Retail Tenant Criteria. San Diego International Airport San Diego County Regional Airport Authority San Diego, California

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1 Prepared by: 400 Clifton Avenue South Minneapolis, MN Telephone: (612) Fax: (612) San Diego International Airport San Diego County Regional Airport Authority San Diego, California

2 Table of Contents 0.0 Executive Summary Forward Retail Design Philosophy 1.0 Introduction 1.1 Purpose and Scope 1.2 Definitions 1.3 Design Intent 1.4 Authority s Responsibility 1.5 Architect Engineer Selection 1.6 Tenant Responsibility 1.7 Insurance Requirements 1.8 Disclaimer 1.9 Terminal Key Plan 2.0 Storefront Design 2.1 Objectives 2.2 General 2.3 Storefront Entries 2.4 Storefront Closures 2.5 Storefront Finish Materials 2.6 Display Areas 2.7 Neutral Piers 3.0 Store Interior Design 3.1 Objectives 3.2 Store Layout 3.3 Demising Partitions 3.4 Interior Partitions 3.5 Wall Partitions 3.6 Closures 3.7 Wall Finishes 3.8 Floor Design Requirements 3.9 Floor and Wall Penetrations 3.10 Ceiling Design and Requirements 3.11 Lighting Criteria 4.0 Signage and Graphics 4.1 Objectives 4.2 General Criteria 4.3 Sign Types and Sizes 4.4 Sign Restrictions 4.5 Blade Signs 5.0 Food & Beverage Tenant Criteria 5.1 General Criteria 5.2 Sales Counter 5.3 Lighting 5.4 Ceilings 5.5 Floors 5.6 Walls 5.7 Permanent Demising Partitions 5.8 Signage 5.9 Menu Board 6.0 Kiosks (RMU) 6.1 Objectives 6.2 General 6.3 Display Areas 6.4 Signage 7.0 Mechanical Electrical and Fire Protection 7.1 Objectives 7.2 Qualified Professional Engineer 7.3 Project Review 7.4 Electrical System Design Criteria 7.5 Telephone / Communication Service 7.6 Fire Alarm System 7.7 Mechanical Systems Design Criteria 7.8 Plumbing Design Criteria 7.9 Fire Protection Design Criteria 7.10 HVAC Design Criteria 8.0 Contact Information 8.1 Authority Contacts 9.0 Technical Package 9.1 General 92 Document Requirements 9.3 Concept Submittal 9.4 Preliminary Design Submission 9.5 Final Design Submission 100% Complete 9.6 Record Set and Electronic Submission 9.7 Codes, Permits and Other Approvals 9.8 Data and material furnished by the Authority 10.0 Construction Requirements 10.1 Contractor Selection 10.2 Tenant Contractor Check-in 10.3 General Procedures 10.4 Security of Existing Facilities 10.5 Airport Security and Safety 10.6 Interruptions of Existing Facilities 10.7 Keys and Locks 10.8 Lockout/Tagout Procedures 10.9 Welding and Cutting Confined Space Entry Regulation Barricades Parking Asbestos Floor and Roof Penetrations Trash Removal 2

3 San Diego International Airport is a world class facility that aims to provide consistent world class service to millions of passengers annually. The employees of SDIA maintain the highest operational standards, both landside and in all of the terminals. It is the continual goal of SDIA to establish and maintain an atmosphere that enhances customer satisfaction, improves the appearance of the terminals and increases the operational and economic performance of SDIA s retail concessions. The objective for establishing a is to encourage exciting multi-dimensional retail concepts and design identities with a high quality interior environment within the defined areas of SDIA. The helps to establish and maintain functional, durable, and aesthetically pleasing signage storefront and interior elements conducive to retail activities and transactions. Retail Tenants and Designers are required to adhere to these criteria throughout the initial design process and any design decisions throughout the duration of the Tenant s lease. All projects are submitted to a design review process at key project transition dates in order to assure adherence to the criteria. 3

4 As a gateway to the community, San Diego International Airport plays an important role in portraying an image of the San Diego Region. As an ambassador it must embody the physical, intellectual and cultural spirit of the San Diego Region and strive to maintain a balance between regional and national brand concessions. sun sand SEA Aviation i SDIA s theme of Sun, Sand, Sea and Aviation should serve as a source of inspiration for product type and display. Designs should take this theme into consideration through subtle representation and create unique solutions in synergy with other public areas throughout the terminal. Three Dimensional Storefronts San Diego International Airport encourages the use of aesthetically pleasing, provocative, 3-dimensional storefronts, to promote a unique and interactive shopping environments. The stores architectural elements must enhance the existing context, yet create a subtle stimulus for voluntary interaction. 4

5 1.0 Introduction 1.1 Purpose and Scope The primary purpose of this is to encourage dynamic retail design solutions consistent with the unified aesthetic and functional visions of San Diego International Airport, hereafter referred to as SDIA or Authority. It is the continual goal of SDIA to facilitate the highest standards by establishing an atmosphere that enhances overall customer satisfaction, improves and unites the appearance of the terminals, and increases the operational and economic performance of SDIA s concessions. This document is provided as a guide for tenants who provide merchandise and service in the terminal; hereafter referred to as the Tenant. It is important that the Tenants and their associates responsible for the preparation of drawings and specifications follow the procedures outlined herein. It is realized that general instructions cannot cover every situation. Specific problems unique to the Tenant shall be resolved by the Tenant working jointly with the Authority s representative and/or the Authority s Project Architect (P.A) for design related issues. Tenants are strongly encouraged to become familiar with the intent and details of this document prior to the commencement of work. They should also become aware of the special characteristics of the terminal buildings and how their architectural elements, finishes, and materials will affect individual concession design solutions. Tenants must comply with the requirements and conditions set forth in the. Should there be any discrepancies between the and the Tenant s real estate agreement with the Authority, the latter shall govern. The Authority s Representative shall have absolute right of review and approval over all aspects of Tenant improvements, as well as the discretion to waive any of the aesthetic criteria so long as in the Authority s opinion neither the concept, quality and character of the project nor the terminal s aesthetics or functions are significantly, adversely affected. 1.2 Definitions The following definitions are used throughout the and shall be interpreted as follows: Authority is San Diego County Regional Airport Authority President / CEO or duly appointed designee. Authority Having Jurisdiction is the duly appointed body that governs, regulates and enforces applicable standards, codes, and regulations. Closure is an operable item used to close or screen openings within or on the perimeter of a Tenant space such as a door or grille. Common Area is the public space outside of Tenant leased areas that is used by the general public and designed and maintained by the Authority. Concourse is that portion of a terminal consisting of gate hold rooms and boarding areas, public circulation zones and amenities directly adjacent to and supporting these functions. Demising Walls are walls that mark the lease lines between independent Tenant-leased areas or other separately designed spaces, including public spaces, service corridors, etc. Inspector (Authority s Tenant Construction Inspector) Lease lines (except where noted in plan exhibits) extend from the outermost point of the storefront s exterior face into the rear of the Tenant s leased premises and from the centerline of the side demising walls. Neutral Pier is any supporting element, such as a column or portion of the wall between openings or a reinforcing structure such as a buttress. Neutral Band is a horizontal supporting element above an opening. R.M.U. (retail merchandising unit) a small portable shop or boutique centrally located within a pedestrian thoroughfare. Storefronts shall be defined as the architectural facades of any Tenant-leased premises adjacent to public circulation areas of the terminals, including doorways. The Storefront will be physically defined by base-building elements that surround and frame the Tenant Storefront; those elements include side piers, the upper fascia / bulkhead, and the floor surface at the lease line. Tenant is the lessee, including all food and retail concessionaires in the Airport or duly appointed designee 5

6 1.0 Introduction Terminal is that portion of the airport complex consisting primarily of check-in and/or baggage claim facilities, gate hold rooms and boarding areas, public circulation zones and amenities supporting these functions - Terminals at SDIA include: Terminal 1 (T1), Terminals 2E and 2W (T2E, T2W), and the Commuter Terminal - see Section 1.8 Terminal Key Plan. 1.3 Design Intent Retail presentation within SDIA will require careful consideration to scale, exposure to patrons, visibility and circulation patterns. Design merchandising solutions should encourage store identity and product recognition through the emphasis of storefront transparency, creative concession identity graphics, vibrant merchandise display and strong overall retail identity. The application of glass and facade detailing of storefronts must reflect a standard of high quality. At the same time, these facades and accompanying displays should suggest the independent character of individual retailers and the quality of services, including types of merchandise and/or food which they provide. 1.4 Authority s Responsibility The following is an overview of responsibilities assumed by the Authority for construction and improvements to the Tenant Leased Premises: - Construction of common areas - Construction of Tenant shell (demising wall) - Pedestrian circulation areas / systems - Construction of Utilities to a point of connection to tenant shell space. - Inspection and coordination for compliance with Tenant real estate Agreement with the Authority The responsibility of the Authority shall be dictated by existing Tenant real estate Agreement with the Authority. In the event there is no existing agreement, the Authority s responsibility shall be negotiated. Design construction materials will be at the sole discretion of the Authority, and will be subject to change in accordance with the Authority s determination. All previously occupied Tenant spaces will be available in their as is condition, unless otherwise agreed upon by the Authority. 1.5 Architect Engineer Selection Airport related planning and design requires the understanding of complex and divergent procedures requiring specialized training. It is essential that qualified personnel undertake the responsibility for preparation of drawings and specifications. Only work prepared, stamped and signed by a qualified professional will be accepted. Without exception, a qualified professional is an architect or engineer that is currently licensed to practice in the state of California and the jurisdiction of the San Diego International Airport as judicially interpreted. Where the term architect and engineer is referred to without qualification, it shall mean a qualified professional as described in this paragraph. Construction administration services shall be provided by a qualified architect / engineer or construction manager. Modification of fire protection and alarm systems shall be designed by a qualified engineer. Modification of mechanical, electrical plumbing, security, structural, or other airport systems must be designed by a qualified engineer of the appropriate discipline. 1.6 Tenant s Responsibilities See Section Insurance Requirements The Tenant shall submit proof of general liability, automobile, worker s compensation and any other insurance as listed in accordance with the Tenant s real estate agreement and with the Authority s policies. The Authority shall be listed on the policy as additional insured. 1.8 Disclaimer Constructability and compliance to governing codes and regulations to the satisfaction of the authority having jurisdiction remains the responsibility of the Tenant. Where a discrepancy arises between this document and local codes and regulations, the latter shall govern. The Tenant must inform the Authority of 6

7 1.0 Introduction 1.9 Terminal Key Plan Terminal & Concourse 1 (T1) Commuter Terminal Concourse West Ticket Lobby East Ticket Lobby Terminal & Concourse 2 East (T2E) Terminal & Concourse 2 West (T2W) North Rotunda - Food & Beverage West Concourse Central Rotunda - Concourse Retail Central Rotunda - North Retail North Rotunda - East Concourse Retail Central Rotunda - West Food & Beverage East Ticket Lobby West Ticket Lobby Central Rotunda - Food Court Entry Rotunda - Food & Beverage 7

8 2.0 Storefront Design 2.1 Objectives All Storefronts should maintain high quality design and use of materials employed in adjacent spaces throughout. SDIA encourages the use of innovative three-dimensional solutions wherever possible to promote visual appeal and variety. 2.2 General Storefront construction shall extend from the floor slab to the horizontal neutral bulkhead (h) and shall abut the vertical demising systems at both sides of the demised Tenant s premises. See Fig 2.5 Figure 2.1 Example of applied objectives Neutral piers and fascia abutting the lease line shall be designed and finished in a manner appropriate to the transition from Tenant to Common areas with Authority-selected or approved finishes. Any soffit or neutral pier returns exposed by further recessing the storefronts shall be finished to match the approved surround construction and finished by Tenant at the Tenant s cost. Storefronts will connect into a neutral pier with a neutral black aluminum reveal strip at the joint delineating the storefront design from the adjacent architecture as shown on Fig. 2.2 VARIES VARIES NEUTRAL PIER Figure 2.2 Neutral Pier Connection Plan View - with neutral black reveal strip DEMISING PARTITION NEUTRAL BLACK ALUMINUM STRIP TENANT LEASE- LINE STOREFRONT DESIGN No element of the storefront may extend beyond the Tenant s lease line with the exception of specified storefront blade signs where permitted by the specific criteria and the Tenant s store sign as shown on Fig 2.5. Exceptions may be made for creative three-dimensional designs in the Authority s sole discretion. All storefronts, except entry doors, shall have a minimum of 6 high base of durable and maintainable material integrated with the storefront design. Acceptable materials include chrome, aluminum, stainless steel, granite or hardwood. If an expansion joint occurs within the Tenant space, it shall be the Tenant s responsibility to maintain the integrity of this joint and install the finish material to this joint in a professional manner. 8

9 2.0 Storefront Design 2.3 Storefront Entries Tenant s storefronts may have as many as two open entry ways, but only if the Tenant s storefront combined length exceeds 60-0 and faces two concourses in the same security zone. A limited portion of the Tenant s overall storefront area shall be designated as storefront entries as shown on Fig Storefronts up to 30 feet in width shall have entries at a minimum of 6 feet and a maximum of 10 feet of the total storefront leased-area width. Storefronts from 30 to 45 feet in width shall have entries at a minimum of 6 feet and a maximum of 1/3 of the total storefront leased-area width. Storefronts greater than 45 feet in width shall have entries at a minimum of 6 feet and a maximum of 15 feet in width. Figure 2.3 Storefront Dimension Table (Refer to section 1.8 for Terminal Key Plans) Shallow in-line storefronts may have a maximum of 100% of the storefront open (without glazing) with a minimum opening width of CL VARIES ALLOWABLE STOREFRONT OPENING LIMITS 45 OR MORE MIN 6 - MAX MIN 6 - MAX 1/3 OF LEASED STORE AREA WIDTH 30 OR LESS MIN 6 - MAX 10 CL VARIES NEUTRAL BAND BLADE SIGN BY TENANT NEUTRAL PIER EXTENT OF TENANT FINISH TENANT SIGNAGE AREA k VERTICAL OPENING h EXTENT OF TENANT FINISH 5-0 PROHIBITED OPENINGS OR SETBACKS VARIES ALLOWABLE OPENING OR SETBACK ZONE EXTENT OF TENANT FINISH 5-0 PROHIBITED OPENINGS OR SETBACKS Figure 2.4 Storefront Elevation Requirements 9

10 2.0 Storefront Design Allowable sign areas have been determined based upon general physical limitations of existing conditions, however, greater latitude may be granted for creative, three-dimensional signage in the Authority s sole opinion. NEUTRAL PIER SETBACK 12 EXTENT OF POP - OUT ENTRY SOFFIT Additional lighting or backlighting of signage shall be provided at storefronts, as necessary, to appropriately illuminate the storefront and signage. BLADE SIGN BY TENANT i j 6 SOLID BASE m k VERTICAL OPENING h EXTENT OF TENANT FINISH Storefront designs should create a three dimensional treatment by slightly recessing the closure line or other portions of the storefront from the lease-line creating an entry portal. Incorporation of multiple planes relative to the lease line is encouraged. Openings or setbacks from the storefront lease line will be prohibited within 5-0 of any demising pier unless otherwise specified. No part of any door swing shall extend beyond the storefront lease line into the airport s public corridors except when required by code. Figure 2.5 Storefront Sectional Requirements The Soffit at the recessed entries shall be a minimum of 8-0 above the finished floor, unless otherwise specified. See figure 2.4 and 2.5 Down lights are required in a recessed entry area. See section 3.11 for further requirements. Any flooring between the lease line and the Tenant storefront or closure line is the responsibility of the Tenant and must match the adjacent Authority floor finish. Common area flooring finishes vary depending on the location. Refer to SDIA Interior Design Standards, Current Edition for reference, and field verify. See figure 2.6. In some, or all, instances neutral transition flooring between the Authority and Tenant areas may be required. TENANT FLOORING AUTHORITY S FLOORING Figure 2.6 Transition between the Authority flooring and Tenant flooring within the lease line must be an integral part of the store design and compliment adjacent Authority flooring. Tenant flooring must be flush with adjacent flooring surface. Bull nosed tile, reducer strips carpet edge guard, or finished edges viewed as a potential tripping obstacles shall not be allowed. Electronic surveillance (Camera) or other shoplifting detection devices and security systems shall be integrated within Tenant s store. Suspended boxes, suspended rails or other exposed equipment and decals are not permitted. 2.4 Storefront Closures Closures may not have thresholds or bottom tracks. 10

11 2.0 Storefront Design Closures must maintain a minimum of ¼ undercut to clear all adjacent floor surfaces. When storefront doors are provided by the tenant they must be outswinging and recessed. Allowable doors include: multi-paneglass, fully glazed, or frameless glass doors on pivots. Doors must not swing beyond the lease line when fully opened. Figure 2.7 Corner Storefront Coiling vertical grilles are acceptable as long as all portions of the frame or track that are visible match the metal finishes used elsewhere in the storefront. Grilles must be independently supported from the floor. The Authority s structure may be used for lateral support only. The structural support for the rolling grille must be hidden and incorporated into the Tenant s storefront design. 2.5 Storefront Finish Materials All storefronts shall be constructed of the highest quality, durable materials that can easily be maintained. Tenants are encouraged to use materials in a creative manner. All materials and their finished installation are subject to the approval of the Authority. Storefront Materials must be discernible from adjacent Authority finished surfaces. Acceptable Storefront Materials: Figure 2.8 Tenants are encouraged to use materials in a creative manner. Marble, granite, limestone and other natural stone products Wood - top grade mill quality, natural or stained finish hardwood finished on site. Simple cut grain is preferred. See Figure Ceramic tile Decorative finished metals such as polished chrome, stainless steel, anodized aluminum or factory painted steel. Frameless clear glazing of tempered or laminated safety glass with polished exposed edges. Framed clear glazing with wood or metal glazing mullions, only if acceptable to Authority based on Tenant s design intent. Figure 2.9 All storefronts shall be of the highest quality durable materials that can easily be maintained. Ornamental glass, such as tinted, etched, sandblasted, stained, beveled, or leaded. 11

12 2.0 Storefront Design Unacceptable Storefront Materials: Simulated materials of brick, stone or wood Painted gypsum board Wallpaper or wall covering Figure 2.10 Undesirable - Busy Rotary Cut Grain Rustic materials such as rough wood, distressed wood, diagonal wood siding, or used brick Plywood paneling Hardboard or high-density particleboard or similar Pegboard in any form Mill finish aluminum or field painted metal Cork or cork tile Figure 2.11 Desirable - Clean Simple Cut Grain Carpet or fabric (vertically applied) Plastic Laminates Plexiglas, fiberglass sheeting, or mirror Other materials which, in the sole opinion of the Authority, are of poor quality, inappropriate finish or incompatible with adjacent Tenant or common area finish material. 2.6 Display Areas The use of visually creative display and merchandising areas are strongly encouraged. Innovative merchandising, quality materials and appropriate lighting should be used to convey the Tenant s merchandise identity. Wall mounted surface displays are prohibited on the Authority s side of the storefront. All fixtures shall be professional and industry standard for display windows. No pegboard or metal shelving of any kind is permitted. Figure 2.12 The use of visually creative display and merchandising areas are greatly encouraged. All show windows shall be adequately lit and ventilated. This area shall be illuminated with low voltage track lights, recessed incandescent lighting, or approved specialty lighting. Lighting in this area shall be on a dimmer. Glare 12

13 2.0 Storefront Design visible to the common area will not be permitted. Fluorescent lighting or acoustical ceiling tile will not be permitted in Display Areas. See also 3.11 Lighting Criteria. Fluorescent lighting on acoustical ceiling tile will not be permitted. No signs shall be taped or fastened to the display windows or hung from the soffit. No checkout counters, temporary sale racks or mass merchandising systems (slat wall) are allowed in the Display Area. 2.7 Neutral Piers Depending on location, vertical neutral piers may separate Tenant storefront construction. If an existing Tenant space is re-demised, it shall be the Tenant s responsibility to construct a new neutral pier to match construction and finish of adjacent piers or Authority s direction. 13

14 3.0 Store Interior Design 3.1 Objectives All store interiors should maintain a high quality of design and use of materials employed in adjacent spaces. SDIA encourages innovative solutions wherever possible. Included within store interior design is the maintenance of existing capacities of structural, mechanical, electrical and life safety systems by the Tenant. 3.2 Store Layout Tenants should refer to the SDIA Interior Design Standards for the use of colors and materials on all floor, wall, and ceiling surfaces, in order to complement the aesthetic quality established in the main public areas. Layouts should react to passenger s limited time with displays arranged to facilitate ease of browsing and speed of transaction. Displays should be attractive and call attention to the products featured, but must not interfere with the egress or access to the store. Aisle widths must be adequate to accommodate disabled persons, passengers with baggage, luggage carts, roller bags and wheelchairs. The Tenant is responsible for complying with codes and the federal American with Disabilities Act (ADA) accessibility guidelines. Aisle widths must be a minimum of 4-0. Restaurants, lounges, and snack bars should have room available near or underneath tables for the storage of bags and packages. 3.3 Demising Partitions Figure 3.1 Acceptable Layout - layouts should react to passengers limited time with displays arranged to facilitate ease of browsing and speed of transaction. Demising walls between Tenants shall be centered on the lease line dividing the Tenant space. Walls shall be constructed of minimum of 18 gauge metal studs and sound attenuation batts. The Tenant shall provide a minimum of 5/8 fire rated gypsum board extending the full height of the wall, with all voids filled and penetrations sealed in conformance with applicable codes and regulations. If the Tenant s business increases ambient noise levels in the adjacent spaces, beyond the allowable 14

15 3.0 Store Interior Design level of local state or federal codes or regulations - or to a degree found unacceptable by the Authority, the Tenant shall employ sound abatement measures to decrease sound transmission through the demising assembly to acceptable levels as required. The Tenant must seal around all structural shapes, ducts, pipes and other penetrations through demising walls in an airtight manner and in conformance to applicable codes and regulations. The Tenant is responsible for any additional wall reinforcement or independent support as required for demising walls used to support shelf standards or other heavy attachments 3.4 Interior Partitions Interior Partitions shall be of non-combustible construction and shall be finished in an acceptable manner on all visible surfaces. Figure 3.2 Exterior of Terminal 1 Level 1 SIDE WALL SHALL NOT EXCEED THE HEIGHT OF THE FIRST HORIZONTAL MULLION Where construction is visible from the building exterior, such as Terminal 1 Level 1, side walls shall not exceed the height of the first horizontal mullion between 8-0 and See figures 3.2 and 3.3 Where no horizontal mullion is present, walls shall be limited to Wall Partitions All Wall Assembly Penetrations shall comply with applicable codes and regulations. 3.6 Closures All closures through required fire separations shall comply with all applicable codes and regulations. Closure s colors shall complement adjacent wall colors on the Tenant side and shall match existing adjacent colors on the opposite side of the fire separation. All interior doors and frames in a required fire separation shall be properly labeled, and shall be equipped with the proper hardware as determined by applicable codes and regulations. Figure 3.3 Interior of Terminal 1 Level 1 The Tenant, where required, shall furnish and install a minimum of 3-0 wide by 7-0 high metal door connecting to the service corridor. 15

16 3.0 Store Interior Design Doors to exit corridors must be fully recessed so as not to project into the corridor when open and shall conform to all applicable codes and regulations. The Tenant, where required, shall provide the doors, frames and recesses in compliance with applicable codes and regulations. 3.7 Wall Finishes All wall surfaces in the sales area visible to the public must be finished in a manner acceptable to the Authority. The wall treatments should reflect the image established at the storefront. Finishes considered to be suitable are painted gypsum board or plaster, commercial grade wall coverings, wood moldings or panel treatments, decorative metal, or natural stone. The use of the following materials will not be allowed as a wall material in areas visible to the public: Figure 3.4 The wall treatments should reflect the image established at the storefront. Extensive use of mirrors Simulated brick or stone Slat Wall Wood grained or simulated pattern plastic laminates Pegboard or corkboard Plywood and rustic or rough sawn wood Carpeting on walls Any other material determined unacceptable by the Authority Wall treatments should be finished at the floor with a durable base material such as wood, stone, ceramic tile, or stainless steel. Vinyl or rubber base will not be permitted in areas visible to the public. Surface mounted shelf standards will not be accepted. 3.8 Floor Design Requirements Alterations to the building structure necessary to support excessive loads or penetrations will be at the expense of the Tenant, including re-engineering costs. At all public areas of the Tenant s premises, the Tenant must provide a suitable floor finish. The elevation of the finish floor must match the adjacent common area floor. Bull-nosed tile, reducer strips, or carpet edge guards or finished edges viewed as a potential tripping hazard will not be permitted. 16

17 3.0 Store Interior Design Floor treatments should be designed to reinforce the character of the store concept and image. A hard surface floor material is required at the storefront lease line and must extend at least five feet into the store. Acceptable hard surface treatments include natural stone, hardwood strip floors, ceramic tile or terrazzo. Floor finish materials that are not permitted in sales areas or areas visible by the public are quarry tile, rubber / vinyl flooring, vinyl composition tile, or wood parquet flooring. When carpeting is used, the Tenant is encouraged to use patterns and borders to define areas of the store. Carpeting must be of superior quality. Direct glue-down installation is recommended. It is important that flush transitions to other materials be provided to minimize visual distractions and walking hazards. Reducer strips of any kind are not acceptable. Tenants must install a waterproof membrane on floor slab and at floor penetrations in all toilet rooms, and similar water prone areas. The waterproofing must extend a minimum of 4 up the perimeter walls of such areas. Tenants must provide material or devices required to prevent the passage of water or liquids out of these areas. The Tenant is required to repair the interior slab, as required, to provide a smooth, sound substrate to receive Tenant finishes. If an expansion joint occurs within the Tenant space, it shall be the Tenant s responsibility to install the finish floor material to this joint in a professional manner. Finished floor material may not be installed over expansion joints. 3.9 Floor & Wall Penetrations All Floor Assembly Penetrations shall comply with applicable codes and regulations. See Section Floor and Roof Penetrations Ceiling Design and Requirements Where mechanical considerations require a ceiling plane to be open, the ceiling shall be as open as possible. If a ceiling is required in the area to contain objectionable noise, fumes, and odors, the Tenant 17

18 3.0 Store Interior Design must receive written approval from the Authority. In addition, these ceilings must be supported by construction carried on walls or partitions and not suspended from existing structures. Where ceilings are approved and are located in an area where the top is visible, the surface must be finished in an acceptable manner. Access must be provided by the Tenant to any Authority s equipment, valves, controls, piping, etc., located above the Tenant s ceiling. Combustible materials of any type are not permitted above the finished ceilings Lighting Criteria These Criteria shall govern the design and installation of all store lighting by the Tenant that is visible from the public areas of the Terminal. Tenants shall install all lighting subject to the following requirements: The Authority must approve all lighting designs. The interior lighting system shall be designed to comply with the local Energy Codes. Interior emergency lighting shall be installed as required by applicable codes. Lighting shall be limited to the Tenant s Leasehold except where necessary to illuminate the Storefront and/or signage, subject to the Authority s sole opinion. All self-illuminated showcases and display cases must be adequately lit and ventilated. Direct visual exposure of incandescent lamps and/or fluorescent tubes is prohibited. A seven-day, calendar type, 24-hour timing device shall be provided by the Tenant for lighting of Tenant s Storefront and show window areas during required hours, which hours will be designated by the Authority. Figure 3.5 Acceptable Lighting Examples Window display lighting shall be 100% incandescent including halogen, metal halide par or a combination of incandescent, halogen metal halide or lowbrightness fluorescent. In general, light sources (including lamps) shall not be visible from the Terminals public circulation zone. 18

19 3.0 Store Interior Design Spotlights may be recessed incandescent, adjustable angle fixtures or track-mounted adjustable spotlights. All adjustable units must be focused so that brightness is not visible from public area walkways, with the exception of small halogen spotlights. If incandescent lighting is used, it shall be of a lowbrightness type. Colored incandescent bulbs are not permitted. No un-shielded light source shall be visible at or below the ceiling line. Light fixtures may be exposed or shielded, pendant - or surface-mounted on walls or ceilings. Figure 3.6 Acceptable Lighting Example If fluorescent lighting is used, it shall be of a lowbrightness type. Shielding shall be either metal parabolic or acrylic paracube or parawedge-type louvers. No acrylic lens, egg crates or bare fluorescent tubes shall be used for general lighting in Tenant areas visible to the public. Acceptable color temperature of lamps is 3000K or 3500K. See also Section 7.0 Lighting Fixtures. Surface or pendant-mounted track and track fixtures installed for accent lighting may be used. The track and fixtures shall be painted to match the ceiling color of Tenant s store. If the track and track fixtures are a part of the interior space and other paint finishes are required, the Authority must approve them in advance in writing. Low-voltage type lighting is recommended for high impact on merchandise displays. Decorative type lighting, i.e., incandescent or fluorescent pendant units, chandeliers, or wall brackets may be used only if Tenant has established an identity based on this design theme, and must be approved by landlord in advance of build-out by Authority. No strobe, spinner or chase-type lighting shall be used. Figure 3.7 Acceptable Lighting Example 19

20 4.0 Signage and Graphics 4.1 Objectives Consistent with high quality of design for the Storefront and interior, all signage and graphics shall be made of high quality materials and have visual appeal and variety. SDIA encourages the use of innovative three-dimensional solutions wherever possible. Allowable sign areas have been determined in figure 4.1 based upon general physical limitations of existing conditions, however, greater latitude may be granted to creative, three-dimensional signage based upon Authority sole opinion. Signage and graphics shall be highly visible for easy store identification and brand identity. 4.2 General Criteria Figure 4.1 Storefront Dimension Table (Refer to section 1.8 for Terminal Key Plans) Signage shall be limited to trade name and logo only, as approved by the Tenants real estate agreement with the Authority. No corporate brand names, product names, or phrases may be used on storefront signs or in any area within the first 5 feet of the lease line without written Authority approval. All signs must be Underwriter Laboratory approved. CL VARIES THE GREATER OF 12 OR 15% OF THE STOREFRONT WIDTH MORE RESTRICTIVE OF 70% OF STOREFRONT WIDTH OR DEFINED AREA BLADE SIGN BY TENANT - ONE SIGN PER CONCESSION EXTENT OF POP-UP NEUTRAL BAND THE GREATER OF 12 OR 15% OF THE STOREFRONT WIDTH CL VARIES SETBACK FROM PIER i j AVERAGE FONT HEIGHT MAX INDIVIDUAL- FONT HEIGHT k VERTICAL OPENING Figure 4.2 Storefront Elevation - See Figure

21 4.0 Signage and Graphics No exposed raceways, ballast, transformers, sign company names or labels are permitted. The following lighting / signage combinations are permitted: Rear-Lit Channel Rear-lit, or halo-reverse-lit channel individually mounted metal letters illuminated with neon with the rear face of each letter no more than 2 away from the background plane of the fascia sign band. Illuminated channel letters with acrylic sides are not permitted. Rear-Lit Stencil Rear-lit, acrylic-faced characters fabricated flush to face of sign band surface. Figure 4.3 The objective is to promote innovative 3-dimensional solutions whenever possible. Individually-Cut / Low Relief Signs and/or letters carved and applied to sign band surface illuminated externally. Neon Formed Letter Tubing Neon tubes forming letters and/or Tenant logo. Dimmer transformers are required. Hand Painted, Silk Screened or Etched Glass Applied to fascia glass with external display lighting. For all other types Authority must give approval prior to final design and fabrication. 4.3 Sign Types and Sizes NEUTRAL PIER SETBACK 12 EXTENT OF POP - OUT ENTRY SOFFIT The Authority has final approval on all Tenant s signage. BLADE SIGN BY TENANT i j 6 SOLID BASE m k VERTICAL OPENING h EXTENT OF TENANT FINISH Aside from the size and location identified as the signable area there is no specific position for storefront signs unless otherwise specified. See figure 4.2. Tenants shall install one sign at storefront as a primary business identity; this sign will be limited to trade name and logo only. In the case of a corner unit, additional identification signs may be permitted for frontages in excess of 20 feet in width. Figure 4.4 Storefront Section - See Figure 4.1 Provisions for illumination of primary identity signage will be supplied by Tenant. Brightness of signs is subject to Authority approval. 21

22 4.0 Signage and Graphics REVERSE CHANNEL LETTERS Signs recessed within the storefront lease line may be externally lit from recessed or specifically approved decorative features with wall attachments, wiring, clips, transformers, tubes and other mechanisms concealed. All sign lighting shall be controlled by a time clock with hours of illumination to be determined by the Authority. The average maximum height of the sign letters shall not exceed 14 inches and the maximum height of any individual letter shall not exceed 20 inches. Unless otherwise noted the maximum length of the sign shall not exceed 70% of the total storefront width or the lesser of the limits of the signage graphics zone as shown on Fig 4.2. The more restrictive condition applies. REAR LIT STENCIL CUT LOW RELIEF DIMENSIONAL LETTERS The setback from the neutral pier shall be the greater of 12 or 15% of the total storefront width. See Fig. 4.2 Storefront Signage may pop-up above the lower portion of the neutral band to a maximum as shown on Fig 4.1 and 4.2 and pop-out from the neutral band by 12 as shown on Fig 4.4. as long as it does not interfere with wayfinding and regulatory signs. Figure 4.5 Sign Types 4.4 Sign Restrictions Tenants are prohibited from affixing permanent or temporary signing, decals, credit card signs or symbols, artwork, or other signage indicating product line within the first 5 feet from the lease line measured inward without prior Authority written approval. Permanent or temporary interior signage specifying products and prices must be designed, constructed and executed with quality and professional standards of fabrication. Authority has discretion to remove signage deemed unacceptable. Animated component signs and signs employing moving or flashing lights are not permitted without exception. Surface-mounted box or cabinet-type signs are not permitted. Formed plastic or injection molded signs, or vacuumformed letter signs are not permitted. 22

23 4.0 Signage and Graphics STAINLESS STEEL OR GLASS STRUCTURAL SAILS Signs fabricated from simulated materials such as wall coverings, stone or wood-grained plastic laminates are not permitted. 1-6 MAX 2-0 MIN 2-3 MAX BRACKET LIGHT STAINLESS STEEL ARMATURE Freestanding floor signs within the first five feet of the store are not permitted. UL labels must be inconspicuously located and away from public view. 4.5 Blade Signs Figure 4.6 Blade Sign - Type A See Figure 4.1 Table MAX 1-8 MIN 2-0 MIN 3-0 MAX Figure 4.7 Blade Sign - Type B See Figure 4.1 Table 2 STAINLESS STEEL OR GLASS STRUCTURAL SAILS BRACKET LIGHT STAINLESS STEEL ARMATURE Retail Tenants located in approved zones shall utilize either type A or B two-sided blade sign projecting perpendicular to the storefront as determined in Fig 4.1 and 4.2. The blade signs will be located on the centerline of a neutral pier as determined by the Authority. Blade Sign frame, armature and lighting will be furnished and installed by Authority. Tenant is responsible for furnishing and installing the suspended sign panel only. All blade signs are externally illuminated with lighting integral with the blade sign frame. No other lighting is allowed. The sign face graphics must be consistent with the graphics of the Tenants space and may feature a corporate logo as well as the store name. Threedimensional treatment is encouraged. The sign panel may be of any shape, but must not exceed the dimensions shown on Fig 4.6 and 4.7. The weight of the sign panel must be compatible with the structural design of the blade sign frame and cannot exceed 60lbs. 23

24 5.0 Food and Beverage Service Tenant Criteria 5.1 General Criteria Unless otherwise stated these standards shall apply to Food Courts, In line Food Courts, and Concourse Food and Beverage Service. The Tenant must provide a full height wall separating the sales area from the kitchen, service and storage area for security and to shield views into the service area. Figure 5.1 Food Court Coiling vertical grilles are acceptable as long as all portions of the frame or track that are visible match the metal finishes used elsewhere in the storefront. Grilles must be independently supported from the floor. The Authority s structure may be used for lateral support only. The structural support for the rolling grille must be hidden and incorporated into the Tenant s storefront design. Sliding grille gates are permitted only when installed with a door into the grille pocket that allows access for cleaning. General Criteria - Food Courts A minimum of 8-0 clear space must be maintained in front of service counters. Vertical neutral piers separating individual food court venues shall be centered on the demising partitions. Neutral piers shall have a minimum 2-0 high stone, tile or stainless steel base. Material and design should compliment the overall design of the food court. If an existing Tenant space is re-demised, it shall be the Tenant s responsibility to construct a new neutral pier to match construction and finish of adjacent piers or Authority s direction. Tray and waste receptacles shall be of durable materials that compliment the overall design of the food court. General Criteria - Concourse Food and Beverage Service Where the service counter is recessed within the space, the Tenant shall provide a dropped bulkhead across the entire width of the counter to separate the customer space from the service space. The bottom of the bulkhead shall be 8-0 above the 24

25 5.0 Food and Beverage Service Tenant Criteria finished floor and shall extend to the structure above unless otherwise indicated. A maximum of 100% of the storefront may be open (without glazing). See Figure Sales Counter Counter tops shall be of a solid polymer or hard stone material. Plastic laminate and ceramic tile will not be allowed as either a counter top or edge material. See figure 5.3 Figure 5.2 Storefront Opening at Concourse Food and Beverage Service - 100% openings are allowed The face the counter may be of the following materials: Marble or Granite Ceramic / Porcelain Tile Solid Polymer Hardwood, stained or painted Metal Other durable, nonporous material approved by the authority The backside of the sales counter shall be designed such as to conceal trash, outlets etc. Open storage areas will not be allowed unless they are concealed from public view. Glass display cases constructed of clear glass and stainless steel, will be permitted to a maximum height of 4-8 and maximum width of 25% of the storefront width. Display cases may not extend past the face of the counter top. The design of the displays shall incorporate an integrated and continuous base with the counter. No food preparation areas or display cases are allowed in a zone 24 from the edge of each neutral pier and within 18 of the finished floor. Figure 5.3 Counter tops shall be of a solid polymer or hard stone material. Behind counter trash receptacles shall be located so that they are integral with the overall design of the store / restaurant. They shall be concealed from view. Under-counter receptacles with integral access door is acceptable. Exposed and open trash bins located in an open corner are unacceptable. The front counter must present a clean, uncluttered appearance. Food service equipment, beverage dispensers, cash registers, and other equipment must be concealed from view as much as possible. 25

26 5.0 Food and Beverage Service Tenant Criteria Displays, advertising, cash registers, and other similar types of equipment must be built into the storefront and counter top. Loose equipment and displays are unacceptable. If not already provided for within the Authority s food court plan, napkins, condiments, utensils, straws, and trays must be concealed behind the front counter or recessed into the counter top. Wires, conduit, and wire mold shall all be concealed from view. Exposed wires from equipment, telephones, etc., are unacceptable. Access through the front counter is unacceptable unless no rear service door is possible. Open storage of paper goods, packaging, and supplies are unacceptable. Sneeze guards and/or tray slides, when required, must be custom designed as an integral part of the front counter and be constructed of glass and/or stainless steel. 5.3 Lighting All self-illuminated show cases and display cases must be adequately lit and ventilated. Direct visual exposure of incandescent lamps and/or fluorescent tubes is unacceptable. All supplemental lighting over the counters and workspace adjacent to the counter shall have a lamp temperature of 3000K to 3500K. Each Tenant may have lighting which will support their design identity. This lighting may be pendant lighting or other type of decorative fixture. Additional lighting may be used as a supplement to the suspended lighting. Surface mounted lights are not permitted on the ceiling. Custom designed sconces which support the imaging of the Tenants identity are acceptable. Sconces shall be fabricated from premium grade materials. All lighting fixtures are subject to review and approval by the Authority. Refer to Section 3.11 for additional lighting criteria. 26

27 5.0 Food and Beverage Service Tenant Criteria 5.4 Ceilings Ceilings shall comply with Section 3.10 and meet all health code requirements. Ceilings over the counter and 5-0 beyond the counter tops work zone on the Tenant side shall be a solid surface of painted plaster, gypsum board. Additional materials may be submitted and are subject to approval of the Authority. See figure 2.5. The Tenant shall provide unobstructed access to any of the Authority s equipment, valves, controls, etc. above the Tenant s ceiling space. Ceiling suspension systems may not be fastened to the underside of the roof deck or floor assembly above. Any and all fastening devices shall be secured to the structure supporting the roof or floor. 5.5 Floors Tenants must install a waterproof membrane, at floor slab and floor penetrations in all toilet rooms, kitchens and similar water prone areas. The waterproofing must extend a minimum of 4 up the perimeter walls of such areas. Tenants must provide material or devices required to prevent the passage of water or liquids out of these areas. Tenant floors shall not extend beyond the established lease-line. Floor shall be tile or stone and shall be consistent with the Tenant s branding identity. Quarry tile or tiles with a simulated wood or other simulated finish are prohibited (except in food preparation areas outside of public view). 5.6 Walls Wall openings between the sales area and service area must be kept to a minimum. Pass-through openings shall be designed to block views into the service area. The finish on all walls in the sales area behind the counter shall be ceramic tile or similar hard / scrubbable materials. Materials other than ceramic tile may be used with prior written approval from the Authority. Painted gypsum board, FRP or vinyl wall coverings are not allowed. 27

28 5.0 Food and Beverage Service Tenant Criteria 5.7 Permanent Demising Partitions In areas exposed to public view the permanent Tenant demising partitions shall be finished with stone, or tile. Fiberglass reinforced panels or similar materials are prohibited. 5.8 Signage Food Court Signage Figure 5.4 Food Court example utilizing a signage zone with a canopy Figure 5.5 Food Court example utilizing a continuous dropped bulkhead (signband) Primary signage for the individual food court venues shall be located on the area above the service counter. No signage shall be displayed on wall immediately adjacent to or within 5-0 of the rear of the front service counter top. The Tenant shall provide a visual means of distinction above the food service counter between the Tenant space and the public thoroughfare. Some examples include: a canopy (see figure 5.4), a continuous dropped bulkhead see (fig. 5.5), or a signage zone (no bulkhead or canopy) (see figure 5.6). The bottom of any construction shall be 8-0 min. above the finished floor. The signage type shall be channel letters with internal white neon. Letters should be individual and three dimensional in character. Where a signage zone occurs, letters shall be self supported from the ceiling or canopy above. In the condition of a continuous dropped bulkhead (neutral band) letters should stand off from this surface by 2. The maximum height of the majority of sign letters shall not exceed 12 inches with individual accent letters not exceeding 14 inches. Signage illumination levels must be equivalent to the level of illumination at adjacent signage. Food Court Tenants located in approved zones may design fabricate and install one two-sided blade conforming to section 4.5. Figure 5.6 Food Court example utilizing a signage zone The Tenant may add a secondary sign band a maximum of 14 high directly below the food court identification sign identifying the individual food court venues. The secondary sign band must be the same width as the primary sign and combined cannot exceed the limits outlined in section 4.0. See Figure 5.7 The secondary sign shall have a graphics height of no more than 10 inches. The maximum height of 28

29 5.0 Food and Beverage Service Tenant Criteria the sign letters shall not exceed 10 inches and the maximum height of any individual letter shall not exceed 12 inches. Concourse Food and Beverage Service Signage Concourse Food and Beverage Service identification shall be governed under Section 4.0 Figure 5.7 Food Court Identification Sign Concourse Food and Beverage Service Tenants located in approved zones may design fabricate and install one two-sided blade conforming to Section MAX CONTINUOUS DROPPED BULKHEAD (NEUTRAL BAND) AS OCCURS 12 MAX SIGN LETTERS STAND OFF 2 FROM NEUTRAL BAND INDIVIDUAL LETTER STAND OFF 2 FROM NEUTRAL BAND 5.9 Menu Board All Food Service Tenants are required to provide one menu board, mounted on the rear wall of the sales area or on a suspended fascia. Menu boards are not permitted at the front lease line. The menu board signage may not protrude more than 1 from the back-wall. These menu boards shall be integrated into the overall design. Provisions should be made for changing prices or products in an undetectable manner. Figure 5.8 Food Court Tenant Signage Location Adjustable track lighting, concealed from view in an alcove directly in front of the menu board is also an acceptable means of illumination for the menu board. All menu boards and photos of menu items shall be professionally designed and fabricated, They should be integrated with the Tenant s graphics and merchandising design. 5 TENANT SIGN MENU BOARD The menu board signage shall be of proper size, color, and illumination level to be readily visible from the common area with a minimum letter height of The storefront fascia shall not block views to the menu board based upon a viewing height of 5-0 above finished floor and 5-0 from the counter as shown on Fig COUNTER Figure 5.9 Menu Board Visibility 29

30 6.0 Kiosks (R.M.U...) SOLID POLYMER AND HARD COUNTER STAINLESS STEEL Fig 6.1 Retail Merchandise Unit PERFORATED STAINLESS STEEL SIGN BAND SHATTER - PROOF TEMPERED GLASS WOOD VENEER 6.1 Objectives Retail Merchandise Units (R.M.U. s) are dispersed throughout all terminals in approved areas. Their locations are temporary and subject to change by the Authority. R.M.U. s have one consistent style throughout all terminals. Sizes / details vary according to Tenant merchandising needs. 6.2 General R.M.U. s shall follow the style shown in Fig. 6.1 and be constructed of highly durable materials that include the following: wood veneer, (no plastic laminate) with hardwood edging tempered glass stainless steel (no aluminum) everywhere that a white metal is indicated perforated stainless steel sign band solid polymer and/or hard stone counter MAX R.M.U. s shall have a maximum height of 10-0, a maximum width of 6-0 and a maximum length of The top of the R.M.U. shall remain open to above. The R.M.U. must have a continuous 12 perforated stainless steel sign band with its base 7-0 A.F.F. The R.M.U. must be on heavy duty wheels and easily movable and lockable. Wires conduit and wire mold shall be hidden from view. Areas for displays, advertising and cash registers must be built into the counter top. Loose equipment and display cases are unacceptable. All display and storage cases must be lockable. MAX Trash receptacles shall be located so that they are integral with the design and concealed from view. Fig 6.1 R.M.U. Plan Open storage of paper goods, packaging and supplies is unacceptable. 30

31 6.0 Kiosks (R.M.U.) Unacceptable Materials include the following: Simulated materials of brick, stone or wood. Painted gypsum board Wallpaper or wallcovering Rustic materials such as rough wood, distressed wood, diagonal wood siding. Plywood paneling Hardboard or high-density particleboard or similar material Pegboard in any form Mill finish aluminum or field painted metal Carpet or fabric Figure 6.3 Acceptable Creative R.M.U. Display Area Plastic Laminates Plexiglas, fiberglass sheeting, or mirror Other materials which, in the sole opinion of the Authority, are of poor quality, inappropriate finish or incompatible with adjacent Tenant or terminal finish material. 6.3 Display Areas The use of visually creative display and merchandising areas are strongly encouraged. Innovative merchandising, quality materials and appropriate lighting should be used to convey the Tenant s merchandise identity and generate activity and excitement. Figure 6.4 Acceptable Creative R.M.U. Display Area Display lighting shall be 100% incandescent including halogen, metal halide par or a combination of incandescent, halogen metal halide. In general, the light sources (bulbs) shall not be directly visible from the Terminals public circulation zone. All merchandise shall be displayed and stocked in first class condition. Damaged or soiled items will not be permitted. 6.4 R.M.U. Signage Figure 6.5 Acceptable Creative R.M.U. Display Area R.M.U. s must have adequately illuminated signs mounted on the face of the sign band and visible 31