DESIGN INSPIRATION DESIGN APPROACH TENANT CRITERIA VOLUME 1 OF 3 ISSUE:

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1 DESIGN INSPIRATION VOLUME 1 OF 3 DESIGN APPROACH TENANT CRITERIA ISSUE:

2 CREATING LIVING SPACES At Ivanhoé Cambridge, we understand excellent design results from the tasteful blend of public and private space, and that the more people interact, the more vibrant, innovative and unique a space becomes. The manner in which people live, work and entertain continuously evolves and by creating spaces that inspire as well as meet peoples needs, we aspire to create environments that support their changing lifestyles. A focus on our guest s experience is at the very heart of our approach. Our shopping centres are so much more than walls that define an enclosed space. They are about how people feel in that time and at that place. They are about forming a network of experiences that brings a space to life. Real estate is about more than buildings, it s about how we live. ivanhoecambridge.com It s about how we live.

3 TABLE OF CONTENTS 1 GENERAL INFORMATION GENERAL REQUIREMENTS DEFINITIONS TENANT COORDINATION & REFERENCE MANUALS 9 2 DRAWING PREPARATION SUBMITTAL PROCESS & TIME-LINE PRELIMINARY DRAWING REQUIREMENTS WORKING DRAWING & PERMIT REQUIREMENTS 14 3 DESIGN - RETAIL STOREFRONT DESIGN CRITERIA (CONTROL ZONE) Design Intent Storefront Openings & Glazing Demising Caps, Bulkhead & Leaselines Entry & Closure Design Materials (Merchandise Control Zone) Multimedia Elements & Storefront Lighting General Standards (merchandise Control Zone) STORE INTERIOR (BEHIND CONTROL ZONE) Interior Design Partitions, Floors & Ceilings Lighting Materials & Details SIGNAGE - RETAIL Blade Signs 34 4 DESIGN - FOOD RESTAURANT DESIGN (IN-LINE) Design Intent - Dining, Cafes & Casual Entry & Storefront Design FOOD HALL DESIGN (CONCESSIONS) Design Intent Closure & Counter Design GENERAL STANDARDS (FOOD) Partitions, Floors & Ceilings Lighting Hoods, Equipment & Fixtures SIGNAGE & MENUS (FOOD) 44 5 KIOSK CRITERIA KIOSK CRITERIA Design Intent Displays & Counters Lighting & Canopies Materials & Details Food Kiosks General Standards SIGNAGE - KIOSK 54 6 POP-UP CRITERIA RETAIL POP-UP CRITERIA FOOD POP-UP CRITERIA 60 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 3

4 INTRODUCTION DESIGN INSPIRATION VOLUME 1 of the Tenant Information Package (TIP), will serve as a creative guideline during the preparation of the design concept for your store. It is intended to inspire and encourage quality design and establish a common design baseline for the benefit of all Tenants. This manual has been divided into the following sections: 1 GENERAL INFORMATION 2 DRAWING PREPARATION 3 RETAIL DESIGN CRITERIA 4 FOOD-USE DESIGN CRITERIA 5 KIOSK CRITERIA 6 POP-UP CRITERIA Refer to DESIGN DETAILS - VOL 2 for additional property specific design criteria and permitting information. Refer to CONSTRUCTION - VOL 3 for information specific to the construction process. 4 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION Photo: Guildford Town Centre Ivanhoé Cambridge

5 1 GENERAL INFORMATION The Landlord reserves the right to amend or add to the Tenant Information Package (TIP) in this manual at any time and the Tenant is obligated to abide by such changes upon notification thereof. This document contains general guidelines for tenants. However, The conditions of the lease and its appendices have priority over this document. Photo: Metropolis at Metrotown Ivanhoé Cambridge IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 5

6 1.1 GENERAL REQUIREMENTS SITE SURVEY A Site Survey of the premises is required prior to completion of Tenant s final construction drawings. EXTRA LOADS ON THE BASE BUILDING With the exception of regular suspended ceiling systems and light fixtures, no extra load can be imposed on building slabs without prior written approval from the Landlord and the Landlord s structural engineer. building electrical and mechanical components cannot be relocated without prior written approval from the Landlord and the Landlord s structural engineer. Furthermore, such work may have to be completed by Landlord s Required Contractor. For a list of required contractors and additional details, refer to VOL 3 - CONSTRUCTION. No display systems can be hung from the walls unless they have been approved in writing by the Landlord. Demising walls built with metal framing and gypsum board are not intended for this use and the Tenant must build and provide its own support. SPECIAL CONDITIONS The Landlord may consider implementing special conditions not mentioned in this document. Landlord reserves the right to refuse proposals that violate provisions of this document or that do not align with the aesthetic objectives established for the Centre. BASE BUILDING UTILITY ACCESS The Tenant is advised that certain fixed base building electrical and mechanical services may pass through the Leased Premises, and have been established throughout the Centre. The Tenant must accommodate these components within their design and ensure that appropriate access is provided for maintenance purposes. Base 6 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION Photo: Bayshore Shopping Centre Ivanhoé Cambridge

7 1.2 DEFINITIONS For the purposes of this manual, the following terms have been defined: LANDLORD The party authorized to execute the leasing agreement (s) as Landlord, including their successors and assigns; and where the context permits, Landlord will also include all the officers, directors, employees, agents and contractors of Landlord, as well as any person under the Landlord s exclusive control. TENANT The person or persons signing the lease as Tenant. Where the context permits, Tenant will also include all the Tenant s servants, employees, agents and contractors, as well as any person under the Tenant s control. EXHIBIT C Shall refer to the Exhibit C of the Tenant s Executed Lease. TENANT INFORMATION PACKAGE (TIP) The Tenant Information Package provides project design and construction criteria and consists of three volumes: VOL 1: DESIGN INSPIRATION Design Approach VOL 2: DESIGN DETAILS Property Specific VOL 3: CONSTRUCTION Contractor Start-Up Information REVIEWED DRAWINGS Tenant store working and construction drawings as reviewed by Landlord, bearing the Landlord s reviewed stamp. A set of reviewed drawings must remain on site at all times. FIXTURING PERIOD This term is synonymous with Finishing Period in accordance with the Tenant s Lease. AUTHORITY HAVING JURISDICTION (A.H.J.) This term shall include and be interchangeable with the following: Ivanhoé Cambridge Inc. Hydro, Telecom, Gas provider applicable to the province or municipality Building Code applicable to the province or municipality Health/food safety Any governing authority having jurisdiction TENANT OUTLINE DRAWING (TOD) An electronic drawing that incorporates all of the base building information from architectural, structural, mechanical and electrical construction drawings as it relates to the Tenant s specific Premises including any storefront details, for the Tenant s (and their professionals ) use in preparing their store fit-out drawings. TOD will be provided in electronic (PDF) format only. In some cases the Tenant is taking over existing spaces, and there may not be TOD drawings available; Tenants may be provided with previous Tenant s drawings. Photo:The Core Shopping Centre Ivanhoé Cambridge & AIMCO IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 7

8 PREMISES The Premises are the leased area occupied by a Tenant in a shopping centre for commercial purposes. If Premises are self-enclosed, the boundaries shall extend to the exterior face of all exterior walls, doors and windows, or those separating the Premises from Common Area and Facilities, the centre line of all interior walls separating the leased area from the adjoining leasable premises; and from the top surface of the structural sub-floor to the underside of the roof or any structural floor slab immediately above the Premise s ceiling. If the Premises are open to the Shopping Centre s ceiling, the Premises limits will extend from the top surface of the structural sub-floor to the upper part of the Premises permanent structure. STOREFRONT Shall mean the separation between the Leased Premises and Common Area, and shall include, at a minimum: glazing, entry elements, doors, grilles, bracing and supports, depressions and any walls between the Leased Premises and the Common Area as reviewed and approved by Landlord and installed in accordance with the terms of Exhibit C. LEASE LINE The line that determines the boundaries of the leasable area. To locate this line, refer to plans and details on the Lease Outline Drawings (LOD.) DEMISING WALL The wall separating tenant premises from each other and ending in a demising cap (if applicable). This wall may extend to the underside of the upper slab or floor, or the underside of the roof. Under no circumstances may the Tenant alter the demising wall without Landlord s prior written approval. DEMISING CAP Finishes and details of the pilaster that separates two Premises. Each Tenant s Premises is framed by two pilasters. The Tenant s finishes must extend all the way to the demising cap. CLOSURE LINE Shall mean the line where the Tenant s storefront meets the Landlord s Common Area floor when the storefront security grille is closed, as viewed from the mall. BASE BUILDING STRUCTURE (BBS) The Base Building Structure is the building envelope and any construction, system or element supplied by the Landlord. The Tenant cannot alter elements of the BBS without obtaining prior written approval from the Landlord. PROJECTED STOREFRONT (POP-OUT) Storefront that goes beyond the imaginary limit defined by the two demising caps. When permitted, the projected storefronts must be within lease line boundaries. CONTROL ZONE An interior zone of leased space between the lease line and/or the physical storefront and a distance set by the Landlord no less than 6-0 in from the lease line. Any display element or area that forms part of the storefront display is also considered to be in the Control Zone. This zone forms part of the Tenant storefront experience and must be treated with an elevated attention to detail and quality. The Landlord reserves the right to review all aspects of the Tenant s layout and facilities and finishes in this zone. SUSTAINABILITY Tenants are encouraged to design, build and operate spaces that improve and support the sustainability of this Shopping Centre. All tenants should consider design strategies and systems that limit the impact of their energy and water use, and reduce the amount of waste they generate. For additional information on sustainability initiatives of this Shopping Centre, please refer to VOL 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA Section 3.8 for additional detail. 8 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

9 1.3 TENANT COORDINATION & REFERENCE MANUALS TENANT COORDINATION It is the function of the Ivanhoé Cambridge (IC) Tenant Coordination Team to help you open your store on time and to ensure that your store is architecturally compatible with, and of the same design quality as, the Shopping Centre. IC Tenant Coordination is the liaison between Landlord (IC) and the Tenant, and interfaces with Tenants, Architects, Engineers and Contractors. Questions, comments and submissions should be directed to the IC Tenant Coordinator. The Tenant and his or her consultants are strongly encouraged to consult the IC Tenant Coordinator on a regular basis in each phase of their project: initial design approach, full design and permit submissions, construction, and development of work schedule, in order to facilitate the physical implementation of the Tenant s retail space in the Shopping Centre. For Tenant Coordination contact information, refer to VOL 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA REFERENCE MANUALS The following reference manuals (Tenant Information Package) are to be used in conjunction with tenant outline drawings, lease exhibits, and all applicable codes. In case of discrepancy between these manuals and Exhibit C; Exhibit C of the lease shall apply and take precedence. VOLUME 1: DESIGN INSPIRATION Design Approach - Tenant Design Criteria VOLUME 2: DESIGN DETAILS Property Specific - Tenant Design Criteria VOLUME 3: CONSTRUCTION Contractor Start-Up Information Package, Bulletins & Addendum COMPONENT TITLE DESCRIPTION VOLUME 1: DESIGN INSPIRATION Design Approach - Tenant Design Criteria Provides global design and sign criteria for retail and food tenants VOLUME 2: DESIGN DETAILS Property Specific - Tenant Design Criteria Contains local, property specific architectural, signage, engineering and permit information VOLUME 3: CONSTRUCTION Contractor Start Up Information Package Provides site specific forms, rules & regulations for Tenant General Contractors Photo: Metropolis At Metrotown Ivanhoé Cambridge IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 9

10 10 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION Photo: The Core Shopping Centre Ivanhoé Cambridge & AIMCO

11 2 DRAWING PREPARATION The following section is intended to be used as a guideline for Tenant and the Tenant s Design Team during the planning and design phase of their Tenant Retail Unit. The preparation and submission for Landlord s review of drawings, samples and specifications for the finishing of the Premises shall be in accordance with the time schedule laid out in Exhibit C. These drawings shall be prepared by qualified Architects and Engineers who are licensed to work in the Province of the property, examples of whose previous design work shall be of a standard acceptable to the Landlord. Please reference VOL 2 - DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA for additional requirements specific to your property/location. IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 11

12 2.1 SUBMITTAL PROCESS & TIME-LINE The drawing submission process is a collaborative effort between Tenant and Landlord. The following pages outline the process and typical drawing requirements. Refer to Page 13 for Timeline. Refer to VOL 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA for additional detail. DRAWING SUBMISSION PROCESS The following activities are required of Tenant: STEP 1 Project Launch Review Tenant Information Package (TIP) in its entirety: Assemble Creative Design Team Contact Tenant Coordinator with questions STEP 2 Concept Design Submit Preliminary Design Concept within Lease specified time-line. Obtain Preliminary Landlord Approval STEP 3 Working Drawings Submit Working Drawings within Lease specified time-line. Obtain Landlord approval of Working Drawings. STEP 4 Misc. Submittals Submit Sprinkler Shop & Fire Alarm Drawings (if required) for Landlord Approval. Submit Sign Shop Drawings for Landlord Approval. STEP 5 Permits Research required permits (Building, Signage, Health Dept., etc.) Apply for and Secure required Permits STEP 6 Space Delivery Inspect and Accept Premises from Landlord. Retain Licensed General Contractor & Schedule Pre-Construction Meeting with Landlord s Tenant Coordinator. STEP 7 Construction Construct Tenant Improvements Secure all required AHJ and Landlord final approvals/inspections Secure Certificate of Occupancy STEP 8 Store Open & Close-out Open Store to Public. Submit to Landlord required project close-out documentation 12 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

13 EAST REGION (Quebec) TENANT IMPROVEMENT TIME-LINE This diagram provides a generic critical path schedule for a typical Tenant Improvement Process; including step by step procedures for design review, building permit application, and obtaining final occupancy certificate. Please follow the time-line in order to ensure your required documents are submitted in a timely manner to facilitate a smooth and successful project! TOD ISSUED Tenant Drawing 30 to 45 DAYS Landlord Review Process 45 to 60 CENTRAL REGION (Ontario) Building Permit 21 to 30 Landlord Construction on scope exceeding typical Tenant Improvement Construction 45 to 60 45, 60, 90*,120** Do not hesitate to contact your Ivanhoé Cambridge Tenant Coordination Team at any point throughout your tenant improvement process for assistance. NOTE: Tenant is responsible to verify time frames property specific with Tenant Coordinator and the local Authority Having Jurisdiction (A.H.J. s). TOD ISSUED Tenant Drawing 30 to 45 DAYS Landlord Review Process 45 to 60 Building Permit 30 to 45 Landlord Construction on scope exceeding typical Tenant Improvement Construction 45 to 60 45, 60, 90*,120** WEST REGION (Alberta & British Columbia) TOD ISSUED Tenant Drawing Landlord Review Process Building Permit Landlord Construction on scope exceeding typical Tenant Improvement Construction 30 to 45 DAYS 45 to to to 60 45, 60, 90*,120** WEEKS NOTES: * Graphic Denotes a Typical 90 day TI; ** Denotes Anchor Tenant IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 13

14 2.2 PRELIMINARY DRAWING REQUIREMENTS A digital file in PDF format of store design drawings shall be submitted to Landlord for review purposes. Refer to VOL 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA for a complete list of Preliminary Drawing Submittal Requirements. PRELIMINARY DESIGN CONCEPT DRAWINGS A colour elevation of Landlord s storefront showing Tenant signage including all details & specifications, floor plans, elevations, sections, and renderings indicating colour selections and finishes, material samples firmly attached to material sample board(s) (maximum size: x 11 ), and layouts including location of fixtures both permanent and movable. Anchor Tenants must submit colour rendering of interior and exterior storefronts and material sample boards of proposed materials. After receipt and review of store design drawings, Landlord shall return to Tenant a PDF copy with modifications required and/or approval, clearly indicated. If store design drawings are returned to Tenant with comments, but not bearing approval of Landlord, said drawings shall immediately be revised by Tenant and resubmitted to Landlord in accord with time-frames and procedures identified in Exhibit C. 2.3 WORKING DRAWING & PERMIT REQUIREMENTS The complete set of Construction Drawings shall incorporate all of Landlord s comments on preliminary store design drawings and shall contain detailing and engineering sufficient for Tenant to obtain a Building Permit and construct the Premises. Modifications from Tenant s store design drawings shall be bubbled and identified with a revision number. The revision number and date will be identified on the title block of each sheet as appropriate. Any additional deviations from Landlord s criteria not previously approved or accepted by Landlord on Tenant s store design drawings are to be clearly designated on the drawings and accompanied by a written request for approval for such additional deviations to the Landlord. Retail Unit/Store working drawings and specifications, in electronic (PDF) format, are to be submitted to Landlord for approval within time-frames identified in Exhibit C of Tenant Lease. Refer to VOL 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA for a complete list of Working Drawing Submittal Requirements. WORKING/CONSTRUCTION DRAWINGS Retail Unit/Store working drawings and specifications shall at a minimum include the following: a. Key plan with Retail unit number clearly identified; 14 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

15 b. Floor plan and layout of fixture including locations for both movable and permanent fixtures; c. Overall sections; d. Reflected ceiling plan; e. Merchandising zone layout plan, including cut sheets for fixtures and/or mannequin types and photos of any existing storefront renderings that will help explain the layout plan. A coloured rendering is required if photos are not available; f. Plan, coloured elevation, and sections of storefront, with finish materials board(s) (maximum size x 11 ) including manufacturers, model numbers, colour numbers, and all other identifying information; g. Interior elevations and floor plans; h. Full sections of types of partitions used; i. Details of special conditions encountered; j. Door schedule with jamb details; k. Finish and colour schedules with samples; l. Stamped Mechanical Engineer s drawings for heating, ventilating, and air conditioning plans, including all demonstrated load tabulations; m. Stamped Electrical Engineer s drawings for all electrical plans, including all demonstrated load tabulations; o. Structural load tabulations; p. Stamped Engineer s seismic restraint details, connections details and calculations, as required by local building code and the A.H.J; q. Any and all other plans and specifications as may be required by the fire and building authorities or other governing bodies. As soon as practicable after receipt of store working drawings and specifications, Landlord shall return to Tenant one (1) electronic copy of store working drawings and specifications bearing Landlord s comments and approval, if applicable. If Tenant wishes to take exception thereto, Tenant may do so in accord with timeframe and procedure identified in Tenant Exhibit C of Lease. Unless such action is taken, it will be deemed that all comments made by Landlord on store working drawings and specifications are acceptable to and adopted by Tenant. If store working drawings and specifications are returned to Tenant without Landlord s approval, they shall immediately be revised by Tenant and resubmitted to Landlord in accord with tie-frames identified in Exhibit C of Tenant Lease. PERMIT PLAN SUBMITTAL Please refer to VOL 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA or contact the Tenant Coordinator for specific local permit submittal requirements. n. Stamped Mechanical Engineer s drawings for plumbing plans; Photo: Bayshore Shopping Centre Ivanhoé Cambridge IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 15

16 16 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

17 3 DESIGN - RETAIL This section provides guidelines to assist Tenants with the design of your store within the Ivanhoé Cambridge portfolio of shopping centres. Ivanhoé Cambridge is committed to providing the highest quality environments and services for its customers as well as a pleasing backdrop for its Tenant storefronts. Tenants are encouraged to develop Best in Class storefronts and in-store experiences that will enhance their brands, and the overall shopping experience for its customers. In this section you will find explanatory texts, illustrations, and photos that govern the design criteria. Any renderings, drawings and floor plans contained in this Manual are included for illustrative purposes only, to assist Tenants in complying with the design criteria. IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 17

18 3.1 STOREFRONT DESIGN CRITERIA (CONTROL ZONE) Architecture is bound to situation... the site is a metaphysical link, a poetic link, to what a building can be. Steven Holl The criteria outlined in this section apply to the storefront itself as well as to the Merchandise Control Zone. Storefronts should create a sense of arrival and have an immediate visual impact on customers. The storefront establishes the ambiance of the retail environment and reinforces brand identity, which should be carried out throughout the store environment DESIGN INTENT CREATE A SENSE OF PLACE The creative contributions of individual tenants are critical to creation of a successful environment where the visitor feels a tangible sense of place. Each store design contributes to a project s overall aesthetic by providing excitement and a sense of discovery as one strolls through the plazas, sidewalks or concourses of the centre. INSPIRE CREATIVITY The Design Criteria is not intended to propagate strict and infallible formulas, but rather to inspire creativity and achieve design success. ESTABLISH IDENTITY In addition to providing reference for quality standards and construction requirements, this VOL 1 - DESIGN INSPIRATION - DESIGN APPROACH manual establishes goals and directions for the Tenant s creative design response to their location within the shopping centre. Similarly, Landlord s design review will consider not only specific issues of design such as form, materials, details and signage, but also Tenant s success in establishing their own brand identity while complimenting and respecting the design and architecture of the shopping centre. DESIGN WITH INTENTION The following basic objectives are required of each store design: Be creative. Alter or adapt the brand s prototype design concepts to meet the specific site location and environment. Develop a total design concept. Develop storefront architecture to coordinate with interior design and the merchandising plan. Enhance the customer experience. Exhibit a commitment to superior merchandising, create a unique customer experience, one which integrates sales and entertainment. 18 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

19 3.1.2 STOREFRONT OPENINGS & GLAZING The entry statement acts as an exclamation mark of the storefront design, and serves as the transition between exterior and interior. A strong entry statement is required and may be developed through a combination of entry doors, hardware, lighting and flooring transition. MAXIMIZE VIEWS Views into boutiques must be maximized through the use of large storefront openings or glazing. Full height glazing is encouraged. Minimum degree of transparency is 75% of the total storefront width. Less transparency will be considered, on a case by case basis, as long as the proposed storefront is creative and of high quality materials. Maximum storefront opening is limited to 60% of total storefront width. 100% open storefronts will not be permitted with the exception of storefronts less than 15ft in total width. GLAZING Glazed surfaces will be unframed tempered glass or tempered glass set into minimal frames, with an appropriate durable gauge of metal base. Glazing clips are permitted if additional structural support is required. No silicone joints. IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 19

20 Storefront Bulkhead Integrated Signage Storefront is open to the common area Bold Storefront Bulkhead Statement High Quality Materials Unique Window Frame System Maximum Storefront Transparency 20 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

21 3.1.3 DEMISING CAPS, BULKHEAD & LEASELINES DEMISING CAPS The Landlord s demising caps or design details delineate the total storefront width. The Tenant must provide the required details between his storefront and the Landlord s demising cap or end wall (if applicable). STOREFRONT BULKHEAD The Tenant may install a bulkhead along his storefront. Refer to the allowable bulkhead height and/or projection in VOL 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA. LEASELINES The Tenant may not exceed the lease line, with the exception of decorative mouldings, which may protrude beyond the lease line 4 maximum ENTRY & CLOSURE DESIGN All storefronts must be built onto the lease line for a minimum of 50% of the storefront length. If the entrance of the boutique is set back from the lease line, the floor finish in this area must be a continuation of the mall tile finish. This work will be carried out by the Landlord at the Tenant s expense. Alternatively, the Tenant may purchase the tile from the Landlord and have his contractor install it at his own expense and must follow the mall tile pattern unless otherwise specified in the mall specific criteria annex. Rolling or sliding closure systems must meet the following requirements: Storefront closures may be glazed panels, glass doors, sliding glass doors or folding grills (open panels or glazed). When opened, the doors must not exceed the lease line, and must be in a closed position behind a wall or in a decorative manner and reviewed or approved by Landlord. During the Centre s business hours, closures must be completely concealed from view in niches that form an integral part of the storefront design. Tracks on the ceiling and stops on walls must be fully recessed. IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 21

22 Glass Door Closure Incorporate transparency at the storefront Hand crafted, custom, natural materials 22 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

23 3.1.5 MATERIALS (MERCHANDISE CONTROL ZONE) The Storefront Control Zone or Merchandising Zone is the area where the customer transitions from Common space into the store interior. This zone must utilize premium materials with attention to lighting and customer visual experience. Control Zone depth varies at each property but typically is defined as the first 4 to 10 from Lease Line into the store. FLOOR MATERIALS Flooring materials may include: Properly sealed natural stone; Commercial grade porcelain tile; Wood PROHIBITED VCT tile; Plywood; Carpet; Exposed or polished concrete; Any non-durable material WALL MATERIALS Suggested wall materials include: Coloured or textured glass; Wood; Anodized or enamel finished metal; Stainless steel, copper or other metal finishes; Natural stones, ceramic or porcelain tiles; High quality smooth or moulded plastic or acrylic finishes PROHIBITED Wallpaper; Fabric; Exposed edge plastic laminate/melamine; Painted gypsum wallboard; Vinyl baseboards; Faux finishes; Painted MDF board CEILING FINISHES Ceilings within the Merchandise Control Zone will be of gypsum wallboard or another rigid material. PROHIBITED Acoustic tile Unique, Creative, and Durable Wall, Ceiling and Floor Materials IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 23

24 EXAMPLES OF MULTIMEDIA ELEMENTS STOREFRONT INTEGRATION NOTE: Customer s interaction with the multimedia component must occur within the Tenant s lease line and not obstruct in any way the Mall concourse circulation MULTIMEDIA ELEMENTS & STOREFRONT LIGHTING MULTIMEDIA ELEMENTS Ivanhoé Cambridge supports Tenants who wish to incorporate a dynamic media experience into their store design. In order to ensure a harmonized environment between the retail space and the mall, these are guidelines that must be observed. On vertical flat surfaces, by use of individual or multiple panels or screens. In this way, digital media may be introduced up to 10% of the storefront width. Within the storefront display, the multimedia element must be set back behind the storefront glazing. In three dimensional applications of multimedia elements, up to 25% of the overall control zone may be used for digital media. Tenants wishing to integrate digital media into a three dimensional fully unified storefront will have their design reviewed by the Landlord on an individual basis. All touch screen displays must be behind lease line, within niches or recessed storefronts. The Tenant is encouraged to incorporate multimedia elements into the design of the interior store space that are not part of the storefront or control zone. All digital displays or mood walls must be flawlessly integrated into the retail space or storefront and must be conducive to the brand experience. All digital content is to be reviewed and approved in writing by the Landlord prior to installation. LIGHTING - STOREFRONT Tenants are expected to use thematic lighting to distinguish and identify their storefronts in a manner consistent with the quality and illumination levels of the centre. Track lights for display must be recessed into drywall bulkhead above. Specialty track lights will be considered. The type and level of lighting must be carefully designed to enhance the overall storefront and storefront display presentation avoid fixtures that create glare. All electrical fixtures will be of high quality and approved by CSA and the Landlord. No glare from an exposed bulb will be allowed to project into the Centre. Neon lights may be installed on the storefront but will be subject to the Landlord s review on a case by case basis. PROHIBITED Decorative lighting in front of the storefront lease line, including goose-neck light fixtures. Specialty fixtures will be considered on a case by case basis. 24 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

25 Creative use of multimedia within the retail space is encouraged Digital screen is set back from storefront glazing Media will be conducive to store brand Creative use of multimedia within the retail space is encouraged IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 25

26 Three dimensional multimedia in the control zone area 26 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

27 3.1.7 GENERAL STANDARDS (MERCHANDISE CONTROL ZONE) Sprinklers must be recessed with cover plates. Display fixtures or accessories must be set back at least 1-0 from the closure line. Exposed metal hanging grids for banners are not permitted. They must be recessed into drywall bulkhead above and concealed from customer s view. Electronic security systems or any other theft prevention devices must be carefully integrated into the design of the storefront. All wiring must be installed and concealed behind the closure line. Utility columns or exposed raceways for electrical wiring are not permitted. The Tenant cannot install this kind of system until the Landlord has accepted drawings detailing the installation. PROHIBITED Source of ambient sound or noise Images projected by light fixtures on the floor, walls or ceiling Displaying an electronic address within the storefront and the Control Zone. Any graphic or marketing panels or images located in the Control Zone must be limited to the product and lifestyle images only. No price points will be permitted. Mall Bulkhead Demising Cap Beyond Mall Concourse Merchandise Control Zone Dimension Varies Varies Interior Ceiling by Tenant Tenant Store Interior Lease Line IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 27

28 3.2 STORE INTERIOR (BEHIND CONTROL ZONE) INTERIOR DESIGN A well designed store seamlessly interweaves the design of the interior, merchandise display, and the storefront. Attention to material selection, merchandise location, circulation, and lighting should all contribute to customer s store experience PARTITIONS, FLOORS & CEILINGS PARTITIONS Interior partitions must be framed with metal studs (16 (406 mm) o.c. Maximum) of a gauge determined by their height. The height will be according to site conditions, and the partitions will be finished with gypsum board on both sides. FLOORS The use of creative flooring materials is encouraged, including colored, patterned, sandblasted and textured concrete, terrazzo, tile, metal and natural stone. CEILINGS It is preferable to build ceilings as high as possible under existing structures. A minimum of 10-0 is required unless physically impossible due to base building constraints. Install discreet access panels in gypsum board ceilings as required for the maintenance of Landlord services concealed in ceiling spaces, as determined by shopping centre operations managers. Design concepts without closed ceilings must meet the following requirements unless otherwise specified in the mall specific criteria annex: A maximum area of 40% may be open. 100% open ceilings are not permitted. All overhead surfaces, structural elements, ventilation ducts, conduits, cables etc, must be painted colour approved by Landlord, whether they are elements installed by Tenant, structural elements, and part of the building infrastructure or aspects of of building s networks. Cables and conduits from building s networks must be identified by the Tenant every 10ft. If the Landlord deems any part of the work inadequate, from an aesthetic point of view, he reserves the right to have it corrected at Tenant s expense. Tenants must respect the control zone and the control zone must have a ceiling. Suspended decorative elements such as gypsum suspensions are welcome but must be approved by the Landlord. Any requested analysis of additional loads on the structure will be made at the Tenant s expense and must be approved by Landlord s structural engineer. All suspended fixtures cannot be secured to the roof deck. 28 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

29 Interior Brand Ambiance Creative Interior Ceiling Treatments Interior Integrated Fixture Design IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 29

30 3.2.3 LIGHTING Tenant s lighting must be carefully designed. It should draw attention to displays and be well integrated into general environment of Centre. Creative, custom and alternative methods of illumination are encouraged. Display window lighting should strike visual interest and evoke an atmosphere related to the store brand. Accent and wash lighting should be integrated into the overall store design composition. Light fixtures will be either recessed or spotlights; any other type of lighting is subject to approval by Landlord. Automatic Controls are required such as occupancy sensors, daylight sensors or timers to shut off lighting when the space is not open. LED, energy efficient light sources are preferred by the Landlord. All electrical fixtures will be of high quality and approved by CSA and Landlord. Neon lights may be installed inside the Tenant s Premises but will be subject to the Landlord s review on a case by case basis. PROHIBITED Fluorescent light boxes and strip lighting are not allowed, except in storage areas as long as they are not visible from public view. No light will be projected toward the Centre from inside the Tenant s premises MATERIALS & DETAILS MATERIALS INSIDE PREMISES Materials used inside the premises must be durable and of high quality. The materials used in the storefront may also be used inside the premises. Tenants are encouraged to use Green Materials: Low/No VOC paints, adhesives, coatings, and sealants. Locally sourced and extracted construction materials. Materials with high amounts of recycled content. No added Urea-Formaldehyde composite woods. PROHIBITED MATERIALS: FLOORS Low grade ceramic tile or tile without adequate slip-resistance. Vinyl composition tiles (VCT) or sheet product. Rubber tiles or sheet products. Carpet that spans the entire store it must be broken up with another material or design element. WALLS Melamine (standard colours: white, grey, almond, black, etc), Slat Wall - wall to wall or peg board that has not been framed by a decorative element, and reviewed/approved by Landlord. 30 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

31 Lighting as component of storefront design Creative fixture placement and composition Soffit & Pendant Lighting Custom light fixtures Dimension - combinations of product spot and ambient light IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 31

32 3.3 SIGNAGE - RETAIL Original and creative sign concepts are encouraged. A graphic element representing the nature of the business, or a logo may be integrated into the boutique s signage. The design of the sign must suit the design of the storefront. The sign s design and location is subject to approval by the Landlord. Its dimension must be in relation to the storefront width. There will be no more than one sign per storefront, unless the storefront continues around a corner, in which case exceptions may be made. Signage text will be limited to the store s name and/or logo; no promotional or descriptive text may appear on the sign or on the storefront. Storefronts must be well designed so that the front, back and all visible parts of it are finished and well-integrated. Signs must be placed a minimum of 24 from the edge of the demising cap. 3 dimensional logos or elements that enhance the sign composition. PROHIBITED Box signs with translucent plastic on the visible surface. Flashing signs. Exposed neon tubes. Signs with exposed light sources. Illuminated panel with a changing or animated message. Stick-on vinyl or painted flat letters. An image or logo projected into the Centre. Exposed electrical conduits are not permitted. No sign company stickers or decals may be visible to the public. ILLUMINATED ACCEPTABLE SIGN TYPES Reverse channel illuminated letters. Push through acrylic illuminated letters. Opaque cut out letters with illuminated edges. NON-ILLUMINATED ACCEPTABLE SIGN TYPES Hand crafted and made of natural materials such as wood, metal, glass, marble, ceramic or wrought iron. Sculpted or engraved letters. 32 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

33 Signage expressing a clean style and depth Sculptural 3D Letters Behind Glazing Edgelit letters on face of glazing Reverse channel illuminated letters Creative sign concepts are encouraged Cut out letters in natural materials IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 33

34 3.3.1 BLADE SIGNS Blade signs must remain consistent and complimentary to the storefront design and character of the common area. The following are general guidelines for Blade Sign design. AREA: 4-0 Maximum allowable sign area. CLEARANCE: 8-0 Minimum clear above finish floor. THICKNESS - 3 Maximum allowable depth (dimension of objects or text excepted) 3-0 Maximum projection beyond lease line. 3-0 Maximum dimension in any one direction (Ht. or Wd) ENCOURAGED Unique Shape and Dimension is encouraged Materials and color should reinforce Tenant Brand. High quality materials required. PROHIBITED Plastic Laminates Simulated or Faux Materials Generic/Stock brackets or structural support Acrylic face with vinyl letters or decals Please refer to VOL 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA or contact the Tenant Coordinator for property specific requirements. Design and location must be reviewed and approved by Landlord prior to fabrication. In certain circumstances, blade sign may not be approved due to conflicts with adjacent tenant sight-lines or structural limitations for specific shopping centres. SAMPLES of Alternate Shapes / Profiles to be considered. - Maximum Area 4-0 SF (Not to exceed 36 in one direction) 34 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

35 Dimensional letters are encouraged Creative bracket design Material and Color Extend Brand and Identity IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 35

36 36 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

37 4 DESIGN - FOOD At Ivanhoé Cambridge, we strive to provide the consumer with a memorable experience when they visit our properties -- and dining is the perfect compliment to retail... Whether it is a quick grab and go lunch or a memorable evening of fine dining. Often the restaurant designer initially focuses on a signature or eye-catching component for the restaurant a cool mural, a grand entry but these are not as important as a well executed layout, atmospheric lighting, and a carefully cultivated mood. A well-designed restaurant compliments the menu, creates comfort and encourages conversation. The following guidelines and criteria are intended to assist the restaurateur and restaurant designer establish a successful design program. IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 37

38 4.1 RESTAURANT DESIGN (IN-LINE) This section pertains to full service (typically in-line) restaurants which provide dedicated seating within the Premises and include program components for wait staff. The general requirements listed in the storefront criteria apply to all restaurants, cafés and bars located in the Shopping Centre. These types of Tenants form a dynamic part of the Tenant mix in the Shopping Centre and have specific additional design requirements DESIGN INTENT - DINING, CAFES & CASUAL The following categories will help identify which design values may be focused upon. PREMIUM DINING Experience is based on price and this tier characterized as a celebrity chef concept or a refined menu offer where quality and exclusivity of ingredients is reflected in price point. Elite Quality & Exclusivity FULL DINING A larger tenancy that offers complete table service, servicing dedicated days, lunch and dinner only. A full beverage menu forms part of the Food and Beverage offer and usually the concept is based on specialty cuisine or as a unique selling point. Service & Quality DELUXE CAFE Elevated through design, ambiance and food presentation, these concepts are geared towards social affiliation. Indulgence is key and customers expect an elevated or enhanced experience. Espresso coffee and specialty tea beverage options are an important component of menu. Social Atmosphere & Indulgence SMART CASUAL Offers table service, an all day menu or day part menus of lunch and dinner. Typically larger tenancy sizes and an alcohol offer forms a part of the service. Progressive & Avante Garde CAFES Generally offers espresso coffee an specialty tea beverage options, a relaxing atmosphere, midmarket positioning and would typically serve sandwiches and other grab and go breakfast and lunch options. Comfort & Convenience FAST CASUAL Offers cook to order food options usually with mid-market price points. It does not provide waited table service, but does offer a grab and go component, usually with dedicated seating within tenancy. Efficiency & Value 38 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

39 4.1.2 ENTRY & STOREFRONT DESIGN The entrance area to a restaurant is just as important as the interior. It is a focal point; the first area that customers experience, and everything from portal design, door hardware, signage, lighting, and decor should relate and compliment the entry experience. STOREFRONT TRANSPARENCY It is important that storefronts incorporate as much transparency as possible to create an inviting experience for the customer and to eliminate extensive bland and uninteresting wall treatments. In order to achieve this, the following additional criteria apply: Minimum 25% of the overall storefront width must be open to the common area. Minimum 75% of the overall storefront width must incorporate transparency into the Tenant Premises. GENERAL REQUIREMENTS Open kitchen concepts that are open to the common area must be properly ventilated in order to avoid any odours emanating into the common area and must be treated with maximum acoustic treatments to minimize loud sounds. The design and construction of the premises must meet all the requirements of applicable codes and standards in regard to the number of customers, laws concerning smoking in public places, air conditioning and ventilation systems, number of exits, number of washrooms etc. Storefront Menus: Should the Tenant wish to incorporate their menu along their storefront, this menu must be designed by a professional graphic designer and displayed in a fashion that is integrated to the overall storefront design. Standard enclosed glass cases will not be permitted. QUALITY MATERIALS All floor and wall materials shall be non-porous or sealed for ease of maintenance. Front of House (FOH): Premium stone, tile, glass, wood or metal recommended. Back of House (BOH): Quarry tile or equivalent non-porous material. All wet areas require waterproofing as detailed by Site Specific - Tenant Design Criteria. PROHIBITED Carpeting or residential grade vinyl flooring plank or sheet). Long walls that lack an interesting treatment or transparency will not be accepted. IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 39

40 4.2 FOOD HALL DESIGN (CONCESSIONS) DESIGN INTENT Food concessions are destination oriented and are an extremely important component in Ivanhoé Cambridge s portfolio of commercial centres. As a result, it is paramount that the design of your concession is original, open and inviting and creative, while putting an emphasis on the food display and food preparation whenever applicable CLOSURE & COUNTER DESIGN CLOSURES Overhead Closures - Depending on the specific conditions of the property in which your food concession is located, you may be permitted or prohibited from incorporating a sliding or overhead closure grille into your concession design. Should you be prohibited from incorporating a grille, your concession must be self-locking. All loose items such as small equipment, movable displays, cash boxes or other valuables etc., must lock themselves or be stored in the Tenant s secured back storage area. Should a closure grille be allowed, refer to the documentation invol 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA for the required details. Sliding grilles must stack completely into a niche wall built expressly for this purpose and located against the demising wall. Any tracks must be fully recessed into the ceiling. COUNTERS Solid counters may not exceed a height of 3-0. Glass display counters may not exceed a height of 4-6. Tenants with a serving counter, which separates the public from the serving area or kitchen, shall place the counter a minimum of 24 back from the Lease Line. Tenant must provide a sufficient amount of distance between the counter front and mall so customer queueing does not spill out into mall common area. Food must be displayed in accordance with municipal or provincial health regulations. Lighting - Glass display counters must incorporate linear, appropriate lighting within the counter. Counter Lighting - A concealed or edge-lit lighting component is a required element within the Tenant s front counter design in order to enhance its overall appearance concealed lighting is not permitted to highlight a counter s kick plate. Baseboard - Bases for all furniture, walls or fixed elements touching the floor must be at least 6 high and made in durable material such as porcelain, metal, marble, stainless steel, etc. Baseboards may not be made of plastic laminate, stainless steel on laminate backing, vinyl or wood. Tray slides may not exceed the lease line. Trays must be stored behind or under counters. Flip Counters - Where Tenant does not have access to a service corridor, Tenant s front counter must have an integrated half-door located under a flip-open counter top or tray support, giving access to the public area. The door must be at least 28 wide and align with the counter s kick plate. All hardware and hinges must be durable and not visible to public. Materials - Front service counter tops must be finished in strong, durable and high quality materials, such as granite, marble, engineered stone, etc., Use of stainless steel may be used on back service counter tops. Use of stainless steel on the front line counter top is subject to the Landlord s review at the Landlord s sole discretion. PROHIBITED Imitation stone/ brick/ wood, plastic laminate or any other imitation material. 40 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

41 Edge lit counter to highlight quality materials Visible walls are part of overall design concept Design emphasis of the food display Suspended lighting integrated into design theme Food display recessed into the counter design Integrated computer monitors IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 41

42 4.3 GENERAL STANDARDS (FOOD) Any part of the food operation that is visible to the public must be treated as part of the sales area or front of house. This visible area must integrate all of the design, decorative, and graphic components that make up a successful design concept. As a general rule, only the most durable materials will be allowed, as restaurants are subject to a high level of traffic and wear and tear. Refer to VOL 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA of the Shopping Centre, in which your restaurant is located, for all dimensions, demising pier conditions, and base building conditions. BACK OF HOUSE (BOH) Access to the back store area must be either by a closed door that has an automatic door closer or an open switchback walkway that conceals the view from the public. Electrical panels must be installed so as to be fully concealed from public view. Plumbing pipes must be concealed behind walls or under mill-work cabinetry PARTITIONS, FLOORS & CEILINGS PARTITIONS Walls which are visible to the public must be treated as part of the overall design concept. Tenants must finish the demising and back walls as well as any bulkheads if permitted by mall specific criteria annex. The materials used on these walls must be durable and washable. PROHIBITED MATERIALS: Wallpaper, fabric or vinyl wall-covering, applied vinyl graphics, unless installed behind clear tempered glass. Paint on gypsum wallboard. Rough cut wood that is not washable. FLOORS Tenants must install durable, non-slip porcelain tile flooring in their premises with a baseboard of the same material that has either a curved joint between the wall and floor or, if not available, a Schluter curved joint to facilitate cleaning. The tile must be harmonious with the overall design concept for the storefront area. Ceramic tiles are only permitted in BOH area with appropriate slip resistance to comply with local building codes. CEILINGS As a general rule the Tenant is responsible to construct his/her own ceiling, provide appropriate lighting and integrate any mechanical grilles, sprinklers or any other necessary equipment. Ceiling construction must comply with municipal/ provincial codes. Refer to the mall specific criteria annex for the required ceiling heights and details. Acoustic tiles are not permitted in the visible front sales area. If used in the back-of-house area, they must be appropriate for use in kitchen areas. 42 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

43 Any access panels must be the types that have hairline joints and no visible frames. Only fully recessed type sprinkler heads are permitted LIGHTING Lighting must also comply with your property s specific criteria but should also comply with the criteria below: LED energy efficient lighting is preferred by the Landlord warm ( deg Kelvin) is recommended for food service environments. Recessed general lighting is preferred in lieu of spot lights on tracks. Decorative suspended lights will be permitted if well integrated into the overall theme of the design concept but are subject to the Landlord s approval. The Tenant must install automatic controls such as occupancy sensors, daylight sensors or timers to shut off lighting when the space is not open. PROHIBITED No suspended heat lamps are permitted over counters any heat lamps required must be of linear type incorporated into the sneeze guard of display counters. No fluorescent lighting is permitted in any area visible to the public HOODS, EQUIPMENT & FIXTURES VENTILATION HOODS Any ventilation hood that is incorporated into the front sales area must be concealed behind a decorative screened element or shroud that will conceal its boxy shape. The decorative treatment must be integrated into the overall design. The use of quality materials, graphic treatments and lighting effects to highlight the hood, are required to enhance the hood s treatment. Proposed designs will be subject to the Landlord s approval. Ventilation hoods must be located a minimum of 18 from the demising pier unless indicated otherwise in VOL 2 - DESIGN DETAILS - PROPERTY SPECIFIC DESIGN CRITERIA. Ventilation hoods may not exceed a maximum of 50% of the overall storefront width. **Exceptions will be considered, and will be reviewed by Landlord on a case by case basis. EQUIPMENT & FIXTURES Equipment placed on counter tops shall be set back a minimum of 6 from the counter front edge and set below the Equipment Control Line. The Landlord defined Equipment Control Line is 4-6 A.F.F. All counter top and fixture fabrication shall be fabricated using high quality materials and surface finishes applicable for use within food service conditions that conform to all criteria and regulations set forth by the authority having jurisdiction. All napkin holders, straw dispensers, and plastic utensils must be kept off the sneeze guard, stored under the counter or recessed into the counter top. All beverage machines, cash registers, take away packaging dispensers and other miscellaneous equipment placed on the front counter must be defined by the Tenant in their submittal drawings and are subject to design review. They must be recessed into the front or side counter and placed below the 4-6 Equipment Control Line. Attention should be given to the use of these items in the overall design. All equipment access and ventilation areas must be designed to be integrated, discrete and located out of public direct view. Tenants must provide all equipment with technical cut-sheets as part of the design process. All equipment must be new and of commercial grade quality. PROHIBITED Plants, live or artificial are not permitted. Branding on beverage dispensing machines is not permitted. No self-serve drink machines and coffee shuttles will be permitted. If Landlord provides wet connections, they will be defined on the Landlord s Lease space drawing, but exact locations should be field reviewed by the Tenant prior to starting the Tenant Design process. All paper goods, take out containers and supplies shall not be visible to the public. IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 43

44 4.4 SIGNAGE & MENUS (FOOD) SIGNAGE Each Tenant is required to install one primary sign in their premises. Tenant signs are an integral part of the overall design concept. Depending on the Shopping Centre, in which your food concession is located, signs may be suspended, applied onto the back wall of the front service area, applied onto a bulkhead or demising pier. Refer to the mall specific criteria annex for the required details. The sign must be installed within the Signage Zone outlined in the specific property s criteria. If the sign weight exceeds 250 lbs, the Tenant must reinforce the structural support of the sign to the structural ceiling. A minimum dimension of 24 is required from the sign to the demising pier. of the Tenant, may appear on the menu display or in any location visible to the public. Signage for daily specials must be integrated into its own section of the menu board presentation. Materials: Full digital LED displays (ONLY). Fast moving images are not permitted. Letters shall be clearly visibly from 20-0 away. Tenant equipment specifications including menu boards shall be submitted by the Tenant within their design package submittal (including cut sheets) for Landlord review. PROHIBITED SIGNS Handwritten signs at the front counter, side or back walls are prohibited. No signage is permitted outside the Tenant Lease Line. Paper signs. MENUS Menu boards are typically located on the back wall of the Tenant s customer service area in the signage and menu zone, and must be installed at least 6-0 from the floor. The Landlord s quality standards require that the display be fabricated by an accredited manufacturer. No advertising, internet address or brand name, other than that 44 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

45 Food concession signage examples 3D logo and push through acrylic letters Sculptural elements to highlight signage Illuminated acrylic 3D signage Hand crafted and made of natural materials IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 45

46 46 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

47 5 KIOSK CRITERIA This manual outlines the design criteria, requirements and recommendations which have been developed by Ivanhoé Cambridge for the purpose of assisting Tenants in the development of their kiosks. IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 47

48 5.1 KIOSK CRITERIA DESIGN INTENT New kiosks must be designed to fit into their immediate environment without obstructing views to the signs and displays of neighbouring stores. The Kiosk design must include high quality and diverse materials, transparency and individual brand expression. The Landlord encourages creative layout configurations and innovative designs. The Tenant may design a kiosk that is completely closed around the periphery of the lease line or a kiosk composed of individual sections with openings between the counters and/or displays. Whichever design is proposed, the Tenant must take responsibility for the protection of merchandise by creating an appropriate layout of product displays and storage, given the kiosk s specific location. Kiosks must be designed with simplicity and pure forms. Lighting must be incorporated in counters or overhead lighting structures. Limited vertical elements or overhead structures will be allowed. The overall foot print of the kiosks must maintain a minimum full 10-0 clearance from the face of all fixed elements, including columns, demising caps and other Tenant storefronts on both sides. Opaque fronts and service counters are not permitted above a height of 42. All required display and storage facilities must be contained within the lease boundaries of the kiosk DISPLAYS & COUNTERS Eye catching displays of merchandise can enhance a kiosk s design. Display cases must be well lit and creative in presentation. Cash registers, computer monitors and other trade equipment must be designed into counter recesses, or otherwise screened from view, and not to exceed the maximum counter height. Counters at which customers will be served may not exceed a maximum height of 42. Up to 30% of the total length of the counter may be carried up to a maximum height of 54, for general display and/or storage. Trash Receptacles must be incorporated and integrated into kiosk casework. Sliding glass front access displays with exposed locking systems are not permitted. TRANSPARENCY Kiosk design must not obscure the vista across or down the mall. Transparency must be implemented into the kiosk design above countertop level. 48 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

49 Designed with simplicity and pure form Eye catching displays 3D integrated forms IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 49

50 5.1.3 LIGHTING & CANOPIES LIGHTING Common Area Lighting - The Centre s general lighting ensures adequate level of luminosity for commercial operation of the kiosk. Supplementary lighting is required for merchandise displays, service areas, and kiosk signage. Lighting must be from within the kiosk and should be completely integrated into the kiosk and sign element design. The Landlord reserves the right to request the Tenant to reduce the lighting level if required. Light dimmers are recommended. The Tenant must specify the light fixtures and accessories and provide catalogue cut sheets for each light fixture. CANOPY STRUCTURE Tenants are encouraged to incorporate 3D sculptural elements into their kiosk design. Tenants may choose to incorporate a lightweight open canopy structure that is integrated into the overall design of the kiosk. The structure must be innovative, slim and unobtrusive. Max. height of 8-0 will be permitted. Lighting may be incorporated into the structure and must be recessed and well integrated. Approval of the canopy structures will be on a case by case basis and at the sole discretion of the Landlord. PROHIBITED Exposed wiring or conduits Exposed fluorescent and neon tubes Lighting directed toward the Centre s ceiling Flashing, twinkling or moving lights Animated message panels Lighting fixtures in which the bulb or the lens gives off coloured light Fixtures that project images on the floor or other surfaces Exposed LED strips without diffuser No lights may be added to Centre s ceiling. 50 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

51 5.1.4 MATERIALS & DETAILS Quality & Durability - The kiosk must be finished with top quality materials and workmanship. All exposed materials must be solid, easy to clean, and durable. Natural finishes such as wood, glass, metals and other high quality finishes is encouraged. All materials used in the kiosk shall be noncombustible and must meet all applicable local, provincial and federal codes. PREFERRED MATERIALS: Clear glass Natural stone Natural or stained solid wood or veneer (matte or satin finish) Shop finished anodized metal, metal with a baked enamel finish, powder coated finish or plated metal Marble, granite, travertine, slate, ceramic or porcelain tiles and engineered stone PROHIBITED MATERIALS: Wallpaper Vinyl Fabric Gypsum board Plastic laminate subject to Landlord s review Simulated wood grain Back-lit sign/graphic box Any use of mirror must be approved by the Landlord. GREEN MATERIALS: Low/No VOC paints, adhesives, coatings, and sealants No added Urea-Formaldehyde composite woods Locally sourced and extracted construction materials Materials with high amounts of recycled content IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 51

52 5.1.5 FOOD KIOSKS MENU BOARDS Should Tenant wish to incorporate a menu board, menu board dimensions shall not exceed 2-6 width x 8-0 height. It may be located on the vertical element or on the body of the counter in which condition it shall not exceed a height of 54. COUNTERS & SEATING Food Displays - 54 maximum height. Food Display Protection - high quality transparent glass display cases with shielded internal lighting and bulbs protected from bulb shatter, as required for food preparation/ display areas by the authority having jurisdiction. Seating - Tenants may incorporate a limited amount of seating up against the counter and all seating must fall within the Tenant s leased premises. This will be reviewed by the Landlord on an individual basis and will be limited or rejected due to mall washrooms provision to comply with occupancy and local codes. EQUIPMENT AND FIXTURES Counter Equipment Location - shall be set back a minimum of 6 from the counter front edge and set below the Equipment Control Line which is 54 height. Equipment must be recessed into the counters. Attention must be given to all such items in the overall design of the kiosk unit, understanding that the kiosk will have 360 degrees of exposure to public view. Equipment Submittals - Beverage machines, cash registers, take-away packaging dispensers, or other miscellaneous equipment placed on the counter must by defined by the Tenant in their submittal drawings and are subject to Landlord Design Review. Wet Connections - If Landlord provides wet connections, they will be defined on the Landlord s Lease space drawing. Exact locations must be field verified by Tenant prior to starting the design process. Access & Ventilation - Equipment access and ventilation areas must be integrated into the kiosk designed, discrete and located out of public view. Tenants must provide all equipment with technical cut-sheets as part of the design process. All counter top and fixture fabrication shall be fabricated using high quality materials and surface finishes applicable for use within food service conditions that conform to all criteria and regulations set forth by the authority having jurisdiction. PROHIBITED No self-serve drink machines will be permitted. Simulated wood grain finishes will be not permitted on equipment within the public view. All napkin holders, straw dispensers, and plastic utensils must be kept off display case areas or areas readily exposed to public view. 52 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

53 5.1.6 GENERAL STANDARDS EXISTING CONDITIONS It is understood that the Tenant accepts the leased premises and services in an as is condition. Any alteration shall be solely at the Tenant s expense. It is the Tenant s responsibility to verify all site conditions and dimensions before proceeding with the final working drawings. STANDARDS Any work performed by the Landlord, at the request of the Tenant or to accommodate the specific requirements of the Tenant s design, shall be at the Tenant s expense. The Tenant will be asked to sign a Work Authorization Form prior to commencement of such work, showing estimated costs. No kiosk may be fixed to the Landlord s floors, walls, columns, or ceilings in any manner, which will damage or deface existing finishes. Any flooring installed must be free-floating and not adhered to the mall floor. ENGINEERING DESIGN CRITERIA All electrical wiring, conduits, transformers and cords are to be completely concealed from view. Utility columns or exposed raceways for electrical wiring are not permitted. Components must meet all appropriate codes and applicable jurisdictional requirements. Utility columns or jiffy poles are not allowed. No electrical cords are to be run across open floor areas of the mall. SECURITY Units containing merchandise must be lockable and lockable enclosures must be provided within the kiosk to secure countertop displays when the kiosk is closed. Security cameras must be installed in a discrete location concealed from public view. No closure grill, curtain or other movable element will be allowed. IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 53

54 5.2 SIGNAGE - KIOSK Tenant signage must be incorporated into the kiosk in one of the following ways: a. Integrated into body of the counter b. Integrated into a light canopy structure c. Incorporated onto a vertical element of no more than 2-6 W x 8-0 H Quantity - Tenants may have no more than 2 signage or display elements up to a maximum height of 8-0. Should the Tenant choose to incorporate vertical elements into their design they will be reviewed on a case by case basis and approval will be at the sole discretion of the Landlord. Signs and logos can be internally illuminated or Back-lit letters. Tenant signage should be decorative and accentuate the overall design of the kiosk. Signage must be professionally designed and produced of quality permanent materials and approved by the Landlord before implementation. Sign manufacturer shop drawings must be submitted for review and approval. Permissible signage text is restricted to the company name of record and logo. Product advertising will not be permitted. Identification signs may not carry sales slogans, menu or merchandise listings. Signage must be three dimensional and the size must be in proportion with the overall kiosk design. Cutout letters must be a minimum of 1/2 thick. Front and rear projection, TV monitors, computer imaging techniques are subject to Landlord s approval. PROHIBITED The outside face of signage may not exceed the kiosk s leased space. Two vertical elements adjacent to each other are not permitted. Vertical elements must stay within the Tenant s premises. Vinyl or painted letters applied to a flat surface will not be permitted. Flashing lights, foam letters and exposed neon signs. Sound or speaker systems. 54 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

55 Scupltural Casework & Signage Integrated Kiosk Signage Eye catching signage Integrated logo IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION 55

56 56 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION

57 6 POP-UP CRITERIA A pop-up retail space is a venue that is temporary and involves popping up one day, then disappearing anywhere from one day to several weeks or months later. These shops, while small and temporary, are used by companies to build interest in their product or service, and seed or target their products to a specific consumer audience. Pop-up retail allows a company to create a unique environment that engages their customers and generates a feeling of relevance and interactivity. They are often used by marketers for seasonal items such as Halloween costumes, Christmas gifts, seasonal or event specific products, etc. There are various benefits to pop-ups such as marketing, testing products, and piloting new locations, or markets. Pop-up shops are seasonal, allowing brands to capture foot traffic without committing to a long-term lease. The following section provides general guidelines and image concepts to assist with the Pop-Up Retail design and development. IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION JUNE 20,

58 The retail landscape is shifting: a new balance between online, real world, sharing and impermanence has evolved. THE RETAIL LANDSCAPE IS SHIFTING: A NEW BALANCE BETWEEN ONLINE, REAL WORLD, SHARING AND IMPERMANENCE HAS EVOLVED. Pop-ups were born out of the underground art, apparel and fashion scene in the late 90s as brands sought out to build more exclusive fan base. As the economy stalled worldwide in 2007, popups thrived. Real estate managers who previously shunned short term leases saw the value of filling vacated retail spaces even just temporarily. This period coincided with the proliferation of social media, smart phones, and mobile apps, all of which provided new opportunities for brand engagement and commerce. Pop-ups represent a dynamic shift in how consumers and brands engage with one another. They have been embraced by brands and retailers globally as a way of experimenting with innovative ideas and building brand engagement in creative new ways. Today these blink and you ll miss them concepts are a proven testing ground for start-up retailers, established corporations, and everything in between. POP-UPS RE-INVENT THE WAY WE SHOP WITH THE GOAL OF CREATING POWERFUL AND LASTING MEMORIES THAT ULTIMATELY TRANSCEND BOTH THE PRODUCT AND THE LOCATION ITSELF. THEY PROVIDE BRANDS THE OPPORTUNITY TO... Test a new revenue stream. Tell a story that humanizes or refreshes the brand. Engage customers offline and in a new way. Create urgency ( Get it while it lasts! ). Market merchandise around a specific sale, season or holiday. Capture foot traffic without committing to a long-term lease. Educate new customers. Go to where their customers are. Generate brand awareness. 58 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION JUNE 20, 2016

59 Booth Pop-Up Concept Interior Retail Pop-Up Kiosk - Brand Awareness Pop-Up Food Concessions Exterior Pop-Up Retail IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION JUNE 20,

60 6.1 RETAIL POP-UP CRITERIA Given the temporal nature of Pop-Up retail installations, the design should promote and develop brand recognition and offer a signature take-away memory for the consumer. Identify marketing goals for baseline of your design intent. Establish parameters to measure return on investment. Tell your story. Creative use of form, color, and material is encouraged. Installation may not be permanently attached or affixed to adjacent surfaces. All wiring and mechanical infrastructure must be fully concealed from public view. Contact your Tenant Coordinator for additional detail and requirements. 6.2 FOOD POP-UP CRITERIA The design of a pop-up restaurant should be a balance between a welcoming ambiance and comfortable seating or efficient take-away service. Due to the temporary nature of the installation, seating typically will be movable. All furniture specifications will need to be supplied for Landlord review/approval. Installation may not be permanently attached or affixed to adjacent surfaces (including floor). All ventilation systems, wiring and mechanical infrastructure must be fully concealed from public view or integrated into the overall design. Contact your Tenant Coordinator for additional details and requirements. Cooking equipment and fuel sources, if any, must comply with A.H.J and Landlord requirements. 60 IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION JUNE 20, 2016

61 Brand Awareness Interior Retail Pop-Up RMU and Kiosk Pop-Ups IVANHOÉ CAMBRIDGE VOL 1 OF 3 - DESIGN INSPIRATION JUNE 20,