Natick Mall Tenant Criteria Manual

Transcription

1 Natick Mall Tenant Criteria Manual

2 Contents Forward... 5 Site Plan... 6 Introduction The Site... 7 Arriving at the Retail Center... 8 Entry Level... 8 Upper Level... 9 Avenue and Courts...10 Details, Amenities, Way finding and Finishes...10 General Retail Design Criteria Purpose Landlord Review General Requirements...12 Definitions...13 Storefront Criteria Storefront Design Criteria Introduction...14 Entry and Door Criteria...15 Acceptable Storefronts...16 Unacceptable Storefronts...17 Storefront Materials...18 Acceptable Materials...18 Unacceptable Materials...18 Storefront Examples Interiors Control Zone Criteria...26 Floors...26 Ceilings...26 Signage Storefront Signage Design Criteria...27 Signage Requirements...28 Acceptable sign types...28 Unacceptable sign types...28 Blade Signs...29 Key Plans where permitted Beyer Blinder Belle Architects & Planners LLP 1

3 Store Interior Design Criteria Retail Zone Diagram...30 Work Zone...31 Demising Wall, Columns & Partitions...31 Acceptable Interior Materials...31 Unacceptable Interior Materials...31 Acoustical Criteria...32 Flooring...33 Ceilings...33 Lighting/Display and Sales Area...34 Security...34 Counters & Equipment...34 Food Court Introduction...35 Food Court In-Line Tenants Control Zone...36 Acceptable Food Court Images...38 Unacceptable Food Court Images...39 Display Zone Countertops Counter faces Ceiling...43 Lighting...43 Wall Construction...44 Wall Finishes...44 Floors...44 Required Material Specifications...45 Stainless Steel Doors...45 Waterproof Flooring...45 Cement Board...45 Tile...45 Countertops...45 Materials Palette In-Line Tenant Signage & Menu Boards...48 Signage Introduction...48 Signage Details...49 Menu Boards...50 Acceptable Menu Boards...51 Unacceptable Menu Boards...51 Architectural Details Typical In-Line Tenant Plan (center door)...52 Typical In-Line Tenant Plan (side door)...53 Typical In-Line Tenant Front Elevation...54 Typical In-Line Tenant Rear Elevation...55 Typical In-Line Tenant Side Demising Wall.56 Typical In-Line Tenant Side Neutral Pier...57 Typical Countertop Elevation Detail...58 Typical Countertop Plan Details...59 Typical Countertop Section Detail...60 Food Court Kiosks Introduction...62 Countertops / Counterfaces Floors...63 Lighting...64 Electrical...64 Mechanical/Plumbing...64 Kiosk Signage & Menu Boards Signage Introduction...65 Signage Details...65 Menu Boards...67 Architectural Details Typical Back-to-Back Kiosk Plan...68 Kiosk Front Elevation...69 Kiosk Rear Elevation...70 Kiosk Side Elevation...71 Typical Demising Wall Cap...72 Tenant Submittal Requirements & Procedures Introduction...73 Preliminary Submittal...74 Final Submittal...75 Signage Submittal...75 Changes after Final Approval

4 View of Shopping Arcade 3

5 4 Section Through Shopping Arcade

6 Foreword Purpose The purpose of this document, the Natick Mall Tenant Criteria Manual (NMTC), is to delineate design parameters and quality standards within the Control Zone of the Tenants leased space. The goal is to permit the Tenant maximum individual expression, while encouraging improvements which enhance the attractive and exciting retail environment of Natick Mall. The General Design Criteria for Tenant improvements refers to such elements as: finishes, signage, lighting, acoustics, security, etc. on a project-wide basis. Criteria that are specific to particular locations within the mall are noted, and apply in addition to those contained in the General Criteria. The NMTC is incorporated into, and part of, the lease. Therefore it is a legally binding document. Each Tenant shall familiarize themselves with the document before a formal design conference with the Landlord is held, at which time the Tenant s questions will be discussed. The NMTC must be used in conjunction with the Natick Mall Tenant Technical Manual. The renderings, drawings, and floor plans contained in the NMTC approximate the plans and conditions and are not intended for actual construction. They are included here for illustrative purposes as an aid to Tenant compliance with the NMTC. Landlord s actual configuration and design within Natick Mall as constructed, however, may vary in certain aspects from such renderings, drawings, and floor plans. In case of deviations between these Criteria and other documents, the lease shall take precedence. The Landlord, however, does not guarantee the accuracy of the Lease Outline Drawings and all Tenants are required to field verify all as-built conditions. The Landlord reserves the right to disapprove any store or signage design that does not comply with the standards established by the criteria in this booklet. Tenants are encouraged to discuss specific thoughts or questions regarding this criteria with the Tenant Coordinator before beginning any design work. 5

7 Site Plan Site Plan w/ Expansion Area T.B.D. SEARS Expansion Existing Mall 6

8 Introduction Massachusetts Turnpike Route 126 Route 30 To Downtown Boston Natick Mall, one of greater Boston s premier shopping centers, is embarking on a major expansion to include Massachusetts first-ever Nordstrom department store, Neiman Marcus, luxury boutiques, specialty stores, and four sit-down restaurants. In addition, two luxury condominium complexes will complement this development and position Natick Mall as New England s premier shopping and entertainment destination. Nationally recognized architects and interior designers are transforming both the existing mall and the expansion into an elegant, lively destination to shop, live, dine and enjoy leisure time. Interior finishes will feature more natural light and shopper comforts that will appeal to this sophisticated market. New entrances and a softened streetscape will welcome shoppers to the center. Surrounding the development, frontage landscaping will flourish, and a public walkway and bicycle path will create an appealing oasis for its residential owners. More than just a great shopping center, Natick Mall will be a multi-use environment. Route 9 Natick To Downtown Boston The Existing Mall The existing two-level Natick Mall connects four anchor stores, 180 specialty shops and restaurants, and a second level Food Court. Four site entries provide automobile access: Route 9 from the south, Flutie Pass from the west and north, and Speen Street from the east. These vehicular entries equally distribute traffic to one large and one small surface parking area and two parking decks. Speen Street Town of Framingham Town of Natick Illuminated clerestories running the length of the building provide customers with a strong visual image while driving along Route 9. Specially selected landscaping is used throughout the parking area and around the building perimeter to reinforce the overall design concept. 7

9 Introduction Arriving at the Retail Center The arrangement of entries creates a cross flow of shoppers from the various access points. Mall entrances at both levels are accessed directly from upper and grade level parking areas. The public space can also be entered through the major department stores at both levels. Entry Level Shoppers enter the mall through gracious Entry Corridors which are located at the center and ends of the mall. The shopping arcade, with its flood of natural light, invites the shopper to continue deeper into the mall. The gentle curving nature of the roof structure is reflected in the meandering space that connects the center s public areas to the department stores. Shifts in the walkway create pleasant nodes where landscaping, soft seating, and smaller merchandising zones are located. Three department stores are located along this grand avenue and one is centrally located at a cross axis. Four pairs of escalators provide equally spaced vertical access. One large elevator, conveniently located, also carries the shopper between levels. First Floor Plan TBD 8

10 Introduction Upper Level The upper level, meandering under the spectacular S-curved roof, is frequently connected by elegantly articulated bridges that enable shoppers to cross from one side of the arcade to the other. Open and expansive views across the mall and to the lower level enable the shopper to easily locate desired destinations. The Food Court s upper level location provides a bright, colorful, and airy sky-lighted space for mall shoppers. TBD Second Floor Plan 9

11 Introduction Avenues & Courts The dramatic S-shaped roof over the public spaces gives a changing scale to the long two level shopping arcade. A quarter round continuous skylight floods the walkways with natural light during the daytime creating a bright, exciting environment. The avenue takes on a completely different character in the evening hours when the opaque, curving roof is gently illuminated with a soft glowing effect. A bright, cloud-like ceiling over the transition courts shapes a convenient area for soft seating, landscaping, and other mall amenities. Details, Amenities, Way-finding & Finishes Shoppers amenities and clear way-finding, carefully considered in the design of the center, are conveniently located throughout. There is a well-equipped Guest Services center where shopper assistance, strollers, and wheelchairs are available. Restroom facilities are located on both levels while varied types of seating are generously placed throughout the public area. Elegant materials and patterns throughout the center lend a graceful feel to the space. Warm wood, rich stones, tile, and glass are under foot and at hand. Complimentary lighting overhead highlights and animates the shopping experience. Wood Accents Food Court Wall Tiles Stainless Steel Accents Porcelain Floor Tile Porcelain Tile Border 10

12 General Retail Design Criteria Purpose The General Storefront Criteria sets forth the guidelines for storefront design for all Tenant shops other than those in the Food Court which are addressed elsewhere in this manual. The tenant must develop a total store design concept that coordinates storefront signage, interior design, lighting and visual display. Tenants are encouraged to build this total design concept around unique aspects or themes of their business operation or product. The customer experience must be enhanced by a oneof-a-kind environment, showcasing superior merchandising skills and excellence in customer service. Landlord Review Tenants should understand that it may be necessary to review a storefront in context with neighboring storefronts and make judgments that will benefit the entire mall. Within this framework, a level of quality can be achieved which will reinforce the image of each Tenant as well as Natick Mall as a whole. Those tenants who have nationally recognizable storefront designs and identities may be required to modify their designs to fit into the overall context. All Tenant documents shall be produced by a licensed Architect/ Engineer registered in the State of Massachusetts. Prior to the design process, the Tenant and their Architect must visit the site to verify conditions. The Landlord is not responsible for omissions of architectural, mechanical, electrical, or plumbing elements within the Tenant premises. 11

13 General Requirements Tenant Print Package Includes: Natick Mall Tenant Criteria Manual Natick Mall Tenant Technical Manual Tenant Plan (LOD) As-Built Tenant Plan (when available) In case of deviation between these criteria drawings and those of the Landlord s Tenant Plan drawing, the latter will apply. After receiving the Tenant Print Package, and prior to starting construction, the Tenant shall provide drawings for the Landlord s written approval as per lease exhibits. The Tenant Technical Manual contains building details which are required to be reproduced on the Tenant final working drawings and must be edited to fit the Tenant s conditions. Refer to the end of this document for preliminary and final submittal requirements. All Communication Shall Be Sent To: General Growth Properties Tenant Coordination Natick Mall 110 North Wacker Drive Chicago, IL Phone: Fax: Design Conference A design conference must be held by phone between the Tenant s Architect and the Tenant Coordinator to review Design Criteria, procedures and schedules prior to starting design. The Tenant s Architect must contact the Tenant Coordinator prior to submitting their Preliminary Design. Birds-Eye View Physical On-Site Inspection During all phases of plan development, and prior to commencing construction, Tenant or Tenant s Architect shall make physical on-site inspections of the premises to verify as-built conditions and locations, utility locations and physical dimensions of the space. Tenant must provide a digital photographic site survey to the Tenant Coordinator as part of the Preliminary Submittal. Landlord shall not be responsible for as-built conditions differing from Lease Outline Drawings, Tenant s construction documents or Design Criteria. Tenant s architects and engineers are required to schedule all site visits with the Mall Operations Manager. 12

14 Definitions COMMON AREAS: Those areas built and/or maintained by the Landlord, i.e., Courts, Shopping Arcades, Lobbies, etc. COMMON AREA MATERIALS: The selected materials and finishes maintained by the Landlord used consistently throughout the Common Areas of Natick Mall. Some common area materials are stipulated within a Tenant s demised space. CONTROL ZONE: That part of the Tenant s Premises shown graphically by designated dimensions on the guidelines which must conform to all guidelines and criteria shown for the specific area. DEMISING COLUMN (neutral column/pier): The finished surface, pier or furnishing which may or may not be on the lease line separating tenant Premises; provided by Landlord. DEMISING WALL: The partition dividing individual Tenant spaces. DESIGN CRITERIA: The standard used by the Landlord and Tenant to ensure successful and creative compatibility between the Landlord s Common Area and the Tenant spaces. It is a document that clearly defines, through the use of drawings, sketches, pictures and text, the Tenant s design responsibilities. DISPLAY ZONE: See Control Zone. FOOD SERVICE TENANTS: Tenants selling food. LANDLORD: Owner or Owner s Representative. LEASE LINE: The line established by the Landlord to define the Tenant s leasable area. PREMISES: The area within the lease lines for the specific use of the Tenant. MERCHANDISE ZONE: That retail area which is visible to the public, including the Control Zone, which must conform to all guidelines shown. PUBLIC SPACE: Areas that are open to the public and maintained by the Landlord for circulation to leased areas and recreation spaces. See also Common Areas. RETAIL TENANT: Those Tenants selling only dry goods, including: Clothing, Shoes, Books, Cosmetics, Gifts. SIGNAGE AREA: Zone of signage as described herein. STOREFRONTS: The architectural façade at the perimeter of any Tenant s demised premises adjacent to interior and exterior public circulation areas. 13

15 Storefront Criteria Storefront Design Criteria Storefronts shall be designed, fabricated, and installed by the Tenant at the Tenant s sole expense. Storefront design is to emphasize well-designed architectural elements, a sense of entry and imaginative show window displays. Storefront construction shall project beyond Landlord s bulkhead at 1st and 2nd Floor only as indicated in this manual and to the vertical demising neutral pier on both sides of the Tenant space. Storefronts may not project past the lease line, except as described herein. However, the Tenant is strongly encouraged to design a storefront with a three-dimensional character within the premises by creatively popping-in portions of the storefront, and articulating the entry portal. Storefronts: Totally open storefronts (100% of frontage) are prohibited. Openings are required to be a minimum of six feet (6-0 ) wide. Glass or translucent materials and show windows are strongly encouraged. The entry doors shall be outward swinging only and shall not project past the lease line. Closure shall occur at or behind the lease line. Door stops must be flush mounted. Key plates must be concealed from public view. All storefront work shall be self-supporting from the slab, and in turn be securely attached and braced to the base building structure. All storefronts, excluding doors, shall have a minimum 4 high approved durable base that coordinates with the store design. All storefront glass and glazing shall be tempered, with beveled polished edges and shall be set with ⅛ open butt joints between panes (silicone joint fillers are not permitted). Glass storefront systems that exceed 10-0 in height must be a minimum of ⅝ thick (submit calculations to building department for storefront systems). Architectural glazing clips are required. Where tenant storefront extends to underside of Landlord bulkhead, tenant shall provide a 3/4 black metal reveal between vertical neutral piers as indicated in the Tenant Technical Manual details. The Tenant s contractor to provide 1 hour rated smokestop ⅝ type X gypsum board on the Tenant s side of the storefront bulkhead (extend to deck above and seal). In order for the storefronts to appear continuous, the perception of neutral pier shall be diminished. There will be demarcation of the demising walls between tenants in a small channel at the demising line installed by the Landlord (to 12-0 AFF only). Each Tenant will be required to have a 12 minimum solid zone on both sides of the storefronts. No recesses or glazing will be permitted in this area. See storefront examples (pages 19-25). No tenant properties are permitted outside the lease line, i.e. advertisements, signs, point of sales stations, etc. Bi-parting doors, sliding doors and rolling grilles are not permitted. 14

16 Storefront Criteria Entry and Door Criteria All storefronts should provide an attractive and unmistakable invitation to enter. Entry doors must be recessed, swing outward, and be framed by architectural embellishments and fenestration in order to enhance the sense of entry. Recessed entries are required in order to allow for entry doors to remain open without impeding common area traffic. Custom doors that help personalize the Tenant s design are encouraged. Entry doors must be a minimum of 9-0 high. Glazing is required in all doors. Glazing may be embellished by multiple panes, etching, signage, or decorative glass. Doors should be of a material appropriate to the complete storefront design concept. Anodized storefront frames are not permitted. Decorative door hardware is strongly encouraged. Door hardware, handles, latches, knobs, hinges, kick plates, etc. should not only enhance the appearance of the door but personalize the Tenant s design. Door closers with integral holdopen devices shall be used on all storefront entries. Bi-parting, rolling grilles and sliding entry doors are not permitted. All entry and exit hardware must comply with The Americans With Disabilities Act (ADA) as well as all other applicable codes, laws, and legal requirements. 15

17 Merchandising Precedents Acceptable Storefront Precedents Elegant, clearly readable graphics Dimensional solid-color letter forms Push-through illuminated signage Orderly display zone Clear view into retail space Use of incandescent light sources 16

18 Merchandising Precedents Unacceptable Storefront Precedents Irregular storefronts (i.e. zig-zag profile) Sale signage Disorderly displays Exposed Neon signage 17

19 Storefront Criteria Storefront Materials Tenant Construction Finishes The following list has been prepared to help the Tenant understand the type and quality of materials that are encouraged by the Landlord: Acceptable Storefront Materials METALS Polished and/or brushed stainless steel Bronze, polished or brushed Aluminum, polished Baked enamel Copper Nickel Silver Antiqued metals MASONRY AND STONE Polished or honed granite Marble Limestone or other stone, polished or honed Glass reinforced gypsum (GRG) Simulated masonry and stone Porcelain ceramic tile WOOD Finish Grade hardwoods, painted or stained GLASS Clear-tempered (minimum 5/8 thick) butt glass with beveled polished edges (no silicone) Multiple window panes Etched, beveled, sandblasted, or stained glass (Etched or sand-blasted glass must be laminated for ease of maintenance.) Glass tile Unacceptable Storefront Materials METALS Anodized aluminum Simulated metal, metal laminates Mill finish aluminum Metal with random orbital finish PLASTIC Plastic laminate Textured or colored acrylic, plexiglass (imitation stained glass or mirror) Vinyl wallcovering or wallpaper Plexiglas Corian or Equivalent WOOD Pegboard Masonite Simulated wood Plywood without hardwood veneer Slat wall Distressed wood / Rustic finishes Wood shingles Any material that would constitute a fire and/or public hazard OTHER Clay shingles or similar material Painted gypsum board Carpet Mirror or reflective material Stucco or simulated stucco Translucent fiberglass sheeting Vinyl accordion doors Cork 18

20 Storefront Examples Lower Level Storefront Example 1 Upper Level Storefront Example 1 Upper Level Storefront Example 2 19

21 Storefront Examples Typical Storefront Elevations - 1st Floor Typical Storefront Plans - 1st Floor 20

22 Storefront Examples Example of 1st Floor Storefront 21

23 Storefront Examples Example of 1st Floor Storefront 22

24 Storefront Examples Example of 2nd Floor Storefront 23

25 Storefront Examples Example of 2nd Floor Storefront 24

26 Storefront Examples Plan Neutral Pier 25

27 Interiors Control Zone Criteria The first 6-0 from the storefront lease line has been designated as a Control Zone. All Tenants must comply with the requirements for this zone (excluding Food Court tenants - Food Court tenant criteria follows). Careful attention to display and merchandising throughout this zone is required. Transparency is encouraged in the Control Zone, and the displays themselves should be dynamic, lively, and current. All Control Zone finishes and fixturing plans must be submitted for review and approved by the Landlord. Permanent fixturing, built-ins, partitions or platforms; plastic laminate, slatwall, faux wood veneer, mirror or highly reflective surfaces and non-compliant lighting are not permitted in the Control Zone. Security Devices (i.e. Sensormatic pedestals) must be fully recessed or concealed. No freestanding pedestals will be permitted. Floors: Provide a smooth and level transition from the Tenant s space to the Common Area. The Tenant must match mall border tile from the lease line to the Tenant s storefront line and closure line. Tile must be purchased from the Landlord. The Tenant must provide a minimum of four feet (4-0 ) of hard surface transition flooring material past the point of entry. Ceilings: All Tenants shall construct a finished drywall soffit/ceiling extending six feet (6-0 ) inside the lease line. All lighting in the Control Zone shall be recessed incandescent fixtures. No fluorescent fixtures of any kind will be allowed in the first six feet (6-0 ) past the lease line. Track lighting is prohibited unless concealed. Locate exit sign behind ceiling soffit so it is not visible from the Common Area. 26

28 Signage Storefront Signage Design Criteria Acceptable Sign Types Signage is a major visual element to be provided by the Tenant. Imaginative, progressive and creative signage is essential to the success of the Tenant s store. Signage should be clean, striking, high quality and consistent with the storefront design/interior image in color, material, and design. The Tenant is required to design, fabricate, install, and maintain a graphic identity program. Tenant s signage package and its submission must be coordinated by the Tenant s architect. It is strongly recommended that Tenants retain the services of a trained graphic designer to develop their interior and exterior identity programs. The Tenant Signage Design Criteria is part of the Tenant s lease and the Tenant is required to comply with these requirements. Unacceptable Sign Types Tenants are required to submit signage shop drawings indicating location, size, materials, color, letter style, and methods of attachment for all graphics with their signage submission, including a color rendering of the sign, in accordance with Tenant Submittal Requirements. To the extent possible, signs should be consistent with the character and ambiance of Natick Mall. At the Landlord s discretion, Landlord may provide, at Tenant expense, Tenant name and number where applicable on exterior service doors and directories. Any signs fabricated and installed without prior approval in writing from the Landlord may be removed by the Landlord. All costs for removal, including but not limited to patch and repair of the building, will be at Tenant s expense. 27

29 Signage Signage Requirements Signage is limited to Tenant trade name (d.b.a.) only as defined in the lease (no addresses, internet addresses, copyright, or trademark symbols etc.) One primary sign is allowed per storefront. Any Tenant with more than one exposure may incorporate one sign per storefront elevation at the discretion of the Landlord. Silk-screen on vinyl signature area may be applied to the interior surface of the transparent portions of the storefront at thirty inches (30 ) above the finished floor. Verbiage is limited to Tenant store name or logo (no address, internet address, etc.); The maximum letter size is four inches (4 ). All illuminated signs must be fabricated and installed according to national, local building and electrical codes and must bear UL label. Tenant must provide concealed local disconnect switch at each sign location. Signage shall not exceed 70% of the width of the storefront. Signage letters shall not exceed sixteen inches (16 ) in height and four inches (4 ) in depth. Burglar alarm tape, contacts or stickers are not permitted on storefronts, frame, glass or on doors. Any additional store identification signs within the tenant space must be no closer than 4 feet from the storefront window. No sale sign, posters, advertisement, notice or other lettering shall be affixed on any part of the storefront unless approved by the Landlord. Charge card decals shall not be affixed to any part of the storefront, nor shall any charge card identification be immediately visible from public space. Tenant may use card identification graphics only in the immediate area of the transaction desk in a discreet manner. Acceptable Sign Types Sandblasted glass Routed wood, metal or stone Metal letters mounted in front of or behind glass Wood letters covered with gold leaf or silver leaf Backlit individual letters (halo) Dimensional letters of metal, stone, or painted wood Fiber optics (at Landlord discretion) Light boxes only if recessed and concealed (background shall not be illuminated) Electrical service to Tenant s sign must come from Tenant s electrical panel. Electrical service to all signage will be on a 7-day, 24-hour time clock, on a separate circuit (with circuit breaker locks) wired to Tenant s meter. The time clock shall be set to the Landlord s requirements. No exposed conduit, tubing, raceways, conductors, transformers, or other equipment is permitted. No sign maker s labels or other identification (including UL labels) shall be permitted on the exposed surface of signs, except those required by local ordinance. Such labels or other identification shall be in an inconspicuous location approved by the Landlord. Unacceptable Sign Types Individual channel letters Vacuum formed luminous letters Letters with exposed fastenings and unfinished edges Paper, cardboard, Styrofoam, cloth, and similar stickers or decals Neon set in front of reflective surface Animated components, flashing, lights, and odor producing signs Box type backlit panels, not recessed Formed plastic or injected plastic Balloons or Inflatable signs Illuminated sign boxes Illuminated canopies 28

30 Storefront Blade Sign Design Criteria Lower level and upper level Tenants may install a nonilluminated blade sign at the Landlord s discretion. The Landlord encourages Tenants to design a unique three dimensional blade sign. The blade sign is to be double-sided and designed as an integral component of the storefront. Tenant must submit shop drawings for Landlord Approval, including storefront elevation, illustrating proposed location of blade sign (not permitted on neutral piers). Blade Signage Requirements: Tenants shall design, furnish and install the blade sign. The Tenant s name, logo and/or graphic image shall be included in the design. Name, logo or graphic must be dimensional, 1/2" thick minimum. 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 6 square feet. Minimum signage are shall be 4 square feet. Material thickness shall be a minimum of 3/4. Painted flat forms layered to give a 3-dimensional effect are encouraged. The lowest point of the sign shall not be less than 8-0 A. F. F. Signs to project a maximum of 3-6 from the storefront, inclusive of bracket. All brackets must be structurally designed and mounted to the Tenant s storefront by the Tenant. Final placement on the storefront must be coordinated with the Mall Operations Manager, prior to installation. This final on-site coordination assures proper visibility for all tenants.

31 Interiors Store Interior Design Criteria Tenants are encouraged to provide a high quality, well detailed and unique interior environment. The interior and storefront design should reflect and complement one another. The use of quality materials for flooring, walls, ceiling and lighting will accomplish this task. Retail Zone Diagram 30

32 Interiors Work Zone The Work Zone is that part of Tenant space which is located outside the Merchandising and Control Zones, and which is not visible to the public. This zone is required to be separated from the Merchandising Zone by a full height partition and full height door or screen wall. Materials and finishes are subject to approval by the Landlord. All wet floors, such as kitchens and washrooms, must be waterproofed by the Tenant with Dex-O-Tex Cheminert K as manufactured by Crossfields Products Corp., or approved equal. This waterproofing must extend a minimum of six (6) inches above the floor slab at all surrounding walls. Toilet rooms are required by code and shall be located in the work zone. Demising Wall, Columns & Partitions The Tenant s storefront must terminate where indicated on the Lease Outline Drawings (LOD). Tenant shall refer to Lease Outline Drawing for specific demising column details. The Landlord will furnish at the Landlord s discretion metal studs only for demising walls between Tenants. It will be the Tenant s responsibility to finish these walls, maintaining any required fire ratings, and provide all other walls within its lease space. Refer to the lease Exhibits for the location and type of walls provided by the Landlord. All wall fixtures must be supported on additional metal stud framing. Any blocking used within the demising wall to support wall standards or other wall mounted fixtures must be metal or fire retardant treated wood. Heavy loads must bear on an independent fixture partition installed adjacent to the demising wall. It is the Tenant Architect s responsibility to determine the number of toilet rooms and fixtures required. Determination may be based on use, number of employees, and occupancy. All toilet rooms are to be ADA compliant. It is the Tenant Architect s responsibility to familiarize themselves with the appropriate building codes. Floor drains are required at all toilet rooms. Tenant shall provide ceramic tile or FRP on walls to 48 AFF at all toilet rooms. Fire code may require a defined exit path through the rear service door. It is the Tenant s responsibility to maintain fire exits clear of merchandise, storage and debris. Acceptable Interior Materials Hard Woods Ceramic Tile Natural Stones Carpet Solid Surfacing (i.e. Corian) Metals Painted gypsum wall board Unacceptable Interior Materials Indoor/outdoor carpet Masonite Rubber flooring, vinyl tile or sheet vinyl (except for stock room and toilet area) Vinyl wall base Vinyl stripping between material floor changes Unfinished concrete Unfinished metals Pegboard/slat wall Materials containing asbestos Mirrors as a finish material 2-0 x 4-0 Fluorescent light fixtures Exposed fluorescent fixtures and tubes 31

33 Interiors Acoustical Criteria It will be the Tenants responsibility to control noise transmitted to adjacent Tenant spaces and to the mall corridor. This noise may be generated by Tenant s mechanical or electrical equipment (such as refrigeration equipment, supplemental HVAC units, etc.), sound reproduction or reinforcement systems (such as a food service activity), or by activity noise generated within the Tenant space (such as a background music system). Control of Tenant noise that may be transmitted to adjacent Tenant spaces and to the corridor or area is limited by the following specific sound level limitations: Tenant must agree to limit noise transmission into adjacent spaces due to sound reproduction or enforcement systems or by activity noise generated within the Tenant space so that intrusive noise levels in the adjacent spaces shall not exceed the following values: Maximum Noise Level transmitted into adjacent Tenant Space: 50 dba Maximum Noise Level transmitted into Corridor: 55 dba These limitations may be applied to all Tenants, including closed and open storefronts, newsstands, and restaurants. If the demising construction is not adequate to control noise transmitted by the Tenant, it would be the Tenant s responsibility, with Landlord s approval, to erect the required additional demising construction. Speakers shall be located a minimum of twenty-five feet (25-0 ) behind the Tenant lease line, or one-half the depth of the store. The speakers shall not be directed towards the storefront. Tenant shall acknowledge awareness of the sound barrier performance of partitions, floor, ceiling, doors, windows, and other construction which demise the space. The Tenant s mechanical and electrical equipment owned, installed, operated, or under Tenant s control shall be so constructed, installed and operated so that intrusive noise levels in the adjacent spaces shall not exceed the following values: Octave Band Center Frequency, Hz Noise Criteria Level NC-40 (ASHRAE 1989 Handbook) Maximum permissible SPL db re Pa 32

34 Interiors Flooring Ceilings The Tenant must coordinate the flooring and baseboard, display case/ cabinetry design with all mechanical, fire protection, lighting systems and structural requirements. Floor penetrations are to be consolidated and kept to a minimum. Observe base building Design Documents for location and types of floors provided by the Landlord. Concrete slab floors are provided at each Tenant space as indicated on the Lease Outline Drawings. Ceramic tile, marble tile, and quarry tile installations must be commercial grade with a non-slip surface, thin set where required, on the concrete slab. High quality commercial grade carpet may be used except where otherwise prohibited. Tenant wall base is to be same as floor material, stone, tile or painted wood, color coordinated with wall or floor material and minimum 4 in height. Vinyl or carpeted bases are not permitted. Floor materials other than those mentioned in acceptable interior materials are prohibited unless otherwise approved in writing by the Landlord. Drywall ceilings are required in the 6-0 Control Zone. Drywall ceilings are encouraged throughout the Tenant space in all areas visible to the public. The Tenant must coordinate the ceiling design with all mechanical, fire protection, lighting systems, and structural requirements. The Landlord provides finished ceiling spaces in Common Areas, and requires Tenant to finish ceilings to Landlord specifications in Tenant spaces. All sprinkler heads throughout the sales area must have fully concealed heads. Tenant must provide access panels to Landlord or Tenant equipment where required for HVAC, Lighting, etc. These panels must be flush with the ceiling finish and painted to match ceiling color. Lay-in ceilings are not permitted in spaces fronting public areas or in the Control Zone. No luminous ceilings are permitted. All Tenant floors must be installed to match the elevation of adjacent finished floors. Tenant must provide a smooth and level transition from the Tenant s space to the common area. Provide metal terrazzo strips or butt jointing between all floor material changes. All ceilings must be 12-6 minimum height or no lower than the storefront glass, except where otherwise noted. Wood floors shall be hardwood with a wear resistant surface appropriate for commercial traffic. 33

35 Lighting / Display & Sales Area Lighting / Display & Sales Area The Tenant shall provide lighting for the entire leased premises. No Tenant lighting will be allowed outside the demised premises. Recessed incandescent downlights shall be used in the 6-0 control zone of for storefront illumination. (Refer to Control Zone Requirements). Acrylic lenses are not permitted. If fluorescent lights are used, they shall have a parabolic lens and shall be 2 x 2 fixtures. All general store lighting shall be glare-free. No cool white fluorescent tubes (i.e. below 3,000K) are allowed. H.I.D. lighting shall not be used within any Tenant space. All show cases shall be adequately lighted and ventilated. Incandescent lamps shall be concealed from view from the mall. Security Tenants shall be responsible for the security of their leased premises and of the merchandise therein. Electronic surveillance monitors located adjacent to the Tenant s entry must be concealed within interior architectural elements or the storefront construction. Free standing pedestals containing sensor equipment are prohibited. Counters and Equipment All cash registers or other equipment located on service counters within customer view shall be recessed into the counter to shield them from view of the public. They must be set back eight inches (8 ) minimum from the face of the counter, and recessed into those counters so that the top of the machine extends no higher than 6 above the top of the counter. Tenants shall limit the brightness of lighting within their store so as to not distract from the quality of the overall mall. Track lighting within any Tenant store shall match the ceiling color, and should be used selectively. Pendant mounted lights are allowed. Surface mounted lights (other than spot lights) are not allowed (excluding Food court Tenants). No Strobe, spinner, chase, or (in any way) moving type of lighting shall be used. No luminous ceilings are permitted. Cut sheets for all fixtures and lamps must be submitted with reflected ceiling plans and lamps. 34

36 Food Court Food Court Key Plan Introduction The Natick Food Court, featuring both specialty in-line and kiosk food Tenants is located on the Second Level near the Sears Court. The Tenants surround the common seating area where tables and seating for over 800 people is provided. A skylight above allows natural light to create an open, attractive and lively 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. The designs and materials used in the tenant space shall comply with the health code and shall convey the image of a sanitary environment. The design shall also meet The Americans with Disabilities Act (ADA) requirements. 35

37 In-Line Tenants Control Zone The first 10-0 of a Tenant s space from lease line to the partition separating the sales area from the food preparation area will be considered the Control Zone and will be reviewed closely by the Landlord. The Control Zone must incorporate an upgraded finish level as defined by the Design Criteria with an exciting and well-designed presentation to customers. An interior partition and door, approximately 10-0 back from the lease line, are required at the transition between the Control Zone and the back room so that no direct views are allowed into the back room cooking, storage, and clean up areas. The door between the Control Zone and back room must be a double acting type door which returns to a closed position when not in use. See page 45 for Specifications. Openings may be incorporated into the Control Zone back wall provided these openings are minimized in size. The openings shall not exceed one foot six inches (1-6 ) in height and two feet six inches (2-6 ) in width. If by design, the food prep and Control Zone are not separated, all of the space will be considered Control Zone and required to meet higher standards of finish and materials. All equipment types and layouts must be detailed and submitted to the Landlord for approval. All equipment and fixtures including exhaust hoods, cooking appliances, warming trays, coolers, etc, which are allowed in this zone must have walls, soffits, or finished panels to conceal unfinished surfaces of this equipment. Where exposed, finished surfaces must be compatible with the overall design of the space. No displays or signs are permitted beyond the Lease Line or on Landlord Neutral Piers / Demising Walls. No trash cans or condiment stations are permitted beyond the Lease Line. 36

38 Food Court View of Food Court Seating Area 37

39 Food Court Precedents Acceptable Food Court Precedents Imagery for back counter /menu boards Appealing display of food and appropriate sneeze guards Jewel-tone menu boards Orderly front counters 38

40 Food Court Precedents Unacceptable Food Court Precedents Soda and juice towers on front counter Cash registers, napkin holders and miscellaneous condiments on counters Miscellaneous advertisements and signage on walls Duratrans or back lighted signage Busy tile counterfronts 39

41 Display Zone Counters Counters shall be designed and constructed by the Tenant at the Tenant s expense and must be approved by the Landlord. The front edge of all counters (after the 1-0 required reveal at Demising Pier) shall align with the lease line. See pages for details. The Counter Face must consist of Stainless Steel Frames (as per Landlord spec.) within which the Tenant may insert their own finish provided it meets the Landlord specifications. See pages for details. All countertop and counter face materials must be submitted to the Landlord for review. Counter fronts must not be illuminated. Vinyl Base is prohibited within the Control Zone. Landlord specified base material must be used on the Customer Side of counter. Products, produce, and related merchandise should be creatively displayed. Products are not to be displayed on counter front Sneeze Guards. No logos/graphics will be allowed on the Counter Face. All Counter Face Panels must be of the exact same material, color and finish. No gates or access doors will be permitted in the counter. Typical Counter Detail The front countertop shall have a 2 thick square profile (with 3/8 eased edges) and be constructed of solid core surfacing material, natural stone or stainless steel, as outlined in the sidebar. (See Fig.1 & pages for details) 40 Figure 1

42 Display Zone Acceptable Countertop Materials Cash registers, shall be recessed into the counter to shield them from view of the public. Such equipment will be set back eight inches (8 ) minimum from the counter face. Overall height is not to exceed 16. Equipment shall not extend higher than 6 above countertop. No simulated wood grain finishes or logos will be permitted on equipment within public view. (See Fig.2). Drink dispensers, beverage machines, coffee makers, or other equipment of any kind, self-service or otherwise, are not permitted on the front counter. Display of bottled or canned drinks is not permitted on front counter. All soda towers at rear counter must be stainless steel finish, with no advertising displayed on them. Cash Register Diagram Brushed stainless steel Solid surfacing (i.e. Corian) Choose from the following colors: Raffia (c) Concrete (c) Rice Paper (c) Natural Stone (i.e. Granite, Marble, Limestone) Wood (solid or veneer) Acceptable Counter Face Materials Solid surfacing (i.e. Corian) Natural stones Metals Glass / glass tile Ceramic tile Simulated masonry or stone Figure 2 Figure 2 Unacceptable Counter Face Materials Plastic / Lexan Plastic laminate Simulated wood Graphics / lettering Random or other orbital metal finishes Pegboard, masonite Mirror Fabric/carpet Cork Any material that would constitute a fire, public and/or health hazard 41

43 Display Zone Tenants must submit manufacturer s catalog sheets of all equipment for Landlord review. The area over the front counter between the countertop and signboard shall be kept clear of equipment or signs. Sneeze Guards, constructed to meet all governing codes and with concealed lighting, shall be included in the counter designs where appropriate. Glass counter fronts, Sneeze Guards, or Display Cases (4-6 AFF maximum height) must be designed as an integral part of the front counter. They will be allowed for a maximum of 50% of the storefront and must start a minimum of 18 above the finish floor. Reflective glass will not be allowed. All joints are to be butt glass joints to allow for maximum visibility. (See Fig.3) Labels to identify food in display cases or hot pans are strongly encouraged. All labels to be of a compatible design with the overall design character and professionally produced of consistent materials. Tray storage must be set back eight inches (8 ) minimum. (See Fig.4) A back counter, storage cabinets or rear display cases may be installed at the Tenant s option. Any such unit shall have a maximum height of 5-6 AFF. Local health code may require that all cabinets be of special finish and construction. Front counter cabinets are required to have a continuous recessed 8 high toe kick. No used equipment is permitted. Equipment schedule is required, indicating all dimensions, electrical requirements, etc. Condiment retainers must be recessed or integral to the countertop. A maximum height of 8 for this unit is imposed on all counters. No plastic or incongruous materials or designs will be allowed. No Tenant properties are permitted outside the lease line, i.e. tables, chairs, condiment stands, point of sales stations, signage, etc. All display cases must be adequately lighted and vented. Direct visual exposure of incandescent bulbs, fluorescent tubes, or other light sources is not permitted. Wiring shall be per local electrical code and shall not be exposed to the public. Bakery Case Detail Tray Storage Detail A tray rail, if used, must be fully integrated into the counter and storefront design and shall be constructed of high quality, durable materials consistent with the balance of the Tenant s finishes. 42 Figure 3 Figure 4

44 Display Zone Ceiling Painted gypsum wall board shall be used in the Control Zone area. Ceiling height in the Display Zone area must be 10-3 A.F.F. Concealed sprinkler heads are required within the control zone. Tenant must provide access panels to Landlord or Tenant equipment where required for HVAC, Lighting, etc. It is the Tenant s responsibility to confirm the access requirements and maintain required access through Tenant s design and construction process. Access panels for equipment above hard ceilings must be recessed and blended into the color and plane of the ceiling. In back-of-house food preparation areas (behind the Control Zone partition wall), Tenant shall provide a nonporous washable ceiling or ceiling tiles as per Health Department regulations. Use of wood or other combustible material above ceilings or any concealed space is prohibited. Lighting The Landlord will provide accent lighting for the countertop using incandescent adjustable fixtures on a track from above. Other Control Zone lighting (including Menu Board Lighting) must be by low voltage halogen or incandescent sources only. No other lighting types are permitted in the Control Zone. Fluorescent lighting may be used in the food preparation areas behind the Control Zone, where a partition separates it from the service area. All Lighting fixtures shall bear the UL Label. Unacceptable Food Court Tenant Materials Acrylics, plastics, plastic laminates, Plexiglas or Lexan Smoked, colored, beveled, or tinted glass Anodized or mill finish aluminum Simulated materials (imitation brick, stone, wood, faux finishes, etc.) Mirror Brick Painted drywall (sheetrock) Glazed finishes and ceramic tiles as an overall storefront material Wood countertops Any other material not allowed by the Massachusetts Health Code 43

45 Display Zone Wall Construction Demising walls separating adjacent Tenants or walls adjacent to a mall service corridor shall be finished by Tenant to provide a one-hour rating as required by code. The Landlord shall provide metal stud framing only. Tenant installed Cement Board Durock shall extend full height from the floor to the underside of the floor or roof deck above. Tenant shall be responsible for maintaining the code-required fire rating (and landlord required waterproofing) at all demising wall penetrations (ductwork, piping, conduit, etc.). This work shall include the installation of fire stops, fire dampers and fire rated penetration seals as required by code. Provide a food preparation partition wall 10-0 from the Tenant s lease line with a service door separating the service and food preparation areas. Interior wall construction is to be composed of 20 ga. or greater metal stud framing on a base of Wolmanized or Pressure-Treated Wood at 16 max. o.c., with ⅝ Cement Board Durock only, taped with glass fiber tape on all seams, then smoothed with latex modified thin-set mortar. Metal stud framing shall extend up to the structure above as required so the wall is adequately braced and supported. The Landlord s structure may be used for lateral support only. If Tenant chooses to brace equipment, signage, cabinetry, etc. to the wall, Tenant shall install metal or fire retardant treated wood blocking behind and in addition to the Cement Board. The service door must be satin finish stainless steel with a circular vision panel. It shall be self-closing to shield the back room from public view. See page 45 for specifications. Wall Finishes All wall surfaces in control zone must be finished with Landlord Specified tile and wood panels, purchased from the Landlord and installed by the Tenant. See page 45 for specifications. Mirrored walls are not acceptable within the control zone area. Other than the Menu Board itself, no other advertisements, photos or sale posters of any kind are permitted. Floors Concrete slab floors are provided at each Tenant space as indicated on the Lease Outline Drawings. All tenant floors (including sales and preparation areas) must be waterproofed by the Tenant with Dex-O- Tex Cheminert K as manufactured by Crossfields Products Corp., or approved equal. Quarry Tile must be installed on top of waterproofed floor in Display Zone. See Page 45 for specifications. This waterproofing must extend a minimum of six (6 ) inches above the floor slab at all surrounding walls. The installation must be tested and approved by the operations manager to insure that it is 100% waterproof before any other construction occurs, as the Food Court Tenants are directly above other Retail tenants. All penetrations must be sleeved and watertight. Floor drains are required. Tenant is specifically prohibited from using vinyl sheet flooring, vinyl composition tile, vinyl base material or any similar material in the Control Zone. Ceramic tile, marble tile, and quarry tile installations must be commercial grade with a non-slip surface, thin set where required, on the concrete slab. Each Tenant shall have a recessed 8 high tile base of Common Area material, purchased from the Landlord and installed by the Tenant at the Tenant s expense. Grout lines shall be set to be continuous in line, width, and color from the common area to Tenant s counter base and continue uninterrupted up the 8 high base. 44