rooftop unit(s) shall be constant volume, variable temperature, self-contained, and air-cooled type with air-side economizers where required by ASHRAE, Title 24, and the Authorities Having Jurisdiction. Roof top unit(s) shall be supported on full perimeter curbs. If wood curbs are utilized, they are not permitted to be exposed and must be roofed-in. Condensate Drain Condensate line to drain within Tenant space, if permitted by local Code, through separate roof penetration using pipe portal. All condensate piping shall be copper and insulated below roof line. Power connection, ductwork to RTU to be within the perimeter of the roof curb. In space Supply Air Design for constant volume, low velocity pressure. In space Return Air Open plenum for non-odor producing Tenants. Ducted return is subject to Landlord s approval. Odor, Thermal & Process Equipment Exhaust Odor producers (pets, hairstyling, manicures) must maintain a minimum of 20% negative air pressure between their space and the mall exterior. Air scrubber may be required to mitigate odors. Restaurant Tenants Tenant exhaust operation must maintain a negative air balance to the kitchen from the dining area. Grease Exhaust» Food service Tenants shall provide a Grease Exhaust and Make Up Air system.» Tenants are required to provide CaptiveAir Captrate Combo Filters or Greenheck Grease Grabber Filter to prevent a majority of the grease/smoke/odor laden particulate matter from entering the atmosphere.» Protect roof with Grease Guard containment system. Outside/Relief Air All Tenants with roof access are thru roof by Tenant. Toilet Exhaust By Tenant including fan, ductwork and roof cap. Temperature Controls Tenant supplied controls (stand alone). Test & Balance Refer to General Criteria Drawing. See Criteria Sheet MEP-1 for further information. 76

77 PLUMBING REDEVELOPMENT 1 STORY BUILDINGS AA & CC Domestic Water» (1 ¼ - 2 ) CW connection point with shut off valve in Tenant space. Meter is required by large consuming tenants and restaurants, or where required by Codes.» (1 ¼ - 2 ) RCW (Reclaimed water) connection point in the tenant space (the line will be color coded) to be used for flushing toilets, urinals and any other Code allowed applications. Waste 4 wye connection. (4 for Restaurants also). Grease waste» Landlord has provided (1) 4 underground GW line to serve one food tenant in each building. Landlord approval is required for all Tenant GW connections.» Other grease producing Tenants are responsible to provide their own grease waste system per local Code requirements. Vent If tap is not provided, then vent through roof, roofing by Landlord s contractor at the Tenant s expense. Restaurant Tenants Per 2013 CalGreen A : Food use tenants 8,000 SF or greater and with service water heaters rated 75,000 Btu/h or greater shall install a solar water-heating system; With two exceptions: 1) installing a gas-fired water heater with a minimum of 95% thermal efficiency, or; 2) Building where greater than 75% of total roof area has annual solar access that is less than 70%. Natural Gas» Landlord redistributed Natural gas is available for food Tenants only per Landlord and utility company availability. Tenant shall be responsible for piping downstream from the Landlord's point of termination in accordance with routing provided by Landlord's engineer. The volume and pressure of the gas delivered may be limited by the local utility. Tenant shall provide and install Landlord's specified check meter.» Food use tenants of a specific size shall have the option of installing a gas-fired water heater with a minimum of 95% thermal efficiency in lieu of solar panels. Toilet Rooms Per Code. See Criteria Sheet MEP-1 for further information. 77

78 ELECTRICAL REDEVELOPMENT 1 STORY BUILDINGS AA & CC Voltage Maximum design capacity of Tenant s electrical system is 277/480 volt, 3-phase, 4-wire. Tenant will provide their own dry-type transformer to provide 120/208 volt, three phase, three wire for their own use as required. Power» Tenant shall connect to the Landlords electrical distribution system through Landlord provided conduit and pull string. Tenant is a direct customer of the utility company, and Tenant is responsible to pay all fees and purchase electrical meter.» Tenants shall have the right to install solar panels in specially designated areas of the roof (California Energy Code). Capacity Per available capacity from Mall Telephone Use existing conduit or Tenant to provide. Lighting Control Tenant shall provide 24/7 time-clock control for storefront signage, storefront lighting, and storefront receptacles. Tenant must comply with Title 24 requirements (dimming, etc.). See Criteria Sheet MEP-1 for further information. 78

79 FIRE PROTECTION REDEVELOPMENT 1 STORY BUILDINGS AA & CC Fire Protection Landlord shall provide a 6 bulk main stubs for fire water. New sprinkler system installation is required per local Codes and Landlord s insurance requirements. Tenant shall directly employ the Landlord designated contractor. Valve for Tenant Switch Not permitted Fire alarm Tenant is required to tie in to the mall s fire alarm system through the Landlord provided conduit to the back of house area and shall utilize a Landlord approved contractor, at the Tenant s expense. See Criteria Sheet MEP-1 for further information. 79

80 HVAC REDEVELOPMENT 2 STORY BUILDINGS BB & DD FIRST STORY ONLY 2 ND LEVEL OFFICE SPACE IS NOT INCLUDED IN THIS CRITERIA SCOPE. Equipment Packaged Split system units shall be provided and installed by the Tenant to condition the leased space. Equipment shall be sized based on Tenant s HVAC space load calculations (individual unit size must be limited to 4 Tons when outside air minimum Code is provided by ASHRAE and Title24). All condensing units to be located in structurally approved locations in conjunction with Landlord s roof plan. Tenant shall provide a condensate drain trap at the AHU drain connection above the ceiling. Tenant shall terminate to an approved waste system within the tenant space. All condensate piping shall be copper and insulated below roof line. DX Pipe Routing utilize Landlord designated base building chases to route DX piping through the roof. In space Supply Air Design for constant volume, low velocity pressure. In space Return Air Open plenum for non-odor producing Tenants. Ducted return is subject to Landlord s approval. Odor, Thermal & Process Equipment Exhaust Odor producers (pets, hairstyling, manicures) must maintain a minimum of 20% negative air pressure between their space and the mall. Air scrubber may be required to mitigate odors. Restaurant Tenants Tenant exhaust operation must maintain a negative air balance to the kitchen from the dining area. Grease Exhaust» Food service Tenants shall provide a Grease Exhaust and Make Up Air system.» Tenants are required to provide CaptiveAir Captrate Combo Filters or Greenheck Grease Grabber Filter to prevent a majority of the grease/smoke/odor laden particulate matter from entering the atmosphere.» Protect roof with Grease Guard containment system. Outside Air Lower level to connect to Landlord provided Code minimum outside air ducts with motorized damper. All Tenants with roof access are thru roof by Tenant. Relief Air: Building BB Landlord provided combination relief air and toilet exhaust of equal CFM capacity to the outside air capacity; Building DD - provided by Tenant. Toilet Exhaust Lower Level Tenants without roof access shall connect to the Landlord provided combined Relief and Exhaust duct. Temperature Controls Tenant supplied controls (stand alone) Test & Balance Refer to General Criteria Drawing. See Criteria Sheet MEP-1 for further information. 80

81 PLUMBING REDEVELOPMENT 2 STORY BUILDINGS BB & DD FIRST STORY ONLY 2 ND LEVEL OFFICE SPACE IS NOT INCLUDED IN THIS CRITERIA SCOPE Domestic Water» (1 ¼ - 2 ) CW connection point with shut off valve in Tenant space. Meter is required by large consuming tenants and restaurants, or where required by Codes. Building BB tenants are required to install water meter per local Code (refer to Title 24: building area is more than 50,000 sq.ft.).» (1 ¼ - 2 ) RCW (Reclaimed water) connection point in the tenant space (the line will be color coded) to be used for flushing toilets, urinals plus, any other Code allowed applications. Waste 4 wye connection. (4 for Restaurants also). Grease waste» Building BB: Landlord has provided (3) 4 GW lines to serve 3 food tenants.» Building DD: provided with only one GW line. L.L. approval is required for all tenant GW connections.» Other grease producing tenants are responsible to provide their own grease waste system per local Code requirements. Vent If tap is not provided, then vent through roof, roofing by Landlord s contractor at Tenant s expense. Restaurant Tenants Per 2013 CalGreen A : Food use tenants 8,000 SF or greater and with service water heaters rated 75,000 Btu/h or greater shall install a solar water-heating system; With two exceptions: 1) installing a gas-fired water heater with a minimum of 95% thermal efficiency, or: 2) Building where greater than 75% of total roof area has annual solar access that is less than 70%. Natural Gas» Landlord redistributed Natural gas is available for food tenants only per Landlord and utility company availability. Tenant shall be responsible for piping downstream from the Landlord's point of termination in accordance with routing provided by Landlord's engineer. The volume and pressure of the gas delivered may be limited by the local utility. Tenant shall provide and install Landlord's specified check meter.» Food use tenants of a specific size shall have the option of installing a gas-fired water heater with a minimum of 95% thermal efficiency in lieu of solar panels. Toilet Rooms Per Code. See Criteria Sheet MEP-1 for further information 81

82 ELECTRICAL REDEVELOPMENT 2 STORY BUILDINGS BB & DD FIRST STORY ONLY 2 ND LEVEL OFFICE SPACE IS NOT INCLUDED IN THIS CRITERIA SCOPE Voltage Maximum design capacity of Tenant s electrical system is 277/480 volt, 3-phase, 4-wire. Tenant will provide their own dry-type transformer to provide 120/208 volt, three phase, three wire for their own use as required. Power» Tenant shall connect to the Landlords electrical distribution system through Landlord provided conduit and pull string. Tenant is a direct customer of the utility company, Tenant is responsible to pay all fees and purchase electrical meter.» Tenants shall have the right to install solar panels in specially designated areas of the roof (California Energy Code). Capacity Per available capacity from Mall Telephone Use existing conduit or Tenant to provide. Lighting Control Tenant shall provide 24/7 time-clock control for storefront signage, storefront lighting, and storefront receptacles. Tenant must comply with Title 24 requirements (dimming, etc.). See Criteria Sheet MEP-1 for further information. 82

83 FIRE PROTECTION REDEVELOPMENT 2 STORY BUILDINGS BB & DD FIRST STORY ONLY 2 ND LEVEL OFFICE SPACE IS NOT INCLUDED IN THIS CRITERIA SCOPE Fire Protection Landlord shall provide a 6 bulk main stubs for fire water. New sprinkler system installation is required per local Codes and Landlord s insurance requirements. Tenant shall directly employ the Landlord designated contractor. Valve for Tenant Switch Not permitted. Fire alarm Tenant is required to tie in to the mall s fire alarm system through the Landlord provided conduit to the back of house area and shall utilize a Landlord approved contractor, at the Tenant s expense, See Criteria Sheet MEP-1 for further information. 83

84 MEP CALCULATION FORMS Tenant s Engineer shall use their own form for HVAC Load Calculations: Appliance Heat Gain Electrical Load Summary Kitchen Exhaust Fan Specifications Kitchen Make-up Air Unit Specification RTU/Split System Specification Maintenance 84