T2 Concessions Design Guidelines

Transcription

1 T2 Concessions Design Guidelines Updated: October 2017

2 Table of Contents PAGE 03. Design Overview 11. Retail Concession Design Guidelines 19. Food & Beverage Concession Design Guidelines 25. Material Sorting Bins & Signage 26. Sustainability Goals 2

3 Design Overview Look and Feel of Terminal 2 Welcome to the San Francisco International Airport A primary goal of Terminal 2 is to recapture the joy of travel by creating memorable customer experiences that combine hospitality, comfort, art, and clear way finding. The design of concession tenant s spaces shall support this goal through imaginative design and quality implementation standards as outlined in the body of this document. All tenant designs will be reviewed by SFO s Design Review Committee (DRC) to ensure that proposed scope and designs are compatible with the aesthetic intent of Airport facilities and way finding systems. Contiguous spaces require compatibility with neighboring facilities. For any unusual conditions alternative designs may be considered at the discretion of the DRC. The Airport, through the DRC, reserves the right to reject any tenant proposed designs. Tenant proposed designs must be in aesthetic accord with the base-building design and adjacent approved tenant designs. 3

4 Intent of Review The intent of this design review is to ensure that the proposed scope and designs are compatible with, and do not distract from, the aesthetic intent of the Airport facilities and way-finding systems. All designs should reflect the cosmopolitan character and sophistication of the City of San Francisco. The DRC s role is to oversee spatial relationships and aesthetic decisions for any project on Airport property, (landside or airside) that can be seen by the public. This includes: a)new construction b)remodeling/renovation modification of existing spaces, structures and facilities c)interior and exterior signage (other than traffic) d)advertising In the terminal spaces, it is important to remember that the Airport s primary objective is to facilitate the passenger s journey as safely and calmly as possible from ground transportation through ticketing and security to the gate and back again through baggage claim. Therefore, the DRC regards overt distractions in the terminals, such as bright and/or flashing lights, overly bright color schemes, or video and audio clutter as undesirable. Look and Feel of Terminal 2 In the interest of saving valuable time and resources, the DRC is available to meet with all involved parties before the design process begins. As such, we require that the tenant s architect visit the physical lease space before creating any design for DRC presentation. The DRC must review any changes to a DRC-approved design regardless if the change has occurred following prior approval to a design. (Note: If in doubt as to whether a project requires DRC approval, contact your Property Manager at ). 4

5 T2 Concessions by Areas Food and Beverage Boarding Area See Page 8 and 9 Retail Gourmet Market 16 Retail Avenue See Page 7 and 9 Retail Marketplace See Page 7 Ticketing Lobby See Page 6 Baggage Claim See Page 10 Concessions Departures Level Plan Concessions Arrivals Level Plan 5

6 T2 Design Overview : Ticketing Lobby Snack Bar Look and Feel of Ticketing Lobby 6

7 T2 Design Overview : Retail Avenue and Gourmet Market Newsstand Sit Down Restaurant Casual Dining 16 Retail Avenue Gourmet Market Retail Marketplace The goal of the retail experience at T2 is to be engaging, enjoyable and informal, featuring local culture and sustainable cuisine. Space 16 Space 17 Look and Feel of Retail Marketplace 7

8 T2 Design Overview : Boarding Area Quick Serve Cafes Spaces 6,7,8 & 9 The boarding area is a club-like destination where travelers can choose between multiple living zones. Passengers feel highly accommodated and connected to the outside world, as they start to anticipate their travels. Boarding Area Cocktail Bar Snack Bar 8 Snack Bars Spaces 2 & 5 Quick Serve Cafe 8

9 T2 Design Overview : Boarding Area Cocktail Bar Space 1 The Cocktail Bar is a major destination in the boarding area that provides a place for relaxation with dramatic views of the airfield. Tenants are encouraged to design a space that draws customers through a floating entry portal. Once inside, wall elements are kept low to maintain visual access to gates and the outside. Cocktail Bar 8 Newsstand Sit Down Restaurant Sit Down Restaurant Space 11 9

10 T2 Design Overview : Baggage Claim Upon descending into the baggage claim hall, travelers discover easy way finding to their proper carousel. Cloud-like ceilings are dramatically lit from below, creating a club atmosphere. Each carousel features innovative signage and welcome messaging. Snack Bar Snack bar compliments lounge like atmosphere of baggage claim. 10

11 Retail Concessions : Interior Visual Quality The interiors of the stores must project a high standard of design commensurate with the quality of store interiors found in leading upscale shopping centers. 11

12 Retail Concessions : Storefront Design Guidelines The Design Guidelines are a basic set of rules meant to ensure creativity and integrity of the concession area that is in keeping with the Terminal s design. In the case of the main storefront, the goal is to display the retail merchandise in an exciting and innovative fashion. SFO encourages innovation and creativity that acknowledges the Airport s premium environments, and ultimately optimizes the brand value of the terminal. The Storefront Design Criteria is compromised of 3 distinct zones: 1. Storefront Glazing/Closure System 2. Tenant Signage and Graphics 3. Design Control Zone 12

13 Retail Concessions : Storefront System BLADE SIGN (OPTIONAL) Required Storefront Design Elements: Storefront Elevation GYP BOARD SOFFIT (SFO) GYP BOARD SOFFIT (TENANT) Pivoting or Sliding glass doors (with ceiling track) designed to be concealed in wall pocket on one side during opening hours. No portion of the storefront system except the overhead track will be visible during open hours. Storefronts framed on either side by neutral piers/ventilation system, provided by SFO. Overhead tenant sign. Blade sign (optional) Overhead wood slat system provided by SFO. SFO to provide structure to support door system. Prohibited closure types: Opaque Grills Rolling Grills Aluminum Framed Doors Swinging Doors Storefront Entry Plan 13

14 Retail Concessions : Tenant Signage and Graphics Each Tenant will receive a primary overhead storefront sign and has the option to receive a blade sign. The primary storefront sign will consist of an overhead signage backer with dimensional Tenant name lettering centered at the store entrance. The maximum height of the Tenant's signage backer will be 2-0", except where a custom background shape is an integral part of the Tenant's identity. This additional shape may be allowed, finished in the Tenant's brand colors, but may not extend more than 3" above and below the signage backer, not to exceed 2'-6" in overall height, nor may extend closer than 2" to the ends of the signage backer. The Tenant will be allowed to choose from two standardized backer widths that will best suit the proportion of their signage. Signage backer color shall be white, as specified by SFO, and tenant lettering/logo finished Tenant's brand color(s) may be halo-illuminated. For main storefront band signage, the addition of any extraneous decorations, beyond the allowable backer shape or logo shape noted above and the tenants name, is prohibited. Tenant lettering or logo on blade signs shall be translucent white, edge illuminated as specified by SFO, and background finished in Tenant s brand color(s). The DRC may grant exceptions to translucent white lettering/logo color. The DRC allows the display of Tenant s name lettering or logos on blade signs, as long as the logo is designed in appropriate proportion to the background on which it is displayed. The DRC may grant exceptions for logos that are undisputedly one and the same as the Tenant s name, i.e. DFS. Prohibited Sign Types Internally illuminated channel letters with plastic face panels Vinyl signs such as the stick-on or decal type signs Plastic box signs, or vacuum formed signs Noise-making signs or signs with moving parts Exposed neon (Note: The DRC may grant exceptions on primary sign for design concepts of unusually high quality or displaying special merit.) Creativity with signage is encouraged. 14

15 Retail Concessions : Storefront Signage Wood Slat Primary Overhead Storefront Sign Wood Slat Blade Sign Neutral Pier/ Displacement Ventilation Diffuser Storefront Elevation at Entry Storefront Section at Entry Edge-lit LED illuminated sign with dimensional letter/logo forms. Both sides. Maximum allowable Tenant graphic zone. Do not exceed. Maximum allowable Tenant graphic zone. Do not exceed. Fabricated aluminum sign panel painted C2 white. Blade Sign attachment at Food Concessions See Concessions 1-9, 25 & 26 Blade Sign attachment at Retail Concessions See Concessions Primary Overhead Storefront Sign Elevation Options Addition of dimensional elements may be allowed under review/approval of the DRC. 15

16 Retail Concessions : Design Control Zone The Design Control Zone is identified as a creative zone set just inside the storefront glazing and will extend a depth of 2-0 to 4-0 inside the store, dependant on the depth of the adjacent neutral pier. This zone is to encourage visually attractive display of merchandise that compliments the store interior. This transition between public and tenant space must feature and focus on their merchandise and fixtures. No display merchandise or advertising will be allowed in the public circulation zone of Terminal 2, and it should be noted that merchandise and fixtures for display must be approved by the DRC. Items to be considered in design: Wall merchandising systems other than slat wall. Freestanding millwork above 5-6 in the Design Control Zone shall be limited to a maximum of 30% of the storefront. Cash wrap cannot be located within this zone. Ceiling height in this zone is encouraged to be no lower than adjacent wood trellis. Tenant may opt to drop the ceiling and use material of their choice if such a design is in keeping with the overall aesthetics of the store s concept. Dropped ceilings must be set a minimum of 12 back from storefront glazing, and be a minimum of 8-0 AFF. Acoustical ceiling tile is not permitted in this area. Track lighting within this area and remainder of store shall be concealed within a light pocket as not to be visible from the common area. Creativity within Control Zone is encouraged. (Note: SFO will provide Terrazzo flooring to back of neutral pier/design control zone.) 16

17 Retail Concessions : Interiors High quality retail interiors are required. The character of the interiors shall reflect those found in high-end shopping districts. Tenants should develop store design concepts which are programmed to allow customers to navigate quickly and easily, and in most cases, with luggage. All store interiors must follow standard ADA requirements. Store designs should consider high-quality materials and finishes that can withstand high-volume traffic, luggage carts, commercial maintenance equipment and resist wear. Finish materials up to 10 above the finish floor are susceptible to luggage cart damage and must therefore be very durable. Plastic laminate will not be permitted in this zone. Counter tops shall be fabricated from solid or otherwise seamless materials: e.g., metals, natural or artificial stone. Adequate storage space for merchandise and refuse associated with the facility s operation must be integrated into the design. Tenants cannot overstock merchandise. Drawings shall indicate quantity of fixtures and locations. Temporary storage of merchandise or refuse outside of the lease line is not allowed. Permanent appliances, fixtures, and equipment shall not display advertising, sponsorship text, or branding of merchandise larger than nine (9) square inches. Adhesive labels, of any size, with or without branding, are not allowed if they are in public view. Manufacturer s promotional fixturing is not allowed. Recessed standards for shelving is encouraged. Tenants are prohibited from using slatwall. All fixtures are subject to the approval of the DRC. Tenants are prohibited from incorporating monitors with broadcast television content in their space. All materials must confirm with the Airports Sustainability and Environmental Compliance Requirements (described on pg. 26) Examples of custom designed fixturing in Design Control Zone. 17

18 Retail Concessions : Interiors Tenants having speakers for the purpose of providing quiet background music for their patrons enjoyment shall take precautions to ensure that any sound or vibration is not transmitted to adjoining tenancies or public spaces. Sound systems are not permitted at kiosk locations. Lighting should be designed to illuminate the facility and its products or services, but must not shine into eyes of passersby, cause glare or distraction. The DRC strongly encourages the use of creative indirect lighting sources, such as cove lighting and recessed fixtures. In some circumstances, surface-mounted and pendant fixtures may be approved at the DRC s discretion. Refer to page 23 for additional criteria. Display of all merchandise must be integrated into the design concept. Freestanding Tenant security devices or security system, if any, shall not be installed or placed in operation unless the Tenant has specifically received the DRC s prior written consent as to the size, location, and design of such devices. Tenants are encouraged to integrate any building structure, i.e. seismic bracing, into their visual displays, to the extent possible. If materials sorting bins are provided for patron use, tenant must work with SFO s Green Business Team to determine sorting and signage. Work with the SFO Property Manager for requirements. Creative use of indirect lighting is encouraged. 18

19 Food and Beverage Concessions : Interior Visual Quality A casual dining approach will draw elements from higher-end cafes and restaurant environments, as depicted in adjacent images. 19

20 Food and Beverage Concessions : Design Guidelines Terminal 2 will showcase food and beverage tenants in a unique fashion by integrating them into the entire experience. High quality facades and interiors are required. The character of the designs shall reflect those of higher-end restaurants and cafes. The Food and Beverage Concessions Design Guidelines consist of the following sections: Architectural Elements Menuing Signage and Graphic Design Lighting Food Merchandising/ Kitchen Equipment Material Sorting Bins and Signage Suggested pivoting menu boards/display panels create marketplace feel. All of these elements will need to be considered by the tenants and their design consultant(s). If a tenant has a standard prototypical store, it may not be allowed unless it conforms to the DRC standards. View of International Terminal cafe 20

21 Food and Beverage Concessions : Architectural Elements and Menuing Architectural Elements The food and beverage offerings in Terminal 2 are an integral part of creating a unique and delightful passenger experience. To achieve this goal, Tenant designs shall emphasize architectural form with special considerations given to: Wall Enclosures Counter Surfaces Ceilings/Soffits Materials (innovative/sustainable, etc.) Please note that no overly thematic design schemes will be allowed. Any thematic content will be subject to review and approval by the DRC. Menuing Menu boards are a key aspect in supporting the architectural design of each concession. Because of their importance, the design of these elements shall be produced by a professional graphic designer retained by the tenant. In conjunction with this, any food photography must be produced by a professional food stylist. Tenants are encouraged to consider menuing as part of the overall composition of their space, and go beyond conventional placement standards. Traditional internally illuminated menu boards will be prohibited. Tenants may choose to use LCD technology in their menu boards. Non-standard menuing images. 21

22 Food and Beverage Concessions : Signage and Graphic Design Signage and associated environmental graphics should compliment the architectural design of each tenant s space. These elements should be considered early in the design process, and not as an add-on. Summary of Requirements: Two signage types are allowed. These consist of a primary illuminated sign located above the storefront and an illuminated blade sign. Primary signs consist of the Tenant s name, in a font/color of Tenant s choosing, applied to a neutral background (see page 15). Blade signs allow for use of Tenant s logo (see page 15). No signage may be applied to tenant s storefront glazing. All sign illumination must be hidden from view. Creativity in design of sign is encouraged. Final approval resides with the DRC. (Note: For food and beverage signage, the DRC may grant exceptions for signage concepts of unusually high quality or displaying special merit.) For Prohibited sign types, refer to page 14 of this document. Signage to be integrated with architectural concept. 22

23 Food and Beverage Concessions : Lighting Lighting is an important aspect of helping to create a pleasant restaurant experience. In addition to architectural lighting, tenants must consider accent lighting to enhance visual merchandising and display of food. Summary of Requirements: All lighting must be recessed or indirect. Any variance from this must be approved by the DRC. The use of decorative-type lighting of any kind is permitted only if approved by the DRC. All tenant lighting shall be controlled separately and illuminated during time period as specified by SFO. All lighting fixtures must be recessed or concealed. Light bulbs cannot be visible to passersby. Track type lighting must be recessed in a pocket within the tenant s lease line. All display cases must integrate shielded lighting and be vented appropriately. Brightness levels of all light fixtures shall be subject to the DRC s approval. Tenants must select energy efficient lamping types, with color rendition subject to approval by DRC. All lamping to have a color temperature of 3500 Kelvin. Prohibitions: Surface mounted fixtures shall not be allowed. Moving lights or components shall not be allowed. No lighting shall be installed outside the tenant s lease line. All equipment and fixtures must confirm with the Airports Sustainability and Environmental Compliance Requirements (described on pg. 26) Creative use of lighting is encouraged. 23

24 Food and Beverage Concessions : Food Merchandising and Kitchen Equipment Tenants are required to showcase their food offering in a fresh, imaginative manner, consistent with the overall branding approach. In addition to fresh foods, food photography may be used to reinforce the presentation. Summary of Requirements: Deli/bakery cases that showcase food must be considered as part of the visual presentation with materials consistent with overall design. All visible food preparation must be thought of as part of the overall merchandising concept, consistent with a demonstration-kitchen approach. All visible kitchen equipment must not distract from the overall look and feel of the Tenant s space. Equipment must be recessed in architectural cabinetry/millwork. Any vendor identification on exposed kitchen equipment must be smaller than nine square inches. The amount of visible equipment shall be minimized by placing it in the kitchen, out of the public s view. Visible storage of food items and utensils shall be minimized and are subject to the DRC s approval. Beverage display must be integrated into design concept and shall not be placed on top of frontline counter or equipment. The use of horizontal surfaces with merchandise perched on top is not permitted. All condiment counters are to be located within lease hold. Placement design of kitchen hoods is to be carefully considered. Refer to Tenant s Work Letter for more information. All display cases are to be frameless. Food merchandising to be integrated into overall concept. Prohibitions: No curved display cases are permitted in the six quick serve locations in the boarding area. No drink dispensers or other free standing equipment shall be allowed on front counters. Free standing trash bins shall not be allowed. All integrated trash bins shall have openings sized to conceal trash within. No live or artificial plants are allowed. All equipment must confirm with the Airports Sustainability and Environmental Compliance Requirements (described on pg. 26) 24

25 Materials Sorting Bins and Signage SFO's Strategic Plan tasks the Airport with getting to zero waste by To achieve this bold goal, the Airport is not just implementing policies and programs that reduce, reuse and recapture materials used across our campus, but redefining the way it talks about "trash". In this Concessions Design Guideline you won't find any references to "waste" or "trash". All materials used on campus are considered a resource that our Airport is actively working to divert from the landfill, and you serve an active role making sure materials can be reincorporated here at SFO. Proper onsite sorting of materials is a key component to meeting the airports Zero Waste goals and is required at SFO. The airport has developed standards for sorting materials into the following streams, which match those consistent across the Bay Area: compost, recycling, and landfill. Material sorting bins and signage in the patron areas are to follow the standard for sorting and signage (see below). Bins, signage and material placement approved by DRC. Work with the SFO Property Manager for requirements. Lid Face Graphic- Compost Waste Stream Vertical Panel Sorting Graphics- Compost Waste Stream Lid Face Graphic- Recycling Waste Stream Vertical Panel Sorting Graphics- Recycling Waste Stream Lid Face Graphic- Landfill Waste Stream Vertical Panel Sorting Graphics- Landfill Waste Stream 25

26 Sustainability Goals: Tenant Requirements SFO is a nationally recognized sustainability leader in the aviation industry for its history of climate action, environmental policy, sustainability reporting, alternative transportation infrastructure procurement and progressive infrastructure development to maximize economic and social returns. These efforts have enabled the Airport to give back to our community and our shared environment; serve our overall mission; and lead the industry in triple bottom line sustainability. SFO works to achieve these same aims to support all our tenants in achieving their own goals, which collectively benefit our campus, our employees and our passengers. Environmental Stewardship is one the key pillars in SFO s mission to provide excellence in service. Greenhouse gas emissions reduction, energy conservation, renewable energy, water efficiency, air quality, preservation of natural resources, waste reduction, employee wellness and green building facilities are sustainable attributes SFO values. Tenants are required to support the Airport in its sustainability goals described in SFO s Delivering Exceptional Projects: Guiding Principles of Sustainability. SFO, in accordance with the Chapter 7 of the San Francisco Environment Code (Green Building Requirements) requires LEED Gold Certification for projects 10,000 sf and over. Tenants of leaseholds less than 10,000 square feet are required to prepare and submit a conceptual design phase LEED scorecard demonstrating the maximum LEED credits that are practicable for the project. At project completion, a final as-built LEED scorecard is also required, indicating all the LEED credits that would be achieved if the project had been certified. All projects, regardless of size, are required to comply with all applicable local ordinances and requirements, including Construction and Demolition Debris Management and Recycling by Occupants, as well as the requirements of the California Building Standards Code(California Code of Regulations (CCR) Title 24) Part 6 (Energy) and Part 11 (CALGreen) GO ZERO SFO s ZERO (Zero Energy & Resilient Outcomes) Committee is tasked with guiding all projects, including those led by our tenants, to achieve zero net energy, zero waste and carbon neutrality. As outlined in SFO s Strategic Plan, this is in support of the Airport s mission to achieve these goals for the campus by ZERO Committee The tenant is required to present the project to the ZERO Committee to determine project strategies to achieve the goals above. The tenant completes a ZERO Committee Application and reviews the project with the Committee to determine if the project (1) advances through the ZERO Committee review process or (2) submits a ZERO Committee Waiver memo. For questions on this process, please contact SFO s Property Manager. 26

27 Sustainable Goals : Water & Energy Performance Green Business Program Tenant shall register its business with the California Green Business Program ( complete all applicable requirements for certification, including but not limited to those related to energy and water conservation and performance, and provide a checklist to the ZERO Committee. Tenants that are certified through the Green Business Program will be recognized on program websites, receive a certificate to display and electronic logo for use, and be recognized at an annual Airport event. Makes sense to me to include here, but not sure if this info is contained elsewhere and not needed here. RDM? Water Efficiency Per the SFO Green Business Program and the Airport s Sustainability and Environmental Compliance Requirements, tenants are required to select fixtures, faucets and equipment that complies with the applicable CalGreen water efficiency requirements. Projects subject to a LEED certification requirement shall also demonstrate a minimum 30% reduction in the use of indoor potable water, as calculated to meet and achieve LEED Indoor Water Use Reduction credit. All tenants are encouraged to select WaterSense labeled products including sink fixtures and commercial pre-rinse spray valves. Energy Performance Per the SFO Green Business Program and the Airport s Sustainability and Environmental Compliance Requirements, tenants are required to specify lighting and mechanical equipment that results in energy efficiency performance required in CalGreen. Projects subject to a LEED certification requirement shall also demonstrate that the project meets LEED Minimum Energy Performance EA 1 Energy Performance prerequisite. To further reduce energy costs and improve performance, tenants shall select kitchen equipment, computers, and general miscellaneous equipment that is energy efficient or has the Energy Star label. 27

28 Sustainable Goals : Resource Use Collection and Storage of Recyclable and Compostable Materials Tenants are required to provide adequate area for collection and storage of recyclable, compostable and landfill materials. Low Emitting Materials Tenants are required to specify and install low emitting materials in accordance with the CalGreen requirements, including Adhesives & Sealants, Paints & Coatings, Flooring (carpet and resilient) and Composite Wood & Agrifiber Products (including laminating adhesives). Projects subject to a LEED certification requirement shall also demonstrate that the project achieves all the LEED Low Emitting Materials credits. Indoor Air Projects subject to LEED certification requirement shall also verify that the project achieves LEED credit Enhanced Indoor Air Quality Strategies, LEED Construction Indoor Air Quality Management Plan credit, and LEED Indoor Air Quality Assessment Option 2: Air Testing credit. Cleaning Tenants are required to use green cleaning methods in conformance with the product manufacturers recommendations and in compliance with SFO s Green Cleaning Program. Tenants are required to develop a Green Cleaning Plan in compliance with the San Francisco International Airport s Green Cleaning Program and Green Business Program shall provide regular staff training to implement this program. A checklist and template can be provided to tenants to support compliance work with SFO s Property Manager to obtain. 28

29 Sustainable Goals : Resource Use Furniture Tenants are required to specify and install furniture that complies with the Toxic Reduction and Pollution Prevention requirements in the SF Environment Code regarding the following attributes: (A) Added flame retardant chemicals; (B) Emissions of volatile organic compounds (VOCs); (C) Use of certified wood; (D) Polyvinyl chloride (PVC) content; (E) Antimicrobial chemicals; (F) Fluorinated chemicals; (G) Required eco labels; and (H) Other environmental attributes, consistent with the Chapter. Interior Surfaces Tenants are required to specify and install interior surfaces, including but not limited to countertops, doorknobs, handles, wall paints, and carpet that complies with the Toxic Reduction and Pollution Prevention requirements in the SF Environment. Code regarding the following attributes: (A) Emissions of volatile organic compounds (VOCs); (B) Fluorinated chemicals; (C) Recycled content and recyclability; (D) Antimicrobial chemicals; (E) Required eco labels; and (F) Other environmental attributes, consistent with this Chapter. 29

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