GENERAL GROWTH PROPERTIES, INC.

Transcription

1 T E N A N T C R I T E R I A M A N U A L GENERAL GROWTH PROPERTIES, INC.

2 TUCSON MALL Tucson, Arizona Cover: Architect s rendering of Center Court GENERAL GROWTH PROPERTIES, INC.

3 T A B L E O F C O N T E N T S INTRODUCTION Letter of introduction Project directory Landlord s address Landlord s engineer s address Local permitting official s address Local utility official s address Center plans Location and site plan Center building plans TENANT SUBMISSION AND PERMIT REQUIREMENTS Tenant plan submissions Landlord s address for plan submission Document submissions Permits Required permits and inspections Building code information Contractor s guidelines Quality standards Insurance ARCHITECTURAL DESIGN CRITERIA All tenants Architectural drawing requirements Signage drawing requirements Landlord supplied architectural items Design philosophy In-line tenants (including in-line restaurant tenants) Storefront design criteria Control zone criteria Store interior design criteria Storefront signage design criteria Blade signage design criteria I

4 T A B L E O F C O N T E N T S Food court tenants Storefront design criteria Store interior design criteria Signage design criteria Architectural detail Drawings MECHANICAL DESIGN CRITERIA All tenants HVAC drawing requirements Tenant HVAC design criteria Design parameters Mechanical details (all tenants) ELECTRICAL DESIGN CRITERIA All tenants Electrical drawing requirements Tenant electrical design criteria Electrical details (all tenants) MEP load tabulation (all tenants) PLUMBING DESIGN CRITERIA All tenants Tenant water, sewer, and gas design criteria Plumbing details (all tenants) FIRE PROTECTION All tenants Sprinkler drawing requirements Sprinkler system design criteria Design parameters 60 FIRE ALARM DESIGN CRITERIA All tenants Landlord supplied fire alarm system Fire alarm drawing requirements 61 II

5 I N T R O D U C T I O N INTRODUCTION 1

6 I N T R O D U C T I O N LETTER OF INTRODUCTION This manual has been prepared to assist the Tenant's architect and engineer(s) in preparing drawings and specifications that meet the Tucson Mall design criteria. Our objective is to allow the maximum expression of a store's individual personality and character while maintaining a cohesive design theme throughout the Mall. The criteria herein are not intended to contradict any code requirements that may govern this project. It is the responsibility of the Tenant's architect, engineer, and contractors to comply with all applicable codes. Any questions concerning the information presented in this manual should be brought to the Tenant Coordinator's attention as soon as possible to minimize design revisions. The Tenant Print Package ( Print Package ) consists of: Tenant Design Criteria Manual Exhibits A, A-1, B or Lease Outline Drawing (L.O.D.) Tenant As-builts (if available) The lease agreement requires that all Tenant plans be prepared by an architect and engineer(s) licensed by the State of Arizona. Note: This manual is also available on General Growth s web site - Please submit information to: Send to: General Growth Properties, Inc. 110 North Wacker Drive Chicago, IL Attention Tenant Coordination Phone: Fax:

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8 I N T R O D U C T I O N Permitting Officials: City of Tucson Development Services Center 201 North Stone Avenue Tucson, AZ Health Department: Pima County Health Department 140 West Congress Street Tucson, AZ Phone: Phone: Local Utility Agencies: Telephone: U.S. West Communicatons 333 West Wetmore Road Tucson, Az Gas: Southwest Gas Corporation 3401 E. Gas Road Tucson, AZ Phone: Phone: Electric: Tucson Electric Power P.O. Box Tucson, AZ Phone: Water Water Company- City of Of Tucson 310 W. Alameda Tucson, AZ Phone:

9 L O C A T I O N A N D S I T E P L A N E. Wetmore Rd. N. Oracle Rd. N. Stone Ave. E. River Rd. Tucson Mall is located in the north part of the city convenient to the beautiful neighborhoods in the Catalina foothills. Tucson Mall is a 1,300,000 square feet, super regional shopping center featuring six major department stores, a food court, restaurants and approximately 150 retail shops. I- 10 W. Prince Rd E. Fort Lowell Rd. W. Miracle Mile Strip Vicinity map (not to scale) UPPER EXISTING PARKING DECK RILLITO RIVER LOWER FOOD COURT UPPER LOWER ORACLE ROAD LOWER LOWER UPPER N. Stone Ave. WETMORE ROAD 5

10 L O W E R L E V E L P L A N Certain elements shown on this plan are future or proposed. GGP- Tucson Mall Inc. makes no representation that the future development will occur as shown Lower Level Plan 6

11 U P P E R L E L E L P L A N Certain elements shown on this plan are future or proposed. GGP- Tucson Mall Inc. makes no representation that the future development will occur as shown. HOLLISTER MALL SECURITY RESTAURANT GRILLE 6250 S.F. PLUMB GOLD PIERCING PAGODA Upper Level Plan 7

12 T E N A N T S U B M I S S I O N A N D P E R M I T R E Q U I R E M E N T S Landlord s Address for Document Submission: General Growth Properties, Inc. 110 North Wacker Drive Chicago, IL Attn: Tenant Coordination Department Phone: Fax: Document Submission Please keep in mind that submission of plans must be in accordance with the time schedule specified in the lease. Sufficient time must be allowed for the Landlord and local jurisdictions review and approval process. Preliminary Landlord plan approval will take approximately 10 working days or less. Final Landlord plan approval will take approximately 15 working days or less. The failure to provide adequate information during any phase will be just cause for return of the submission with no review. The submission at the preliminary phase must be complete in order to fairly evaluate the proposal and to also prevent continuation of work on an unacceptable storefront design. Preliminary Documents As a minimum, submit the following in reproducible vellum or bond format (if applicable): Key plan Floor plan Storefront elevation (1/2" = 1'-0" minimum scale) Reflected ceiling plan Material sample board (labeled and keyed to plan) Color rendering or photograph of storefront prototype (8"x10" minimum) Include space number in title block Show mall column lines with column line designations Final Construction Documents One vellum and two bond sets of construction documents on 24"x36" format to scale (containing architectural, mechanical, electrical, plumbing and fire alarm drawings) Drawings must be wet sealed and signed by a licensed Arizona architect and engineer(s) Refer to appropriate section in this manual for drawing requirements 8

13 T E N A N T S U B M I S S I O N A N D P E R M I T R E Q U I R E M E N T S Sprinkler Documents Must submit to Landlord s insurance underwriters for approval. Submit engineered sprinkler drawing(s) with final submittal package. Verify all procedures and requirements for sprinkler drawings and modifications. Sprinkler modifications shall be performed by Landlord s approved sprinkler contractor at Tenant s expense. Note: It is the Tenant s responsibility to forward its Landlord approved construction documents to the City of Tucson Building and Fire Departments to begin the permitting process. Additionally, the Tenant must forward food-related Tenant construction documents to the Pima County Health Department for document review. After Landlord s approval, any changes or modifications to the construction documents or Tenant s interior improvements must be approved by Landlord in writing. Food Court Cooking Hood Documents: Three sets of hood specification plans (for food related tenants) Signage Documents (separate drawing submission) Two sets of reproducible signage shop drawings (prepared by sign fabricator/installer) One set of reproducible blade sign shop drawings. REQUIRED PERMITS AND INSPECTIONS Permits required by the local jurisdiction must be presented to the Landlord s on-site representative prior to work start. It is the responsibility of the Tenant to obtain the approved construction documents from the local jurisdiction and to pay for and secure all applicable permits. Note: All interior Tenant store signage shall be submitted to Landlord for approval. Exterior building store signage will require written approval of both the Landlord and local jurisdiction prior to fabrication. Inspections It is the responsibility of the Tenant s architect or general contractor to verify the field inspections required by the local jurisdiction. 9

14 T E N A N T S U B M I S S I O N A N D P E R M I T R E Q U I R E M E N T S BUILDING CODE INFORMATION It is the sole responsibility of the Tenant s architect, engineer(s) and general contractor(s) to comply with all applicable federal, state, local codes and ordinances for their occupancy type. Building Type Mall: The Mall is Type II N (UBC) non-conbustible, sprinkled. (All permits issued by the City of Tucson will be based on 2000 International Building Code.) Applicable Codes 2000 IBC (International Building Code) with local amendments 1999 NEC (National Electrical Code) with local amendments 2000 IMC (International Mechanical Code) with local amendments 1994 UPC (Uniform Plumbing Code) with state amendments 2000 IFC (International Fire Code) 1998 IEC (International Energy Conservation Code) with local amendments 1993 Outdooor Lighting Code 1990 Sign Code GENERAL REQUIREMENTS Tenant shall cause its general contractor to deposit with Landlord without liability for interest, the sum of $5, This sum shall be applied toward any costs incurred by Landlord or Landlord s contractor to complete any part of Tenant s work which Tenant or Tenant s contractor fails to complete within the time period required by the Lease. Tenant s contractor shall erect at Landlord s option, a 12'-0" high (minimum) barricade per Landlord requirements to serve the Tenant s area. As a minimum finish requirement, the barricade shall be taped, sanded, painted and sealed for dust protection at the top. Construction barricades on the first floor to have hard lid returns back to the mall s bulkhead (visqueen or fabric is not allowed). All material must be kept within the leased area. No storage of equipment or material in unoccupied spaces, Mall common areas or parking lot areas is allowed. Loading space is from access corridors, not through storefront or Mall common area. Tenant shall comply with all Mall rules and regulations. 10

15 T E N A N T S U B M I S S I O N A N D P E R M I T R E Q U I R E M E N T S CONTRACTOR S GUIDELINES The following is a brief description of required items/procedures for Tenant construction. Note that this is not a complete description of all requirements and limitations for Tenant construction. Tenant s contractor shall obtain a Tenant Contractor Manual at the site from an authorized GGP representative for further guidelines. Quality Standards All work by Tenant s contractor including repair work, shall be performed in a first-class workmanlike manner and shall be in a good and usable condition at completion. Tenant shall require any person performing work to guarantee that the work is free from defects in workmanship and materials for 1 year from the date of completion. Tenant shall also require any such person to be responsible for the replacement or repair without additional charge of work done or furnished by or through such person which shall become defective within 1 year after substantial completion of the work. The correction of work shall include, without additional charge, all expenses and damages in connection with the removal, replacement or repair of any part of work which may be damaged or disturbed. All warranties or guarantees for materials or workmanship on or regarding Tenant s work shall be contained in the contract or subcontract. The contract shall be written so that all warranties and guarantees shall insure to the benefit of both Landlord and Tenant, as their respective interests appear, and so that the contract can be directly enforced by either party. Coordination Tenant s Work shall be coordinated with Landlord s work as well as with the work of other tenants in the shopping mall, so that Tenant s work shall not interfere with or delay completion of other construction in the shopping mall. Insurance Tenant s contractor must fulfill the following insurance requirements, and shall maintain at no expense to Landlord: Workers Compensation Insurance with statutory limits and Employer s Liability Insurance with limits of not less than $100,000. General Liability Insurance with limits of not less than $2,000,000 combined single limit for bodily injury and property damage, including personal injury, Contractual Liability coverage specifically endorsed to cover the indemnity provisions contained herein and contractor s Protective Liability coverage if contractor uses subcontractors. 11

16 T E N A N T S U B M I S S I O N A N D P E R M I T R E Q U I R E M E N T S CONTRACTOR S GUIDELINES (Continued) Worker s Compensation and Employer s Liability Insurance. $500,000 per accident or disease. Statutory benefits and limits must be in compliance with state and federal requirements. Occupational disease endorsement attached to Employer s Liability Automobile Liability. $2,000,000 combined single limit per occurrence for bodily injury and property damage for hired, owned, and non-owned vehicles. General Liability. $2,000,000 per occurrence. $5,000,000 per aggregate Additional Insureds:.Owner and additional insureds for the mall must be included in each certificate. General Growth Management, Inc.. General Growth Properties, Inc.. GGP- Tucson Mall LLC. GGP Limited partnership Insurance requirements are subject to change without notice. Verify with General Growth Properties 12

17 A L L R E T A I L T E N A N T S A R C H I T E C T U R A L D E S I G N C R I T E R I A The following is a list of minimum design information required to expedite plan approval by the Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum checklist to be used by Tenant s design consultants to complete the construction documents. We urge you to read this manual in its entirety in order to fully understand the requirements needed to generate an acceptable set of construction documents. ARCHITECTURAL DRAWING REQUIREMENTS Cover Sheet: Tenant name Project directory Location plan with Tenant space number Leased square footage Architectural symbols list Drawing list Building code information Occupancy load Building data, use and construction type Flame spread ratings of materials (as per code) Landlord required notes (in this section) Floor Plans (1/4" = 1'-0" minimum scale): Demising and interior partition wall locations including dimensions Base building column lines with designations Rest room facilities (if applicable) Location of fixtures and equipment Recessed service door (if applicable) Location of access panels in floor (if applicable) Identification of waterproof membrane locations ADA/TSA path of egress indication Door and room finish schedules Typical section through demising walls Storefront Interior Elevations and Details: Storefront entry elevation (1/2" = 1'-0" minimum scale): Interior store elevations Identification of finishes and colors Longitudinal and typical section through storefront from slab to roof (1" = 1'-0" minimum scale) Storefront signage Neutral pier and bulkhead details Floor transition details Door frame details 13

18 A R C H I T E C T U R A L D E S I G N C R I T E R I A A L L R E T A I L T E N A N T S Reflected Ceiling Plan (1/4" = 1'-0" minimum scale): Ceiling heights Identification of ceiling materials Exit lights Emergency lights Light fixtures (All fixtures must be specified. Provide light fixture schedule.) Air diffusers and grilles Access panels Additional Design Information: Material sample board (labeled and keyed to plan) Color rendering (1/2" = 1'-0" minimum scale) or photograph of storefront prototype SIGNAGE DRAWING REQUIREMENTS (SEPARATE SUBMITTAL) Incorporate signage into storefront elevation Indicate letter height Provide typical letter section Indicate method of wiring and mounting Indicate color and materials Provide blade sign details LANDLORD REQUIRED NOTES: The following Landlord notes must appear on the cover sheet of all Tenants final construction documents: Tenant s general contractor shall deposit with Landlord s on-site representative the sum of $5, Tenant s general contractor must schedule a pre-construction meeting with Landlord s on site representative prior to work start. Tenant s contractor will repaint and/or repair Landlord s property, (neutral piers, bulkheads, rear corridor, etc.) damaged during Tenant improvement. All ceiling material must have Class A fire rating. Support wires for lay-in-ceiling grid, lights, HVAC equipment, etc., must not be connected to any of Landlord s electrical/plumbing/fire protection piping, mechanical equipment or deck above. All support wires may only be connected to top cord of joist and/or structural members. All materials used in the construction of this space must be fire retardant and asbestos free. Food-related tenants and upper level tenants with bathrooms shall provide a waterproof membrane in wet areas. Water test must be witnessed by on-site GGP authority. Tenant shall not penetrate Landlord s metal roof deck with any type fasteners. 14

19 A L L R E T A I L T E N A N T S A R C H I T E C T U R A L D E S I G N C R I T E R I A LANDLORD REQUIRED NOTES CONTINUED Tenant to remove any existing or newly abandoned materials, equipment, piping, ducts and wiring from premises. Cap service at point of origin and coordinate this work with Landlord s on-site representative. Tenant must comply with Title III of the Americans with Disabilities Act (ADA) and all local and state codes. Tenant contractor to contact on-site representative for required interface to Landlord s fire alarm system at Tenant s expense. Do not channel cut slab on any levels. Core drill only and install supplemental support framing. Any penetration or modifications to structural steel or structural concrete must be coordinated and approved by an on-site representative of General Growth Properties, Inc. Freestanding security devices are not allowed in the control zone. Security devices shall be concealed from public view. Tenant is to maintain any expansion joints within their leasable area. Install cover plates per mall requirements. Television antennas and satellite dishes are not permitted without prior landlord approval. Additional Landlord Required Notes for Food Court Tenants: Protect Landlord s canopy, sign cabinet and Landlord provided lighting. LANDLORD SUPPLIED ARCHITECTURAL ITEMS Demising Wall Studs: 3 5/8 metal 16 o.c. Floor Slabs: 5 slab on grade lower level 3 1/2 normal weight concrete on metal form upper level. Roof Structure: 1 1/2 metal deck on steel bar joist. 15

20 A R C H I T E C T U R A L D E S I G N C R I T E R I A A L L R E T A I L T E N A N T S DESIGN PHILOSOPHY The following criteria are provided to give the Tenant maximum design flexibility while maintaining a consistent and high quality retail environment at The Tucson Mall. This criteria will guide the Tenant s designer to create a store design compatible with the overall design intent of the mall. All storefront, interior designs and materials are subject to Landlord s approval. It should be understood that Landlord will review a Tenant design concept with neighboring tenants and make judgments that will benefit the entire mall. General Tenant Design Constraints Landlord will provide approximately 12'-0" height clearance throughout Tenant s space. Additional height may be achieved upon Landlord s written approval. Any alterations to Landlord s structure for utilities as a result of ceiling height increase shall be at Tenant s expense. Tenant s storefront must be self supported. Storefronts shall not be suspended from Mall bulkhead. Blocking, decking, framing and raised platforms shall be constructed of non-combustible materials. No combustibles above ceiling (i.e., transformer, water heaters, etc.). Provided 2" high black vinyl store space number and name, at rear exit door (or approved equal). Provided 3 high number on storefront noting space location. Waterproof membrane is required for all food-related and upper level tenant s with bathrooms. All floor penetrations must be sleeved and sealed liquid tight. Do not channel slab on any level. Core drill only and install supplemental support framing as required. Support wires for lay-in-ceiling grid, lights, HVAC equipment, etc., must not be connected to any of Landlord s electrical/plumbing/fire protection piping, mechanical equipment or deck above. Support wires must connect to top cord of joist and/or structural members. Any penetrations or modifications to structural steel or structural concrete must be coordinated and approved with Landlord s on-site representative. A second exit is required if exit travel distance exceeds 75'-0" within space or occupancy exceeds 50 people or space is greater than 1,500 sq. ft. (or as per code). Tenants that are adjacent to service corridors must provide an alcove so that an exit door is fully recessed behind the lease line when in the open position. Tenant must match service corridor finishes established by Landlord throughout corridor side of alcove and provide sprinkler coverage. (Refer to Fire Protection section.) 16

21 I N - L I N E T E N A N T S A R C H I T E C T U R A L D E S I G N C R I T E R I A STOREFRONT DESIGN CRITERIA IN-LINE TENANTS Storefronts shall be designed, fabricated and installed by Tenant at Tenant s sole expense. Storefronts should be predominantly glass and emphasize well-designed architectural elements, a sense of entry and imaginative show window displays. Storefront: Opening cannot exceed 50% of the total storefront width. Maximum opening width is 12'-0". Minimum width of entry to be 6-0. Closure shall occur at a minimum of 3'-0" behind lease line. One entrance per elevation is permitted. Entry height shall be a minimum of 9'-0" above finished floor. Swing doors are to be single acting in the direction of egress. Doors shall be fully recessed behind lease line when in the open position. Door stops must be flush with finished floor. Single track, narrow style sliding glass doors shall be enclosed in a door pocket or partition when in the open position. Door tracks are to be recessed flush with finished floor. Key plates must be concealed from public view. Totally open storefronts are prohibited. Solid walls 3-0 or longer in length are not permitted along the lease line. All storefront glass and glazing shall be tempered with beveled, polished edges and shall be set with 1/8" open butt joints between panes. Silicon joint fillers are not permitted. Glass storefront systems that exceed 10'-0" in height must be a minimum of 1/2" thick or per code. All storefronts, excluding doors, shall have a minimum 6" high approved durable base. Mall tile base is recommended. Tenant s contractor shall provide a 1-hour rated smokestop of 5/8" gypsum board on Tenant side of storefront bulkhead. Extend smokestop to deck above and seal. Storefronts must be full height and extend up to the height required. The underside of the soffit entry portals must be of the same material (not gypsum board). Architectural glazing clips are required for glass 10 of higher. Glazing clips must be metallic in nature and unique to the storefront. Creatively designed clips of a decorative, unique and/or colorful nature are required. Plastic or lucite clips are not permitted. Freestanding security pedestals or visible devises are not allowed. Security and theft detection systems must be integrated into the storefront and concealed from public view. 17

22 A R C H I T E C T U R A L D E S I G N C R I T E R I A I N - L I N E T E N A N T S STOREFRONT MATERIALS: Natural Hardwoods, solid of veneer, must be of the highest grade (select). Rich, visually dramatic Maple. Mahogany and Cherry hardwoods are acceptable. Plywood, particleboard and simulated (plastic laminates) are not acceptable. All wood and wood panel must be book and color matched. For landlord approval, submit an actual sample (9 x9 or larger) of the intended material and finish for review as part of the required material sample. Natural stones that are rich, elegant and/or visually dramatic are preferred. All stone materials (including marbles, granites ant tiles) must be book and color matched. All edged and corners must be mitered; no unfinished corners or edges are allowed. Tile may be used as a decorative feature and non-glossy tiles or intricate mosaic tiles may be used as accents and in limited field applications. Glazed finishes and 4 x4 ceramic tiles are not permitted. Plaster may be used in applications where it has a rich color and smooth finish. No heavily patterned or skip trowlled finishes are permitted. Use of plaster is limited to use in a creative application and of professional quality;- Venetian Plaster is highly recommended. Tenant must submit an actual sample (6 x6 minimum) of the intended material and finish for review as part of the required material sample board. GFRC and similar products can be add unique shapes and detail to a storefront design. A wide variety of standard and custom architectural forms, details and embellishments are available. Tenants must submit actual samples of the intended material and finish for review as part of the required material sample board. Tenants should not use primary materials or finishes the match or are similar to the landlord s surrounding construction as a substantial portion of their storefronts. Individual storefronts must be both unique and distinct from adjacent tenants and the mall s surrounding construction. 18

23 I N - L I N E T E N A N T S A R C H I T E C T U R A L D E S I G N C R I T E R I A ACCEPTABLE STOREFRONT MATERIALS Glass: Clear, 1/2" thick, tempered with polished and beveled edges Sandblasted or frosted glass Laminates (Maximum 10% of storefront area): Corian or equal Solid core Matrix or pattern finishes Matte and textured finishes Metals: Brass Break metal (seamless) Bronze Copper Electrostatic or powder coated colors Stainless steel Brushed or textured Tile: Natural stone panel/ tiles Decorative, hand painted or crafted tiles Polished or honed cut stone (i.e., marble, granite, terra cotta, etc.) Terrazzo Wood: Highest grade hard woods, painted or stained. Other materials: Venetian Plaster GFRC UNACCEPTABLE STOREFRONT MATERIALS Glass: Mirror Plexiglas Glass with film or applied vinyl graphics One-way or reflective glass Laminates: Simulated materials (i.e., brick, stone, wood, etc.) Metals: Antique Unfinished Anodized aluminum 4X4 ceramic tile Tile: Clay shingles Simulated masonry and stone Vinyl tile Quarry tile Wood: Distressed wood Masonite Plywood paneling or particle board Unfinished wood Miscellaneous: Cedar shakes Multispec or zolotone paints below

24 ARCHITECTURAL DESIGN CRITERIA IN-LINE TENANTS CONTROL ZONE CRITERIA IN-LINE TENANTS The front 4'-0" area from the storefront lease line has been designated as a control zone area. All tenants must comply with these requirements. Floor: Provide a smooth and level transition from Tenant s space to common area. Tenant must match Mall border tile from lease line to Tenant s storefront line or closure line. Provide 4'-0" minimum of hard surface transition flooring material past the point of entry. Ceilings: The undersides of soffit entry portals must be constructed of storefront materials gypsum board is not permitted. Ceiling elevations should vary within the 5'-0" control zone. Locate exit sign behind ceiling soffit so as not to be seen from the mall common area. Exit signs to be edge lit clear acrylic type. Recessed incandescent down lights shall be used in the control zone. Track lighting must be low voltage. Heads and track should be recessed. Sprinkler heads in ceiling must be flush or fully recessed type. Cover plates are to be chrome or a color that matches that of the ceiling. Acoustical tile is not allowed in control zone area (within 4'-0" of front lease line). 20

25 IN-LINE TENANTS ARCHITECTURAL DESIGN CRITERIA STORE INTERIOR DESIGN CRITERIA IN-LINE TENANTS Tenants are encouraged to provide a high quality, well detailed and unique interior environments. 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. Floors: Tenant is responsible for installing all finished floor coverings. Provide metal terrazzo or butt joint between all floor material changes. Vinyl or wide metal transition strips are not permitted. Provide waterproof membrane to base height where water is present (i.e., rest rooms) for upper level tenants and all food-related tenants. Saw cutting or trenching of the floors slabs are not allowed. Ceilings: Ceiling heights in Tenants space shall be a minimum of 10'-0". Higher ceilings may be allowed with Landlord s approval. Any alteration to structure or utilities shall not be allowed without Landlord s approval Any alteration to structure or utilities shall be at Tenant s expense. All sprinkler heads must be concealed type with white cover plates throughout the sales area. 21

26 A R C H I T E C T U R A L D E S I G N C R I T E R I A I N - L I N E T E N A N T S STORE INTERIOR DESIGN CONTINUED Lighting: Tenant shall provide lighting for the entire leased premises. Neon will require PK housing through all penetrations. All store cases shall be adequately illuminated and vented. Display windows shall be illuminated during center hours and controlled by a 7 day 24 hour time clock. All store lighting shall be glare free. Flashing, spinning, chasing or strobe lights are prohibited. Down lighting in the control zone to be high hat type. Walls: Tenants shall provide the required rated gypsum wallboard for their side of the demising wall. All interior wall surfaces accessible or visible to the public must be finished in an appropriate manner using quality materials and finishes. All music, video, and pet shops require a minimum 2" sound insulation in the demising walls. Slatwall is not permitted within 10'-0" of storefront. Finished inserts are required. Acceptable Store Interior Elements: Hardwoods Ceramic tile Natural stones Metals Laminates, Corian, etc. Carpet Gypsum wall board Concealed spline 2'x2' acoustical ceiling system with 3/8" tegular edge, non-fissured tile (2'x4' scored tile is acceptable) Painted 5/8", Type X gypsum board H.I. D. lighting with Landlord approval Track lighting, fixture can head, not to exceed 5" in length Unacceptable Store Interior Elements: Vinyl and rubber flooring and base in sales area Vinyl transition strips between material floor changes Unfinished concrete in sales area Indoor/outdoor carpeting or non-commercial grade carpeting. Unfinished or simulated metals 2'x4' fluorescent light fixtures Prismatic or acrylic lenses Exposed lighting in sales area Strobe, spinner, chase, or moving type of lighting 2'x4' acoustical ceiling system in sales area Mirrored ceiling Peg board in any form. 22

27 I N - L I N E T E N A N T S A R C H I T E C T U R A L D E S I G N C R I T E R I A STOREFRONT SIGNAGE DESIGN CRITERIA IN-LINE TENANTS 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. All signage is subject to Landlord approval. Landlord reserves the right to disapprove any signage that does not comply with Landlord s criteria or lease exhibit. Signage Requirements: Signage not to exceed 70% of the width of the storefront Signage limited to Tenant trade name (d.b.a.) only as defined in the lease Registered trademarks and manufacturers labels are not allowed Signage shall be placed on Tenant s storefront at a minimum of 8'-0" A.F.F. All illuminated signs must be fabricated and installed according to national, local building and electrical codes and must bear UL label All electrical penetrations through the storefront fascia for sign installation shall use PK housing Provide access to transformer and local disconnect Signage shall be illuminated during mall hours and controlled by a time clock Interior signs that are visible from outside the Tenant s space must be approved by Landlord All signage must be installed as per code All lower level tenant s signage must be closed off at the top to eliminate viewing interior of sign from above All wiring, raceways, cabinets, transformers, etc., must be concealed Neon is discouraged and limited to accent touches. ( Excluding food court) Acceptable Sign Types: Fiber optics Edge lit sandblasted glass Light boxes, if recessed and concealed Routed back-lit letters with translucent face Dimensional letters of metal, or painted wood Back-lit individual letters pin mounted a maximum of 1" from a non-reflective background High quality individual channel letter Unacceptable Sign Types: Vacuum formed luminous letters Paper, cardboard, foamcore, cloth and decals Exposed neon (accent neon) Animated and flashing lights Signs painted directly on Tenant s storefront sign 23

28 A R C H I T E C T U R A L D E S I G N C R I T E R I A I N - L I N E T E N A N T S STOREFRONT BLADE SIGNAGE DESIGN CRITERIA IN-LINE TENANTS Landlord has designed a standard blade mounting bracket for tenants to use on their storefronts within the shopping mall. Tenants are required to furnish and install a non-illuminated blade sign at Landlord s discretion. Tenant is to use typical blade sign detail as specified in this Tenant Criteria Manual. All blade sign locations are subject to approval by Landlord. For graphic consistency throughout the Mall, Tenants are required to use Landlord s sign vendor to purchase the bracket and install the bracket/sign. Blade Signage Requirements: Tenant must submit detailed sign drawings to Landlord for approval. Blade sign should include Tenant s name, logo and/or graphic image in color. Blade sign must be double-faced. The lowest point of the blade sign shall not be less than the designated minimum height above finished floor. Blade sign may be 3-dimensional. Hardware and mounting bracket specified by landlord at tenant s expense. A maximum of one sign per tenant is allowed. The graphic element of the sign may be paint, enameled, applique, or dimensional graphic. Final blade location must be approved by landlord. Blade sign must be designed to hang from Landlord provided bracket. Blade sign must not exceed the designated control zone. Tenant sign to be a fabricated sign cabinet of sintra, aluminum, or wood with applied graphics. Cabinet to be a minimum of 1 thick. The perimeter of the sign shall fall within the 1-4 x 2-7 boundary shown. 24

29 I N - L I N E T E N A N T S A R C H I T E C T U R A L D E S I G N C R I T E R I A GENERAL NOTES: - 2" X 2" PAINTED ALUMINUM TUBES - 1/4" THICK SINTRA PANELS WITH APPLIED VINYL GRAPHICS MOUNTED TO ALUMINUM TUBES WITH NO EXPOSED FASTENERS GRAPHIC PANEL DESIGNS; FOUR DESIGNS TO BE DISTRIBUTED EQUALLY AMONG TENANT BLADE SIGN BRACKETS - SIGN IS DOUBLE FACED TENANT BLADE SIGN - GRAPHIC PANELS NO SCALE BLOCKING AS REQUIRED ESCUTCHEON PLATE TO HIDE MOUNT 2X2 ALUMINUM TUBE 9" 1 1/4" 2" 9" 2" 3" 2X2 ALUMINUM TUBE SINTRA PANEL WITH APPLIED VINYL GRAPHICS TENANT BLADE SIGN BRACKET - PLAN NO SCALE ESCUTCHEON PLATE TO HIDE MOUNT 9'-6" A.F.F. 1'-6" MAXIMUM AREA OF TENANT SIGN 2'-7" 1'-4" SINTRA PANEL WITH APPLIED VINYL GRAPHICS. ONE OF FOUR POSSIBLE DESIGNS. TENANT BLADE SIGN TO BE SINTRA, ALUMINUM OR OTHER OWNER APPROVED MATERIAL. TENANT BLADE SIGN BRACKET - ELEVATION NO SCALE 25

30 26 View of Food Court

31 FOOD COURT CRITERIA 27

32 A R C H I T E C T U R A L D E S I G N C R I T E R I A F O O D C O U R T T E N A N T S STOREFRONT DESIGN CRITERIA FOOD COURT TENANTS Tenants are encouraged to develop a unique and innovative design that will enhance the space, thus avoiding a traditional franchise look. It is the landlords s intent that food court tenants convey an open market atmosphere and therefor it is important that the tenant s design shall be compatible with neighboring tenants. Note: all food court tenants must comply with all health regulations and applicable ordinances of local governing authorities. Front Counter: Each food court tenant should have a unique product and personality. This personality should also be reflected in the design and layout of the front service counters. Counters must utilize materials that are upscale in quality, resist wear and dirt accumulation, and be easily maintained. Counters are to be custom designed and follow the lease line. A combination of natural materials, such as granite, marble, slate or metals must be used. Wood, solid surfacing materials and ceramic tiles in a variety of shapes and sizes may only be used in limited applications. Monochromatic usage of materials and laminates is not permitted. Decorative, hand painted, or crafted tiles are encouraged. Front serving counter must be recessed 2-0 behind the counter. Open storage of packaging, paper goods and supplies will not be permitted at any time. Food service equipment, beverage towers, ice machines and cash registers should be completely shielded from view. The use of high quality glass and stainless steel sneeze guards is permitted. Counter Face: Tenant shall design and install the main serving counter face at all food court tenant spaces. A 4" high base toe kick should be recessed 3". Base material shall be a durable material, such as ceramic or porcelain tile, natural stone, marble or granite. The front edge of the counter top must be 6 high and must be a continuation of the counter finish. 28

33 F O O D C O U R T T E N A N T S A R C H I T E C T U R A L D E S I G N C R I T E R I A Countertop: The front counter shall have a 2" radius bullnose and be constructed of solid core surfacing material. Recesses in the top counter surfaces (for cash register, food trays, drink dispensers, etc.) must be set back a minimum of 8" from the front edge of the counter. Beverage machines or self service appliances are not permitted at the front counter line. All other equipment must be screened and recessed into the countertop. Sneeze guards shall be architecturally compatible with counter design and in accordance with code. Framework trim is to be metal and glazing laminated or tempered safety glass with butt joint detailing. Acrylic or Lucite is not permitted. Provide a 1/2" metal reveal (painted to match service counter) between counter and neutral pier. Product Display: Creative display of food and beverage products is required of all merchants. A minimum of 60% of the counter width must be devoted to display. The Landlord will request photos or samples of product displays as part of the drawing review process. Maximum height of display cases is 54" AFF Cases must be integrated within the counter in coordinating finish materials. Menu Board: Menu boards are a critical element of the overall graphic presentation and success of food merchants. They must be designed as an integral part of the graphics package and complimentary to the primary signage character. Tenants are strongly encouraged to consult a graphic designer for menu board design. Non-illuminated and non-commercial type menu boards are required, ie.g., not standard factory products. Artisan quality, hand painted, customize typefaces, or chalkboards are desired features must be professionally produced. Installation is to be a minimum of 6'-8" high and held a minimum of 18" from demising walls. A minimum of two colors for lettering is required, with a third recommended for accent. A minimum of two type styles are required. Internally illuminated photographs will be permitted. Photographs must be professionally produced and approved by Landlord prior to fabrication. Materials must be non-reflective to avoid glare from external light sources. 29

34 A R C H I T E C T U R A L D E S I G N C R I T E R I A F O O D C O U R T T E N A N T S CONTROL ZONE CRITERIA FOOD COURT TENANTS The front 9'-0" (field verify) area from the food court lease line into the tenant space has been designated as a control zone area. All food court tenants must comply with this criteria. Ceiling: Tenant shall provide a non-porous, washable ceiling in kitchen areas. Painted gypsum wall board, metal or a sealed wood ceiling shall be used in the control zone area. Lay-in panel ceilings are not acceptable in areas visible to the public. Lighting: Provide accent lighting at the countertop using recessed incandescent, low voltage track lighting or pendant type fixtures. Provide recessed incandescent fixtures and flush mounted sprinkler heads within the control zone. Fluorescent lighting is not acceptable in areas visible to public view. Flooring: Provide a ceramic or quarry tile floor and base. Provide a waterproof protective membrane throughout premises and turn up to 6" at demising walls. A water flood test of each tenant space will be required. All areas of the tenant s premises shall receive a 6 coved base of the same material as the floor. Walls: All wall material shall be washable and non-porous (i.e., ceramic tile, stainless steel). Provide a 1-hour food preparation screen wall with service door separating the service and food preparation areas. Service door shall be self-closing to shield the back room from public view. Mirrored walls are not acceptable within control zone area. Painted gypsum wall board is not permitted in control zone area. STORE INTERIOR DESIGN CRITERIA FOOD COURT TENANTS The use of quality materials for flooring, walls, ceilings and lighting is required and are subject to Landlord s approval. Ceiling: Tenant shall provide a non-porous, washable ceiling in kitchen areas. Acoustical Tile Lighting: Fluorescent type lighting is acceptable. Floors: All materials shall be of washable nonporous materials. Ceramic or quarry tile floor and base in food preparation area. Provide a waterproof protective membrane throughout premises and turn up to 6" at demising walls. A water flood test of each tenant space will be required. 30

35 F O O D C O U R T T E N A N T S A R C H I T E C T U R A L D E S I G N C R I T E R I A SIGNAGE DESIGN CRITERIA FOOD COURT TENANTS To maintain a consistent signage theme throughout the food court, each tenant will be required to install their d.b.a. name on the face of the sign band area. Landlord will provide an empty conduit at sign band area. Tenant shall utilize this conduit for all associated signage wiring and remote placement of transformer. All tenants must submit detailed sign shop drawings for Landlord approval prior to fabrication of any signage. Only one main sign per storefront is permitted. Signage Requirements: Signage not to exceed 70% of the width of the storefront. Signage limited to Tenant trade name (d.b.a.) only as defined in the lease. Registered trademarks and manufacturers labels are not allowed. All illuminated signs must be fabricated and installed according to national, local building and electrical codes and must bear UL label. All electrical penetrations through the storefront fascia for sign installation shall use PK housing Provide access to transformer and local disconnect. Signage shall be illuminated during center hours and controlled by a time clock. Interior signs that are visible from outside the Tenant s space must be approved by Landlord All signage must be installed as per code. All wiring, raceways, cabinets, transformers, etc., must be concealed. 31

36 A R C H I T E C T U R A L D E T A I L Food Court Elevation Food Court Section 32

37 A R C H I T E C T U R A L D E T A I L Lower Level Elevation 33

38 A R C H I T E C T U R A L D E T A I L Upper Level Elevation 34

39 A R C H I T E C T U R A L D E T A I L Bulkhead Section 35

40 A R C H I T E C T U R A L D E T A I L Lower level Neutral Piers 36

41 A R C H I T E C T U R A L D E T A I L Upper level Neutral Pier 37

42 A R C H I T E C T U R A L D E T A I L Tenant Demising Wall 38

43 A R C H I T E C T U R A L D E T A I L Tenant s rear alcove 39

44 A R C H I T E C T U R A L D E T A I L Sound demising partition Note: Required for all music, video, pet shops and arcades. 40

45 MEP AND FIRE PROTECTION DESIGN CRITERIA 41

46 M E C H A N I C A L D E S I G N C R I T E R I A A L L T E N A N T S The following is a list of minimum design information required to expedite plan approval by the Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum checklist to be used by the Tenant s design consultants to complete the construction documents. It is the responsibility of the Tenant s architect or engineer to field verify dimensions, utility locations and conditions prior to and during construction. We urge you to read this manual in its entirety in order to fully understand the requirements needed to generate an approvable set of construction documents. HVAC DRAWING REQUIREMENTS Location of all VAV boxes and CFM. Total CFM requirements for area. Mechanical symbol and equipment list. Duct sizes and heights above finished floor. Diffuser and grille schedule. Indicate CFM for each diffuser on plan. Plenum return air system indicated (if applicable) Damper locations. Type of insulation. Thermostat or temperature sensor locations. Control wiring diagram. Toilet exhaust detail. Notes and specifications. MEP load tabulation sheet (refer to page XX) or Center required engineering forms and schedules (refer to enclosures). Provide cooling load calculations. Additional Food Related Tenant Requirements: See utilities chart for exhaust and make-up air for lower level. Electrical interlock that causes the exhaust fan to run simultaneously with tenant lighting. (upper level) Automatic extinguishing equipment shall be installed in accordance with NFPA standard 96. Makeup air unit details and specifications. (Upper level) Specifications of exhaust equipment. ( Upper level) Cooking hood details and equipment. Automatic fire extinguishing equipment. Control/fire alarm wiring interface diagram (if applicable). Show air balance calculations. Exhaust fan must be equipped with a residue trough to be maintained by the tenant. Exhaust to exceed outside air intake by 10% or 200 cfm minimum. Extinguishing systems shall be Underwriters Laboratories approved wet chemical pre-engineered systems designed as per code with the following features. 1. Protection of hood and duct. 2. Surface protection for deep fat fryer, broiler, and range. 3. Automatic device for shutting down fuel or power supply to appliances, these devices must be of manual reset type. 42

47 A L L T E N A N T S M E C H A N I C A L D E S I G N C R I T E R I A LANDLORD SUPPLIED HVAC DESIGN Landlord has designed and installed a central air conditioning system and main duct work for a VAV system. Tenant shall provide a complete mechanical system from Landlord s supply within the leased premises, including but not limited to, connection to supply duct work, installation of VAV mixing box(es), low pressure rigid metal duct work, grilles, registers, controls and circuitry necessary for the satisfactory operation of an air conditioning system. Controls for the VAV boxes shall be furnished with the VAV terminal and power provided by the tenant. Tenant shall verify the return air plenum requirements (if applicable). Landlord s system is designed to maintain tenant space at 78 F when outdoor temperature is 102 F and 72 F wet bulb. Supply air quantity and temperature to the VAV box will be listed in the utilities chart. The Landlord does not provide central heating to the tenants. Any tenant desiring heating for outside wall load shall provide heat by means other than re-heat coils in the VAV system. Note: If predetermined Landlord supplied CFM is inadequate for Tenant s design, tenant must request in writing for additional CFM, or submit supplementary cooling design. Tenant Responsibility (all designs): Tenant shall provide a complete mechanical system within the leased premises, including but not limited to the following, low-pressure rigid metal duct work, grilles, registers, controls and circuitry necessary for the satisfactory operation of an air conditioning system. Verify with Landlord s on-site representative regarding any interface to existing Life Safety System. All supply, return and exhaust systems must be balanced and tested by landlord s approved air balance mechanical contractor at tenant s expense. Tenant to submit a copy of the report to Landlord s on-site representative. Duct work shall be free from vibration. If duct work has excessive vibration, Tenant shall provide additional braces and or supports. Additional supports must be hung from the top of joist cord and/ or beam. No flex duct over 5-0 in length. Any odor-producing tenants (i.e., hair salon, nail and food tenants, etc.) must provide an additional exhausting system approved by Landlord to eliminate odors. Coordinate shaft routing with Landlord s on-site representative prior to plan submission. Provide conditioned make-up air equal to 90% of the exhaust air. Verify the location of existing Landlord control wiring. New work must be arranged as to not conflict with or restrict access to existing work. Tenant shall provide ceiling-mounted exhaust fans for toilet rooms. Fans shall have backdraft dampers and be connected to Landlord s exhaust duct. Fans shall be interlocked to run whenever the toilet rooms light switch is turned on. Any equipment required by tenant to be located on the roof shall be approved by the Landlord s representative. Tenant shall furnish all support curbs or rails for installation by Landlord s roofing Contractor at tenant s sole expense. 43