Taubman Prestige Outlets of Chesterfield Temporary In-Line Stores (TILS) Design and Construction Package

Transcription

1 Taubman Prestige Outlets of Chesterfield Temporary In-Line Stores (TILS) Design and Construction Package J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS

2 TILS Design and Construction Guidelines Index I. Introduction A. Landlord Design Package, p. 1 B. Tenant Required Submittals, p. 1 2 II. Design and Construction Guidelines A. Introduction, p. 3 B. Existing Conditions, p. 3 5 C. Fixturing/Visual Merchandise Displays, p. 5 D. Storefront, p. 6 III. Construction A. Pre-Construction Requirements p. 7 B. Pre-Construction Meeting p. 7 C. Construction Guidelines p. 7 D. Store Opening p. 8 IV. Exhibits Exhibit A Storefront Signage Criteria Exhibit B Opening Requirements Checklist Exhibit C General Information Sheet Exhibit D Sample Merchandising Plan This Temporary In-Line Stores(TILS) Manual (the "Handbook") has been prepared by The Taubman Company LLC (sometimes referenced here as "we" or "us") for the purpose of setting out certain confidential information in respect of the shopping centers described in this Handbook (the "Taubman Centers") to be used by each recipient for the sole purpose of preparing your documents. References to the "Handbook" include any information which has been or may be supplied in writing or orally in connection with the Handbook or in connection with any further inquiries in respect of the Handbook. This Handbook is for the exclusive use of the recipients to whom it is addressed. This Handbook and the information contained herein is confidential. In addition to the terms of any confidentiality undertaking that a recipient (sometimes referenced herein as "you") may have entered with The Taubman Company LLC and/or its affiliated companies, by its acceptance of the Handbook, you agree that you will not permit any third party to, copy, reproduce or distribute to others this Handbook, in whole or in part, at any time without the prior written consent of TTC, and that it will keep confidential all information contained herein not already in the public domain. J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\2 TILS Index Page.docx

3 Temporary In-Line Store (TILS): Design and Construction Guidelines I. Introduction The following information is intended to assist the Tenant (Licensee) in preparing drawings and obtaining the necessary approvals for opening their store at a Taubman Center. For additional information, refer to Sections 15,16 and 17 of the TILS License Agreement (LA), attached. A. Landlord Design Package The Design Package includes the following: Design and Construction Guidelines Storefront Signage Criteria (Refer to Exhibit A) - Photos of Acceptable Signage TILS Opening Requirements Checklist (Refer to Exhibit B) TILS General Information Sheet (Refer to Exhibit C) Prior Tenant s Drawings (if available) Space Layout Drawing LOD (if no previous tenant drawings available) Miscellaneous Visual Aides - Sample Merchandising (Fixture/Product) Plan (Refer to Exhibit D) - Existing Store Photos (if available) B. Required Submittals Upon review of the Design Package enclosures, the Tenant must submit at minimum the following (refer to Sections 15 & 16 of License Agreement): Fixture / Product / Merchandising Plan - Refer to Sample Merchandising Plan (see pages 3,4,5) Scope of Work or Construction Drawings - Prepare a written description of the scope of work you are going to do, or - Prepare a drawing that illustrates the scope of work Storefront Sign Shop Drawing(s) - Prepared by a professional sign fabrication/installation company Material Finish Samples - Actual material samples (such as, carpet, paint, tile, etc.) Fixture Cut Sheets or Pictures/Images of Fixtures - Product catalog descriptions, pictures, etc. J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\3 TILS Design and Construction Guidelines.doc 1

4 Submit To: Taubman Company Attention: Michael Cooper Senior Tenant Coordinator 200 E. Long Lake Road Bloomfield Hills, MI Phone: (248) Fax: (248) or Attention: Russ Schoenrath Senior Tenant Coordinator 200 E. Long Lake Road Bloomfield Hills, MI Phone: (248) Fax: (248) J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\3 TILS Design and Construction Guidelines.doc 2

5 II. Design and Construction Guidelines A. Introduction Experience has shown that the following steps will help showcase your merchandise and maximize visual appeal (overall presentation) of your store thus, contributing to your business success: Quality Fixtures provide quality fixturing that is unique to your product. Unique Props provide props that reflect your design image and overall presentation. Unique Storefront Signs - must be fabricated by Landlord recommended sign vendor per Landlord sign criteria. Quality Interior Store Signs/Graphics must be professionally done. Handwritten and computer printed signs are not permitted. Well Planned, Creative Window Displays use unique and desireable pieces of your merchandise to effectively attract customers into the store. Focused Lighting (Spotlighting Products) utilize existing spot-lighting to highlight the merchandise to effectively lure customers to the merchandise. Creative Visual Merchandising it is required that you hire a Landlord recommended Visual Merchandiser to ensure proper set-up of your store displays and merchandise. Our collective goal is to develop a temporary store that presents itself at the same level of quality as a permanent store without a complete build-out. B. Existing Conditions Site Inspection The space is presented in an as-is condition (refer to Article 1 of the License Agreement). Site inspections are strongly encouraged. Any work necessary to bring the space to an acceptable condition and in compliance with Local Codes shall be at Tenant s cost. Demolition Demolition of any sort is prohibited with the exception of removing previous tenant s sign, and unless approved in writing by Landlord. Modifications (such as wall relocation / removal) will require an architect or engineer s sealed drawings and any / all applicable permits as required by local municipality. Refer to TILS General Information Sheet for Architectural and Municipality Contact Information Space Planning Tenant must review all existing store conditions and carefully plan merchandise/fixtures while allowing for customer circulation as required by local codes. Tenant must also comply with all ADA (Americans with Disabilities Act) requirements regarding heights and clearances specific to cash wraps and fixtures. It is required that Tenant utilize a visual merchandiser to assist with the set up of the store to successfully and effectively showcase products/merhandise. J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\3 TILS Design and Construction Guidelines.doc 3

6 The existing perimeter sales area walls may be merchandised, however, these walls are not structural and may require heavier merchandise to be floor supported rather than mounted directly to the walls. Refer to Previous Tenant s Drawings included in your Design Package Refer to Sample Merchandising Plan included in your Design Package Refer to TILS General Information Sheet for Visual Merchandiser recommendation Finishes Existing finishes such as carpet, floor tile, ceiling tiles and walls may need repair / refinish, replacement, or at minimum a professional cleaning (stains on carpet to be removed, broken tiles replaced, holes in walls patched, etc.). Floor transition strips, uneven floor tile, and exposed electrical chords/wires are prohibited. All sales area walls shall be patched and / or refinished prior to any fixture installation. New finishes (flooring, ceilings, or walls) require samples to be submitted to and approved in writing by Landlord. Sample(s), or photo(s) of Finishes are acceptable Egress and Life Safety Tenant shall maintain store in a manner that will comply with code and not block egress in the event of an emergency. Fire aisles (nominally 44 inches) are to be kept clear of stock/fixtures or debris/trash. Existing Life Safety Systems (sprinklers, exit signs, emergency lights, smoke detectors, etc.) shall not be altered unless approved in writing by Landlord. Batteries for emergency exit signs or lights may have to be replaced. Refer to TILS General Information Sheet for Municipality Contact Information for specific code compliance requirements Refer to Sample Merchandising Plan included in your Design Package Utilities Existing lighting should be operational, however, Tenant should plan to clean and relamp existing light fixtures. Electrical work such as relocating lighting fixtures, adding lights, outlets, wiring etc., typically requires an electrical permit from the local municipality and approval in writing by Landlord. Connecting power, data and phone lines to cash wrap, and establishing service with utility company is the Tenant s responsibility. All new electrical wiring must be installed in rigid conduit and concealed from view. Speaker or data wiring does not need to be in rigid conduit, but needs to be concealed (in a wall, column enclosure or ceiling) and be plenum rated (code compliant). Power poles of any type are NOT permitted. A telephone panel is typically located in the existing stockroom. Company for service activation. Contact the local Phone Refer to TILS General Information Sheet for Municipality Contact Information for specific code compliance requirements Refer to TILS General Information Sheet for Utility Company Contact Information J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\3 TILS Design and Construction Guidelines.doc 4

7 C. Fixturing / Visual Merchandise Part of an effective visual merchandising presentation includes the use of creative fixturing, props, and displays. It is required that Tenant uses a visual merchandiser to assist with storefront, window and in-store displays. Refer to TILS General Information Sheet for Visual Merchandiser recommendation Fixtures Re-use of a prior tenants fixtures is subject to the Landlord approval. Fixtures must be in good operating condition, cleaned and free of visible defects. Fixturing materials such as slatwall, metal standards, outrigger systems, etc. are to be submitted to and approved by Landlord. All slatwall must have a laminate finish with inserts unfinished exposed edges are NOT permitted. Fixture Layouts must be shown on the Previous Tenant s Floor Plan (if available), or on the Space Layout Drawing provided in the Design Package Displays New displays (wall mounter or freestanding) must be in good condition, of commercial quality in compliance with governmental codes, and consistent with the design of the space and the merchandise being offered. Fixtures with pegboard, foamcore, barnboard/crating, cardboard, wire grid etc. are NOT acceptable. Metal or folding tables with fabric skirts are NOT permitted. Cash Wrap The existing Cash Wrap counter may be re-used provided that it is in good condition and free of visible defects. Every effort should be made to modify existing Cash Wrap when possible to accommodate ADA (Americans with Disibilities Act), i.e. add a shelf at proper height to be compliant. Connecting power, data and phone lines to cash wrap, and establishing service with utility company is the Tenant s responsibility. Refer to TILS General Information Sheet for Utility Company Contact Information Cash Wraps shall be placed a minimum of 20 feet back from the storefront lease line. Provide manufacturers product description and / or a photo of new Cash Wrap unit. Refer to Required Submittals Section I. B. J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\3 TILS Design and Construction Guidelines.doc 5

8 D. Storefront Shoppers will respond positively to clean, uncluttered stores with displays / show windows that provide a view of the product(s). It is essential to use props, mannequins, furniture and fixtures to promote a professional business statement and successfully showcase merchandise. Mass merchandise (otherwise known as merchandise overload), and extraneous signage usually creates a negative image for customers. It is required to utilize a visual merchandiser to assist with successfully showcasing your store. Refer to TILS General Information Sheet for Visual Merchandiser recommendation Displays Display materials should utilize high quality finishes such as, hardwood, laminates, metals and composite materials. Provide sample(s) or manufacturers product descriptions with photo(s) of new displays. Refer to Required Submittals Section I. B. Signage Storefront signage is limited to the Tenant s Trade Name as outlined in the License Agreement (refer to Section 4) see attached. Submit Sign Shop Drawing(s) indicating materials, overall sign size (length and width), individual letter(s) size (height, width and thickness), finishes, colors, and attachment method to storefront, to Landlord for review and written approval prior to fabrication. Refer to TILS General Information Sheet for Landlord required Sign Vendor Refer to separate TILS General Signage Criteria/Guidelines included in your Design Package Refer to TILS General Signage Criteria/Guidelines for Acceptable Storefront Signage included in your Design Package Taglines and / or other descriptive verbiage is subject to Landlord s discretion and approval. Window vinyl and logo s are permitted in most cases and subject to Landlord s approval. It is recommended to duplicate storefront sign within the store where appropriate subject to Landlord approval. J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\3 TILS Design and Construction Guidelines.doc 6

9 III. Construction A. Pre-Construction Requirements It is the Licensor s (Landlord s) intent to assist in expediting the construction and opening your store. You are reminded that the space is taken in an as-is condition (refer to Article 1. (b)) and repairs may be necessary. Any defective items not delineated on the Landlord approved drawings, shall be the Licensee s (Tenant s) sole responsibility for repair. No construction shall begin until the Tenant completes the following: Fully Executed License Agreement (signed by both Licensee and Licensor) Landlord Issuance/Tenant Receipt of Premise Availability (PA) Letter Landlord approval of Tenant s Drawings (refer to Section I. B., Required Submittals ) Building Permit (as required by local Municipality Building Department) Completion of Pre-Construction Meeting with Facility Director Review of Center Specific Rules and Regulations with Facility Director B. Pre-Construction Meeting Please bring copies of the following to the Pre-Construction Meeting: Landlord Approved Drawings (per Articles 15 & 16 of the License Agreement) Certificate of Insurance (per Article 15 of License Agreement) Construction Deposit (refer to TILS General Information Sheet included in your Design Package) Building Permit (if applicable) C. Construction Guidelines Build-out work shall comply with the following guidelines: Supervision - shall be provided at all times during construction. Failure to provide on-site supervision will likely result in work stoppage. Deliveries - public entry doors and mall concourse are not permitted for deliveries. Deliveries and trash removal shall occur through the mall corridor system. Mall operations/staff hours are from 7:00am until 4:00pm. Coordinate with specific center as hours may vary. Noise, Dust and Odors - all must be kept within the premises. No business disruption permitted to adjacent tenants. Trash no construction materials are permitted in the compactor (paper and cardboard only). Rules and Regulations refer to center specific guidelines provided by Facilities Director. J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\3 TILS Design and Construction Guidelines.doc 7

10 D. Store Opening Inspections Once ALL work has been completed and per the Landlord approved drawings, the Facility Director will inspect the premise (prior to the store opening). Verify/obtain with local municipality if a Certificate of Occupancy and Business License is required, and provide a copy to the Facility Director. Barricade Removal Once all work has been inspected and a Certificate of Occupancy is granted, the Facility Director will authorize the barricade to be removed by facilities personnel for store opening. J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\3 TILS Design and Construction Guidelines.doc 8

11 Temporary In-Line Store (TILS): General Signage Criteria Exhibit A Please forward this information to your Sign Vendor. General Guidelines to consider when designing your storefront signage: Tenant (Licensee) will be required to use Landlord s recommended sign vendor (refer to TILS General Information Sheet for sign vendor information). Written approval by the Landlord (Licensor) is required prior to the fabrication and installation of any sign. All letters must be three-dimensional of ½ thickness or greater. Sign Backboards or panels are typically not recommended - use individual letters mounted to storefront. - If Backboards are used, these must match the color of the storefront. Lit signs are encouraged (internal or external). Interior signage (such as behind cashwrap) is recommended to complete store branding image. Vinyl window graphics is recommended as supplemental store identity. These graphics are limited to 3 in most cases and must be reverse-cut and applied to the back of the glass on interior of storefront. Average letter heights or components are limited to 12, typical. However, certain designs, fonts, or existing storefront conditions may permit otherwise, subject to Landlord review and approval. Banners or flat / 2-dimensional signs are prohibited on the storefront. - Banners will not be allowed as a short-term fix for opening store. All signs must utilize concealed attachment methods- no exposed fasteners. Primary signage is limited to tenants approved trade name. - Refer to Section 4 of the TILS License Agreement (LA). - Trademarks and/or registration logos are prohibited on primary signs and displays due to legal ownership issues. Handwritten or computer-generated signs are prohibited. Credit card signs or other business logos are prohibited along the mall storefront. Please reference the additional Specific Sign Guidelines and verify all existing conditions in-field prior to design or fabrication of tenant signage. J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\4 Sign Criteria General Criteria Cover Page.doc

12 TILS Signage Criteria for Lifestyle Centers - Type L Specific Sign Guidelines: Exhibit A Tenants must patch and repair the existing storefront façade/finish material prior to installing new signage. Tenant must specify individual letters with a minimum thickness of ½ or greater, and be fabricated from solid, dimensional product such as Sintra (PVC), metal or other weather-resistent materials. Average height of sign letters or components shall not exceed 12, with letters limited to 14 maximum height. All signage is subject to Landlord review and approval. Illuminated signs (internally or externally) are strongly recommended.. Tenant or designated sign vendor will be required to obtain building permits, as required, for signage installation coordinate with Landlord s Tenant Coordinator for more information. Blade signs are required coordinate with Landlord s Tenant Coordinator for more information. Tenants and sign vendors must utilize colors and stylized fonts when designing signage- avoid block fonts and black / white signs. - One font style with various heights, weights, and one color is strongly recommended in order to provide an economical and timely sign installation. Please refer to the following examples of Acceptable Signage in order to provide guidance in preparing your storefront stign shop drawings for Landlord approval. J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\5 Sign Criteria - Lifestyle Centers _R2.doc 1

13 Step 1: Step 2: Step 3: Step 4: Step 5: Temporary In-Line Store (TILS): Opening Requirements Checklist Prestige Outlets of Chesterfield Exhibit B Confirm receipt of tenant design package which contains vital information for set up and design of your specific retail space in addition to signage and design criteria. Prepare schedule for completion and have a copy available for Licensor as requested. Preliminary Site Meeting with Facility Director and Specialty Leasing Agent to discuss procedures, approvals, permitting (as needed), rules and regulations and any utility accounts. Submit Sign Shop Drawing and Merchandising Plan(s) to Licensor s Tenant Coordinator for review. DO NOT fabricate signage without written approval from Licensor. Verify all submittal procedures and requirements as required by local municipalities. Sign and return License Agreement and any required deposits to Specialty Leasing Agent. Verify written approvals from Licensor on all signage and merchandising / fixturing plans. Schedule a Pre-Construction Meeting with the Facilities Staff and review any signage and merchandising / fixturing plan comments. Coordinate space preparation, set up deliveries, merchandising and opening schedule. Licensee s Landlord approved sign vendor schedules Pre-Construction Meeting with the Facilities Staff prior to sign installation to ensure compliance with Landlord approved drawings. Apply for Certificates of Occupancy (as required) by city, state or local jurisdiction. This will vary by states and the licensee is responsible to comply with all requirements. Licensee submits Certificate of Insurance per center-specific requirements. Licensee completes any approved construction or improvements to space. Licensee s Landlord approved sign vendor coordinates and installs approved signage. Licensee completes store set up and merchandising per Licensors approved plan(s). Licensee successfully completes ALL necessary municipal inspections and receives Business License and / or Certificate of Occupancy. Licensee contacts Management Office and schedules final inspection and walk-through (acceptance by Licensor). Licensor schedules removal of barricade (or window film/paint), as applicable. Open for business Note: Licensee is responsible to change or re-core any locks to the space as necessary. J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\6 TILS Opening Requirments Checklist Exhibit B.docx 1

14 Temporary In-Line Store (TILS) Taubman Prestige Outlets of Chesterfield Exhibit C Note: All submittals and requests for approval related to Temporary In-Line Stores (TILS) or License Agreements should be directed to the Landlord s TILS Tenant Coordinator: Russ Schoenrath, Senior Tenant Coordinator The Taubman Company 200 E Long Lake Rd Bloomfield Hills, MI P (248) , F (248) rschoenrath@taubman.com Michael Cooper, Senior Tenant Coordinator The Taubman Company 200 E. Long Lake Rd. Bloomfield Hills, MI P (248) , F (248) mcooper@taubman.com Mall Address: Taubman Prestige Outlets of Chesterfield North Outer 40 Road Chesterfield, MO Facilities Director: George Armentrout, III P: (636) garmentrout@taubman.com Specialty Leasing Agent: Mark Frazier P: (636) mfrazier@taubman.com (note: contact center for any individual address assigned to spaces) Utility Information: Electrical: Ameren UE (314) Water / Sewer: MO American Water Co (314) Gas: Laclede Gas Co (314) Phone: Granite Telecommunications: (855) GRT-GRID / (855) /7 Customer Service #: (866) Governing Agencies: City of Chesterfield 690 Chesterfield Parkway West Chesterfield, MO (636) Architects: TRI Architects O Toole Design Associates, Inc. Contact: Rich Obertino Contact: Michelle O Toole 9812 Manchester Road 2150 Schuetz Road, #205 St. Louis, MO St. Louis, MO (314) (314) General Contractors: Visual Merchandisers: Julie Welin 1084 Johanna Dr. Ballwin, MO (314) dewelin@charter.net J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\7 POC General Info.docx 1

15 Signage Fabricators: Engraphix Signcrafters, Inc. Contact: Ed Brimer Contact: Jim Mohrman 132 Hanley Industrial Ct Washington Ave. St. Louis, MO St. Louis, MO (314) (314) J:\common\Tenant Coordination\TC Website\Prestige Outlets of Chesterfield POC\TILS\7 POC General Info.docx 1