SOLANO TOWN CENTER MALL TENANT DESIGN & CONSTRUCTION CRITERIA PROPERTY SPECIFIC REQUIREMENTS

Transcription

1 SOLANO TOWN CENTER MALL TENANT DESIGN & CONSTRUCTION CRITERIA PROPERTY SPECIFIC REQUIREMENTS

2 TABLE OF CONTENTS 1.0 PROPERTY INTRODUCTION Base Building Information 1.2 Contact Information 1.3 Vicinity Map 1.4 Site Plan 2.0 ARCHITECTURAL LEASE PLANS Lease Plan 5.0 ENGINEERING GUIDELINES HVAC Criteria 5.2 Electrical (All Tenants) 5.3 Plumbing (Al Tenants) 5.4 Life Safety (All Tenants) 5.5 Food Court, Restaurant & Odor Tenants 5.6 Upper Level Tenant Owned AC Units Outlined In Yellow 5.7 Lower Level Tenant Owned AC Units Outlined In Yellow 3.0 DESIGN CRITERIA Storefront 3.2 Store Interiors 3.3 Visual Merchandising 3.4 Signage and Graphics 3.5 Exterior Storefronts 4.0 STOREFRONT ZONES Storefront Zoning Plan: Level Storefront Zoning Plan: Level Blade Sign Zoning Plan: Level Blade Sign Zoning Plan: Level ZONE ZONE ZONE ZONE ZONE 5 NOTE: This document is a supplement to Starwood Retail Partners Global Requirements Criteria and should be used in conjunction with that manual. 2

3 1.0 PROPERTY INTRODUCTION 1.0 PROPERTY INTRODUCTION Experience the largest shopping Mall in Solano County, featuring H&M, the Dining Court, Macy s, Best Buy, Forever 21 and more! Solano Town Center, formerly Solano Mall and Westfield Solano, is located in Fairfield, California, United States. Its four anchor stores are JCPenney, Macy s, Sears and Best Buy. There is also an Edwards Cinemas multiplex located above the Best Buy anchor. The following Tenant Criteria establishes the standards of quality and design for each Retail Tenant. By following the Criteria and guidelines, each individual Tenant can create an inviting and effective retail establishment, expressive of their individual brand, while being compatible with the overall design concept and image. Standard prototypical designs are not appropriate. 1.1 BASE BUILDING INFORMATION CONSTRUCTION TYPE: Existing Mall Building: TYPE 2B Fully Sprinklered OCCUPANCY TYPE: Primary Occupancy: Group M (Mercantile) Occupancy Load: Per Code Total Area: (Per A2) Required Exits: Per Code CODE INFORMATION Building: California Building Code Mechanical: California Mechanical Code Plumbing: California Plumbing Code Electrical: California Electrical Code Fire: California Fire Code Accessibility: Governing Codes and The Americans with Disabilities Act (ADA) whichever is more stringent Energy: California Fire Code All Local Ordinances Having Jurisdiction It shall be the Tenant s responsibility to determine the edition of the above codes which are applicable (including supplements and state amendments) as codes are frequently revised and updated. The most stringent requirement of the above-mentioned applicable codes shall govern each increment of the work. 3

4 1.0 PROPERTY INTRODUCTION 1.2 CONTACT INFORMATION SHOPPING CENTER ADDRESS Solano Town Center 1350 Travis Blvd., Fairfield, CA (707) MALL GENERAL MANAGER Nicole Delos Reyes OPERATIONS DIRECTOR Hermes Mejia , ext. 225 MARKETING DIRECTOR Nicole Delos Reyes TENANT COORDINATOR Ben Arbogast STARWOOD RETAIL PARTNERS TENANT COORDINATION 1 E Wacker Drive, Suite 3600 Chicago, IL Tenantcoordination@starwoodretail.com BUILDING DEPARTMENT Planning Department City of Fairfield Planning Division Fairfield City Hall 1000 Webster Street FIRE DEPARTMENT City of Fairfield Fire Department Fairfield City Hall 1000 Webster Street NOTE: Fire Marshall review is a separate process and must be completed prior to the start of construction TELEPHONE SERVICE AT&T Business Service Center Van Nuys, CA ELECTRIC COMPANY Pacific Gas & Electric 725 Missouri Street Fairfield, CA WATER Fairfield Municipal Utilities Fairfield City Hall 1000 Webster Street Fairfield, CA

5 1.0 PROPERTY INTRODUCTION 1.3 VICINITY MAP Project Location north 5

6 1.0 PROPERTY INTRODUCTION 1.4 SITE PLAN north 6

7 ARCHITECTURAL LEASE PLANS

8 2.0 ARCHITECTURAL LEASE PLANS 2.1 LEASE PLAN north 8

9 DESIGN CRITERIA

10 3.0 DESIGN CRITERIA 3.1 STOREFRONT - DESIGN The environment of the Starwood Mall is largely dependent on the design of Tenant storefronts. The Tenant and the Tenant design team should familiarize themselves with the overall image and design of the Starwood Mall to encourage compatibility of their storefront with the project. Storefronts within the Starwood Mall are intended to display merchandise in an exciting and innovative promotional manner. Proper attention should be paid to the design and detailing of the storefront and display areas within their Design Control Zone including proportion, scale, color and detailing so as to be compatible with the character of the surrounding environment and district in which they are located. Additionally, careful attention to detail should extend to all public portions of the store. Each store will be reviewed individually for compatibility with the surrounding architectural context and overall project image. Vertical mullions are not permitted. All storefronts shall be designed, fabricated and installed by the Tenant at the Tenant s expense and subject to Landlord approval. Except where noted otherwise in the Technical Criteria, Tenant storefronts shall be 90% minimum transparent with direct views into display areas and/or store interiors. Excessive use of continuous full height length opaque material will not be permitted. We have developed a Storefront Criteria with specific design elements which establish a design language that should be incorporated into each Tenant s storefront design. These elements are: Provide an individual look while implementing the overall design intent of the project Use high quality, durable materials such as: glass, glossy metal panels and polished stone Provide maximum transparency from the public area into the Lease space Utilize 100% transparent material wherever possible on storefront Emphasize Entries, Display Windows and Merchandise Incorporate high quality graphics in displays and sales areas ncorporate three dimensional design elements at storefront (i.e., Entries, Eyebrows, Display Windows) to accent glazing plane 10

11 3.0 DESIGN CRITERIA 3.1 STOREFRONT - DISPLAY WINDOWS With increased transparency of the Storefront, additional attention must be placed on Display Window design and presentation. As the boundary between Landlord common area and Tenant space becomes more transparent, dynamic display areas offer the Tenant an opportunity to visually bring their store interior beyond the lease line and present the customer with vibrant and innovative merchandising that changes through the seasons. Tenants must use a minimum of 60% of the storefront width for display. Although display areas may at times be backed by partial or full height partitions, Tenants are required to maximize transparency from the public area into the Tenant s sales area. Backing walls or fixtures in the display window that partially block views into the sales floor, from the common area, are permitted as long as sight lines into the space are maintained across the entire storefront width. Opaque portions of the storefront facing the public area shall not exceed 10% of the storefront area, i.e. 90% of storefront shall be either transparent, clear glass, or openings designed to provide a view into the display area or store. Excessive use of continuous full height length opaque material will not be permitted. 11

12 3.0 DESIGN CRITERIA 3.1 STOREFRONT - EXTENSION OF PROJECT FLOOR MATERIALS & STOREFRONT BASE Where parts of the storefront are recessed behind the lease line, the common area floor finish is to be extended from the lease line at the Tenant s expense to the actual storefront and store closure to achieve full continuity of the common area floor finishes. Within the Tenant s space, the level of the finished floor must match the level of the common/public area finished floor at storefront entry. No threshold, reducer strips, or other wide transition devices shall be permitted at the intersection of the project flooring and the store interior flooring. Thin stainless steel (SS) transition strips are allowed. Vinyl or rubber bases will not be permitted. THE STOREFRONT BASE MAY BE ANY ONE OF THE FOLLOWING: The storefront glazing may continue to the finish floor but must terminate in a 1 aluminum glazing shoe installed on the concrete slab so that it is concealed by floor finish of the public space A 4 8 high granite, marble, or other natural stones base matching the Tenant s storefront materials A 4 8 high stainless steel, brass, anodized aluminum, or enameled base integrated with the rest of the storefront design 3.1 STOREFRONT - BULKHEADS & STRUCTURE The bulkheads of the project are constructed of painted gypsum board. Any storefront work requiring structural support, including doors, must be braced to the structure and not to the bulkhead. Any attachment to the structural system will require approval by the Landlord. The surfaces adjacent to storefronts have been designed to provide a framework for quality storefront design and to create order between storefronts resulting in a well-designed retail environment. This framework includes a demising pier on either side of the Tenant storefront in cases where a Tenant isdemised between column grids. The Tenant shall finish any side of the demising pier that faces the store interior at the Tenant s expense. Demising piers or columns, with Landlord provided finishes, cannot be concealed by any projection of any part of the Tenant s storefront 12

13 3.0 DESIGN CRITERIA 3.1 STOREFRONT - CLOSURE Tenant shall provide a closure to their premises at the Tenant s expense; open storefronts will not be permitted. It is the Tenant s responsibility to ensure that the selected closure system meets all applicable building codes and fire/ life safety requirements. Tenants shall design their storefront to incorporate one of the following two closure systems Fully Glazed and Hinged Doors: Doors that swing towards the public area may not swing past the store s lease line into the Mall common area or beyond the adjacent storefront surfaces into the flow of traffic Horizontal Sliding Doors: Fully glazed horizontal sliding doors, in equal segments, located at or behind the storefront closure line. Sliding doors shall be enclosed into a pocket, become the enclosures in the rear of the display window, or stack one behind the other on the Tenant s side of the storefront. All door tracks are to be recessed single track at the opening and mounted flush with finish floors on either side of the track. No depressions are permitted in the floor slab for this or any other purpose. The sliding doors closure may not be feasible for Tenant with limited frontage Tenant shall verify sliding doors requirements with local building and fire department. Fully glazed and hinged entrance doors. Any storefront entry door, which swings towards the public area, shall not be permitted to swing past the store s lease line (or storefront zone) into the public space or beyond adjacent storefront surfaces into the flow of traffic. The use of any other closure system is not permitted unless previously approved, in writing, by the Landlord. PROHIBITED: Opaque doors Rolling grille doors Standard aluminum framed doors 13

14 3.0 DESIGN CRITERIA 3.2 STORE INTERIORS Store interiors at the Starwood Mall should project a high standard of presentation equal to the storefront and the two must be compatible in their design. All interior treatments are subject to the approval of Landlord as they pertain to durability and appropriateness to overall image of the project. DESIGN CONTROL ZONE Since the Design Control Zone receives the greatest exposure, special attention must be given to materials, colors, lighting, signage, merchandising, displays, and fixtures. REQUIRED Ceiling must be painted gypsum board or other hard surface material A hard surface floor treatment (marble, granite, limestone, terrazzo, porcelain tile or wood) is required within the Design Control Zone All lighting within the design control zone must be recessed into the ceiling. Track fixtures may not beused unless they are recessed into a coffer and not visible from the Mall common area Sprinkler heads must be fully recessed with a cover plate painted to match ceiling color PROHIBITED Acoustical tile is not permitted Cash wrap may not be located within this zone Slat wall, plastic laminate fixtures, grid displays, and mirrors are prohibited within this area 3.2 STORE INTERIORS - VISUAL PRESENTATION & MERCHANDISING Strong visual presentation and merchandising are essential and integral components of store design. Displays in the storefront and within the interior should be bold, strong and imaginative. Tenants are encouraged to retain a visual presentation design consultant to assist in providing the most effective merchandising concept. Tenants shall install custom designed and colorcoordinated fixtures including, but not limited to the following: A Cash wrap/counter Display counters and shelves Wall cabinets Showcases Pedestals, platforms, tables, etc. Manufactured wall display systems Changing rooms (where applicable) Fixtures shall not be overstocked. Tenant s drawings shall indicate fixture quantities, quality, location, details and finishes Chrome racks, rounders, four-ways and basic display tables are not acceptable. All standards for shelves and fixtures shall be recessed Cash wraps shall provide a recess for cash registers Trash containers and supplies shall be concealed Displays are not permitted beyond the lease line Visible stacks of inventory, lengthy rows of clothing racks, folding tables, cluttered entrances or merchandise set on the floor are not permitted Use of the following material are prohibited: Slat wall Grid racks surface mounted to drywall 14

15 3.0 DESIGN CRITERIA 3.2 STORE INTERIORS - VISUAL PRESENTATION BEST PRACTICES BE DISTINCTIVE In a world where you can find identical merchandise in multiple stores, design layout and presentation become key differentiating factors. The last thing the customer needs is another store that looks just like all the others. CUSTOMER HABITS People visually scan at eye level, about 5 feet The optimum buying height is at eye and hand level People walk toward the right Most people are right handed People are sensory stimulated Sight, Sound, Touch and Smell KEY PLANNING FACTORS Understanding traffic flow Where to place brand identity and graphics? Where to place best sellers? Where and what do you want the customer to pick up first? Design concept that incorporates sensory elements: sight, touch and smell (if applicable) TAKE A STRATEGIC APPROACH Sight lines the design needs to ensure that the customer can see around, over or through the merchandise presentation Tell merchandise stories that target your customer, make it easy to view your assortment Give your best-selling merchandise the most favorable display space. A haphazard approach to product placement and layout generates less than desired results In order to position every item in its proper location, you must have a far more detailed plan, not the usual It was the only place left available, so that s where it ended up! TAKE A STRATEGIC APPROACH The merchandise is the hero, the design is the WOW factor and signs are the enhancement. Good design embraces a story or a theme Keep merchandise presentations simple Focus on best sellers/ hot items Integrate graphic images and information that targets your customer s attention The following steps will help you design and effectively merchandise your retail space: Who is your customer? What kinds of customers do you want to attract? What is the image and profile of the location? Who is your competitor and why are you different? 15

16 3.0 DESIGN INTENT 3.2 STORE INTERIORS - VISUAL PRESENTATION BEST PRACTICES (continued) SITE-LINE This diagram demonstrates best practice for floor to wall site-line presentation. Customer has a clear view, front to back, using the Triangle or Pyramid principle The merchandise display story at the front carries through to the back presentation Use this principle when designing and placing all key elements in your design USE OF COLOR Color impact the eye is naturally drawn to colorful presentations and the most effective technique is to create a balanced color flow. Colors should flow from light to dark and dark to light within product groupings The choice of color in your design concept plays a key factor in differentiating you and your competition Choose the merchandise Determine how many items will be placed on display Develop a plan-o-gram. Less can be more Have a plan that highlights best sellers, establish core basics and trend (newness) product flow Categorize/ group merchandise by color, style, shape, material Best Seller: Think of the selling space in dollars. The best selling items deserve the highrent location Demand Merchandise: Items that customers keep coming back for. Place impulse-related items near or with your demand items to generate new interest Impulse Items: Unplanned purchase items/ add on sales. POS or RMU locations are theprime placement for these items SELECT DISPLAY PROPS Choose the right display elements this greatly impacts your perceived product value and your customer shopping experience Select props that enhance, elevate and support your merchandise assortment Incorporate these display elements into your overall design concept DESIGN EVALUATION See it from the eyes of a customer Does your design and merchandise placement meet the following goals: Is it focused on merchandise? Understanding your traffic flow, does your customer see what you want them to see first? Does it enhance the surrounding environment? Does it grab customers attention? Does it target your customer? Does it differentiate you from your competition? Is it easy to shop? Are signs clear and easy to read? Is the display neat and clean? 16

17 4.0 DESIGN CRITERIA 3.2 STORE INTERIORS - FLOORING Floor treatments can assist in defining areas, act as a directional indicator, and encourage desired circulation patterns throughout the space. Hard surface floor finishes are required in all public (sales) areas of the Tenant s space. The use of carpet as an accent element to define sales spaces shall be considered on a case by case basis and is subject to Landlord s written approval. ENCOURAGED A hard surface floor treatment (marble, granite, Limestone, terrazzo, stained concrete, ceramic or porcelain tile, wood) is required within the storefront Design Control Zone. Vinyl or imitation materials are not acceptable The Landlord shall provide common area flooring material to the lease line. The Tenant must ensure, at its sole cost and expense, that the Landlord s common area floor finish abuts the Storefront and is carried into entry vestibules to the storefront closure line. (See transition detail in Technical Criteria) Hardwood floors are acceptable if suitable finishes are selected. Inexpensive parquet squares and laminated wood floor treatments are not acceptable Carpet used as inserts, borders, in connection with wood, stone, and ceramic tile is permitted. Direct glue down is preferred to carpeting with a pad Floor materials should be limited to the line of the storefront and not extend into the public area or in recessed storefront areas. All finishes must be flush with one another with no tripping hazards. Lips of more than 1/16 and slopes of more than 1/2 per foot are not acceptable PROHIBITED Indoor/ outdoor carpet is not permitted Quarry tile is not permitted within the sales area. It is permitted in backof-house areas only Vinyl tile and vinyl or rubber bases are not permitted within the sales area. They are permitted in back-ofhouse areas only Laminate flooring will not be permitted in the sales area Tenant floor materials may not extend into the public area or in recessed storefront areas Square tiles smaller than 24 x24 (i.e. 4 x4, 6 x6, 18 x18 ) 17

18 3.0 DESIGN CRITERIA 3.2 STORE INTERIORS - Ceiling A store concept can be established in the ceiling plane with regards to identity, character and unique-ness. The Landlord encourages Tenants to be particularly innovative in articulating ceilings with raised, dropped, vaulted or covered treatments. Use of a variety of ceiling materials is encouraged within the store interior (including gypsum board, wood and metal). ENCOURAGED Ceiling heights shall be maximized to provide a spacious interior. Ceiling heights within the Storefront shall not be lower than the top of the storefront glazing. Tenants should refer to the Technical criteria for specific zone in which space is located Where the interior ceiling is lower than the storefront height, careful attention shall be given to the transitions between ceiling heights. Dropped fascias at right angles to the ceilings are encouraged and gradual transitions with lit coves encouraged All ceilings in the public sales area must be constructed of painted gypsum board or other hard surface materials and must be integrated with other acceptable materials Acoustical Ceiling Tiles are not permitted in the sales area Innovative suspended ceiling systems will be considered by the Landlord on a case by case basis and is subject to Landlord s written approval. Standard 2x2 or 2x4 Acoustical Ceiling systems will not be permitted within the public (sales) areas The use of open ceilings will be considered on a case by case basis as approved by building department. If approved, Landlord may specify colors and treatments of elements that are exposed 3.2 STORE INTERIORS - WALLS REQUIRED All interior partitions must be finished with suitable materials whether exposed to the public or not Acceptable finishes include, but are not limited to, commercial grade wallpaper, contact vinyl materials, and flame resistant paneling in wood, metal, stone or fabric Painted gypsum board may be acceptable when framed with other elements to protect all corners The rear wall of the sales area is an important feature of the overall design concept and is often a focal point for displays, signage and merchandise; design consideration should be given to this area PROHIBITED Inexpensive paneling, simulated wood laminates, corkboard, carpeting and pegboard are not acceptable Excessive use of mirrors or slat panels on walls and columns is not acceptable Entries and doors to storage/stock areas should not be placed in customers direct line of sight 18

19 3.0 DESIGN CRITERIA 3.2 STORE INTERIORS - LIGHTING Lighting sources and fixture types must be carefully selected in order to create a variety of ambient, decorative and accent illumination. The Landlord encourages the Tenant to retain a lighting design consultant to assist in providing the most effective lighting concept. STOREFRONT LIGHTING REQUIRED All visible lighting is to be glare free All lighting of storefront and signage is to be provided by Tenants Track fixtures are permitted if they are not visible from the Public Zone and are contained within a light pocket in the window display All storefront lighting shall operate during Mall hours and shall be controlled by a time clock Decorative Metal Halide spotlighting within storefront display areas is encouraged PROHIBITED Direct visual exposure of lamps is prohibited Exposed Neon signage is not permitted INTERIOR LIGHTING ENCOURAGED Specialty fixtures that can be suspended off walls or store fixtures and pendant fixtures that add definition are encouraged Dramatic lighting of the ceiling and wall planes is encouraged 3.2 STORE INTERIORS - EXITS & ENTRANCES SECURITY DEVICES Freestanding Tenant security devices or security system, if any, shall not be installed or placed in operation unless the Tenant has specifically received Landlord s prior written consent as to the size, location, and design The use of concealed or underground security systems is required ADDITIONAL REQUIREMENTS Tenant shall provide accessible facilities as required by governing codes and The Americans with Disabilities Act (ADA) whichever is more stringent The Tenant shall not disturb, disrupt, or modify the building s structural system, unless approved in writing by the Landlord, and the Landlord s Structural Engineer. The Tenant shall also ensure that finishes remain unimpaired All Tenants must specify dual flush toilets, touch free faucets and waterless urinals (if applicable) in their rest rooms as outlined in the criteria. Tenants remodeling an existing space that plan to reuse the existing rest room must replace old fixtures with those outlined above REQUIRED Occupancy sensors are required in all back of house areas to control lighting 19

20 3.0 DESIGN CRITERIA 3.3 SIGNAGE (BLADE SIGN) & GRAPHICS The purpose of the storefront signage and graphics design criteria is to encourage the design of Retail Tenant signage and ensure it is appropriate for the store and the surrounding context, contributing to the Center s image and character, and is visually attractive. Consequently, creative interpretation of the following criteria is encouraged. Please note that in addition to these Criteria, Tenants may also be required to adhere to Specific Design Criteria pertaining to signage and graphics designated for Tenants within various districts or zones of the Starwood Mall. Tenants are to install Blade Signs on Tenant s storefront (not on Landlord s neutral pier) per design criteria. SIGNAGE DESIGN PHILOSOPHY Unlike many other retail centers, the image and design of Starwood Malls warrants a unique and original approach to signage and graphics. The primary intent of these Store Signage and Graphics Design Criteria is to enhance this image by providing the groundwork for imaginative, innovative and avant-garde graphics and signage for each shop and their storefront. All graphics and signage shall be professionally assembled and displayed in a first-class manner. Any hand-written signage will not be allowed. Vinyl or other appliqués to the interior face of the Storefront glazing (maximum height of letters is 3 and mounted 36 above finish floor) must be submitted in the Tenant s signage package for Landlord approval. Graphics on the exterior face of glazing will not be permitted. The use of graphics at the storefront and in display windows adds a vibrant and possibly dynamic element to the design of the retail space. Tenants are encouraged to explore innovative use of graphics and technology as both a store signage and marketing element. Tenants with higher storefronts should consider the use of back painted glass surfaces with branding or other graphics along the upper opaque portions of their storefronts. Each Tenant is encouraged to develop signage and graphics that are bold and dynamic in image, color, materials, and design. Signage should not only incorporate text that identifies the Tenant, but also graphics and forms that indicate identity, character, and image. 20

21 3.0 DESIGN CRITERIAE 3.3 STORE SIGNAGE & GRAPHIC GUIDELINES The following are general graphic guidelines to be used in the development of all signage and graphics elements unless otherwise noted: Signs should be brief and easy to read Educate the customer about fashion trends, price, value, or brand identity. Avoid over-signing. Be very strategic in sign placement REQUIRED Signage and environmental graphics must be conceived as an integral part of the design so they do not appear as an afterthought application Primary storefront identification shall be limited to Tenant s trade name, as as approved in the Lease, or as otherwise approved in writing by Landlord Nationally recognized Tenants may use a crest, shield, logo or other established corporate insiginias, but are encouraged to incorporate them in a three dimensional approach befitting of the image of the district in which they are located All signs must fit comfortably into their storefront architecture, leaving sufficient margins and negative space on all sides. Thickness, height, and colors of sign lettering and graphics must be visually balanced and in proportion with other signs within the project. The Individual letter height may not exceed 18 high or not exceed 50% total width of the storefront All illuminated signs must be controlled by Tenant s time clock and illuminated during general operating hours as defined by the Landlord All submitted Tenant shop and storefront elevations need to illustrate proposed signage in each phase of the presentation All signs shall be presented to the Landlord for approval prior to commencement of fabrication All signage must be placed out of reach Signage and graphics applied directly to the storefront glass must have matching letters and features on both sides of the glass to create a finish look when viewed from either side REQUIRED (continued) Linear footage of signage should not exceed more than one half the total width of the storefront All signage lighting must be baffled or concealed Exposed signage lamps and fixtures are subject to approval by the Landlord Light leaks will not be permitted All UL labels to be placed out of public s view No weep holes unless exterior Individual pin mounted letters may project past the lease line up to 6 and must be placed no less than 10-0 AFF. The Tenant must verify signage complies with all local codes and jurisdictions Sign cabinets or boxes must be recessed into the storefront, flush with the lease line and have a faceplate that matches the adjacent storefront finish material. Such signage applications may not project past the lease line 21

22 3.0 DESIGN CRITERIA 3.3 STORE SIGNAGE & GRAPHIC GUIDELINES (continued) ACCEPTED SIGNAGE APPROACHES AND TYPES Mixed media signs incorporating multi-dimensional forms and combinations of colors, shapes, materials, and lighting Contemporary elements to create an avant-garde appearance Application of innovative technologies Dimensional letter forms with seamless edge treatments Reverse channel lettering Cut or fabricated steel, painted or unfinished Etched metal or glass, sandblasted glass Polished metal Dimensional shapes and forms of metal, hardwood, glass, or other material with a permanent appearance Dimensional geometric shapes and three-dimensional forms Glazed ceramic tile work forming patterns and/or fields Fiber Optic and L.E.D. illumination Silhouette illumination Front lighting, i.e., billboard lighting Channel letters with light transmitting acrylic letters are allowable for Tenants with street-facing storefronts only. BLADE SIGN (INTERIOR) Each Tenant blade sign should conform to the following criteria: 33 long x 15 high x 3 deep Sign must be double sided Tenant to brand sign with their signature color and finish Mounting height is 10ft above finished floor to the top of the sign Mounting to be flush to storefront Check zone to determine mounting justification to left or right of storefront BLADE SIGN (INTERIOR) (continued) Sign must be UL listed Internally illuminated: reversed channel letters or push through letters Sign contractor is responsible to insure that sign is on separate circuit and on 7 day time clock set to Starwood Mall requirements. Sign must have provisions to be turned off during daylight hours PROHIBITED The following sign types are not allowed at any location in the storefront: Box signs (light box) with plexi face panel Plexi face letters Signs made of paper, fabric or sheet of acrylic Moving, rotating, or flashing signs Credit card signs or symbols Any other materials and/or designs deemed unsuitable by Landlord Internally illuminated awnings with or without signage Internally illuminated channel letters with plexi face and trim cap. Neon signage will not be permitted Cloth, paper, cardboard, stickers, or decals Noise-making signs Conventional plastic faced box or cabinet signs Formed plastic or injection molded plastic signs Channel letters with light transmitting acrylic faces Luminous vacuum formed letters Temporary wall signs, window signs, pennants, banners, flags, inflatable displays, or sandwich boards Cloth, paper, cardboard or foam signs, or decals hung around on or behind storefronts Animated signs: signs consisting of anything swinging rotating flashing blinking scintillating strobing including any moving electronic message boards or centers, or temporary lighting, such as but not limited to search, flood, or fluorescent gel lights 22

23 3.0 DESIGN CRITERIA - INLINE STORES 3.4 EXTERIOR STOREFRONTS Starwood Malls contain an exterior Tenant presence that engages the street in a manner similar to other revitalized areas of the locale. The design of these Tenants storefronts plays a large role in the overall presentation of the project at these exterior faces. Tenants with exterior conditions must carefully review the base building design as well as that of neighboring Tenants to ensure that its design complements the Center s aesthetic and does not conflict with the storefronts of neighboring Tenants. Generally speaking, designs should incorporate horizontal, vertical or framed design elements. GENERAL DESIGN GUIDELINES Entry doors must be at least 10-0 in height and be fully glazed. Tenants must use hinged entry doors. Doors must have self-closing hardware. The use of innovative sliding or folding doors (vertical and horizontal) will be considered on a case by case basis Vertical mullions will not be permitted No film will be allowed on glass, even for sun protection Tenants should perform a solar study for the façade and incorporate solar shading as needed to minimize heat gain through storefront glazing Tenants must use materials that complement the center s surrounding material palette. Materials should be panelized, i.e., framed, inside of the façade to complement the design aesthetic of the base building Exterior Tenants are encouraged to engage horizontal awning or canopy designs incorporating glass, metals or wood. The use of innovative fabric canopy awnings will be considered on a case by case basis and must be approved in writing by Landlord prior to installation GENERAL DESIGN GUIDELINES (continued) Awnings/canopies must occur between 10-0 and 13-0 AFF and may extend past the lease line up to 15-0 Awning/canopy placement must take into account the storefront design of adjacent Tenants. Tenants may not install awning/canopy element at the same height as an adjacent Tenant Tenants with designated patio areas must provide plans and sections illustrating railing placement in relationship to the storefront For service or café Tenants without designated patio areas, incorporating small outside bistro seating underneath awnings/canopies is encouraged. These seating areas should be partially recessed behind the lease line and may partially extend into the sidewalk. Tenants should coordinate with Landlord on specific dimensions of such seating areas Tenants may incorporate blade signs into the exterior facade. Signage must be designed for outdoor use and meet all applicable building codes Standard aluminum storefront systems are not permitted. Narrow profile systems must be specified Innovative approaches to retail design are encouraged. Concepts that deviate from these criteria must be submitted to the Landlord for review and must be approved, in writing, prior to construction or installation. 23

24 STOREFRONT ZONES

25 4.0 STOREFRONT ZONES INTRODUCTION TO TECHNICAL CRITERIA ARCHITECTURAL The following guidelines are specific to the various zones and storefront types at Solano. In addition to the design guidelines outlined in Section 3.0 of these criteria, Tenants must adhere to the zone specific criteria defined in this section. The storefront sections and elevations contained in these criteria are for reference use only; the Tenant s design team must verify the existing conditions of the space they are designing through site through site surveys surveys. In the event that the criteria in this section conflict with those outlined in Section 3.0, those in this section will govern. In addition to the design guidelines, the following criteria apply to spaces located in this area of the center: Storefront glazing to have a height that varies due to sloping floor and bulkhead condition (See Storefront Section Detail) Tenants in this zone shall have a hinged or sliding entry door height of 10-0 or higher. Doors may not swing out into common area past leaseline The use of opaque materials above or beside entry doors or for signage backgrounds will be considered by Landlord on a case by case basis Storefronts must Storefronts must maintain maintain 90%90% trtranspareansparencncyy along along the the lease lease line line planeplane Portions of existing Mall bulkhead to be demolished by Tenant (Verify In Field) Bottom of Tenant ceiling to be 11-0 AFF minimum. USE OF THE FOLLOWING MATERIALS IS PROHIBITED Painted Drywall Plywood Stucco Unfinished Metals No portion of the storefront may be recessed behind the lease line except for entry vestibules Tenant to provide rendered storefront elevation as part of its drawing submittal to Landlord Illuminated signage incorporated into storefront SIGNAGE GUIDELINES Non-illuminated letters applied to the face of transom glazing above the entry doors Sign bands mounted on interior soffit behind full height glazing Vertical Sign columns (illuminated or non-illuminated) adjacent to entry doors Illuminated signage incorporated into entry portals 25

26 4.0 STOREFRONT ZONES 4.1 STOREFRONT ZONING PLAN: LEVEL 1 Some exterior storefront heights may vary. Tenant to consult Landlord and/or perform a field study. 26

27 4.0 STOREFRONT ZONES 4.2 STOREFRONT ZONING PLAN: LEVEL 2 Some exterior storefront heights may vary. Tenant to consult Landlord and/or perform a field study. 27

28 4.0 STOREFRONT ZONES 4.3 BLADE SIGN ZONING PLAN: LEVEL 1 Some exterior storefront heights may vary. Tenant to consult Landlord and/or perform a field study. 28

29 4.0 STOREFRONT ZONES 4.4 BLADE SIGN ZONING PLAN: LEVEL 2 Some exterior storefront heights may vary. Tenant to consult Landlord and/or perform a field study. 29

30 4.0 STOREFRONT ZONES 4.5 ZONE 1 The Zone 1 storefront is 14-0 high. 30

31 4.0 STOREFRONT ZONES 4.6 ZONE 2 The Zone 2 storefront is 13-9 high. 31

32 4.0 STOREFRONT ZONES 4.7 ZONE 3 The Zone 3 storefront is 12-0 high. 32

33 4.0 STOREFRONT ZONES 4.8 ZONE 4 The Zone 4 storefront is 14-0 high. 33

34 4.0 STOREFRONT ZONES 4.9 ZONE 5 The Zone 5 storefront is 12-0 high. 34

35 ENGINEERING GUIDELINES

36 5.0 ENGINEERING GUIDELINES 5.1 HVAC CRITERIA Equipment: Landlord provided VAV system of conditioned air to the Retail tenants. Tenant shall connect to Landlord provided cooling duct. HVAC Load Return: Temperature Control: Those tenants affected by external heat losses (exterior walls, doors, windows, roofs, floors, etc.) shall install independent electric heat fed from Tenant s power source. Tenant to submit a detailed computer generated Calculation: load calculation based on sensible load to justify request for conditioned air. Tenants room temperature shall be 75. Each Tenant shall provide an open plenum return system with Transfer Air Openings in the demising wall sized utilizing Fire Dampers as directed by AHJ and the Mall (maximum velocity 400 FPM net). See attached Tenant Common Return Air Demising Wall Construction. Retail Tenants are required to Interface with Mall EMS system utilizing Landlord approved controls installed by a Landlord approved contractor. Report shall apply to all HVAC equipment, including box airflow sensor defferential pressure readings at maximum cooling, and toilet exhaust readings. 5.1 HVAC CRITERIA (continued) Toilet Exhaust: Landlord provided common Toilet Exhaust for tenant tie-in for lower level. Upper level by Tenant. Tenant provide exhaust fan with backdraft damper and connect to landlord provided exhaust duct. Specialty Tenants with independent HVAC system (and Food Tenants): Tenant shall maintain the return air path for adjacent tenants back to the Landlord unit: Tenants with ceiling design: Tenant shall utilize fully ducted return. Tenant is utilizing the above deck as a ceiling: Walls must be constructed tight and sealed to deck. Return Air Transfer ducts must be installed to link the adjacent space s Return Air Plenum together. The transfer duct s dimensions are based on the necessary volume of return air needed to remove the heat load from the space or spaces utilizing the transfer duct. Motorized Smoke Dampers must be installed on the transfer duct to provide smoke control for the odor producing Tenant. The smoke dampers are to be connected to the Landlord s Fire Control System at Tenant s expense. The Tenant s own air conditioning system must be connected to the Landlord s Fire Control System and programmed to turn off during an alarm. Test & Balance: Tenant shall employ Certified Air Balance Contractor to perform final testing and balancing. Tenant shall furnish complete data indicating system air balance in Demised Premises and a certified thirdparty balance report no more than thrity (30) days after opening. The Tenant shall perform balancing of all duct systems related to the premises by use of a Landlord approved, independent air balance contractor. 36

37 5.0 ENGINEERING GUIDELINES Test and Balances Continued Balancing must be completed and an air balance report must be submitted and accepted by Landlord prior to the store opening for business. Report shall apply to all HVAC equipment, including airflow sensor deferential pressure readings at maximum cooling, and toilet exhaust readings. 5.2 ELECTRICAL (ALL TENANTS) 5.3 PLUMBING (ALL TENANTS) Cold Water: Packaged Split system units or RTU s shall be provided and installed by the Tenant to condition the leased space. All root top equipment to be located in structurally approved locations. Equipment shall be sized based on Tenant s HVAC space load calculations. Food court HVAC systems to utilize ducted return. Voltage: Power: Capacity: Telephone: 277/480V, 3ph, 4-wire. Tenant is a direct customer of the Utility Company, Tenant is responsible to pay all fees and purchase electrical meter. If any part of the Tenant s electrical service/ installation is not existing, Tenant shall install and/or furnish all equipment, conduit, wiring, etc. Per available capacity from Mall, Size of incoming power must be coordinated with the Mall. Tenant to extend telephone service in conduit from premises to Landlord s designated telephone closet as determined by Landlord at Tenant s expense. Condensate Drain: Outside Air: Kitchen Exhaust: Condensate to be piped to a Landlord approved termination location. all condensate piping shall be copper and insulated below roof line. Economizer/or relief through Tenant installed components. All process exhausts, hood exhaust, equipment vents and other contaminated exhaust, when permitted by Landlord, shall discharge vertically to the atmosphere 20 feet minimum horizontally away from any fresh-air intakes, properly dispersing odorsor fumes away from same. All grease hood exhaust fans must be equipped with integral grease collection receptor. Equipment on Roof: All tenant HVAC equipment, make up air systems, exhaust fans, etc., to be located on the roof must be installed on structural steel support rails or equipment curbs on spring isolators located on the roof in locations determined by Landlord. 37

38 5.0 ENGINEERING GUIDELINES 5.4 LIFE SAFETY (ALL TENANTS) Sprinklers: Tenant shall directly employ the Landlord designated contractor to install and/or modify the existing grid or utilize connection provided. HVAC CRITERIA (continued) Condensate Drain: Condensate to be piped to a Landlord approved termination location. all condensate piping shall be copper and insulated below roof line. Tenant Flow Switch: No. Outside Air: Economizer/or relief through Tenant installed components. Valve for Tenant Space: No. Fire Alarm: Tenant is required to tie in to the mall s fire alarm system, utilize Landlord approved contractor at Tenant s expense. The Tenant needs to contact Sentinel Fire Alarm at , Kitchen Exhaust: All process exhausts, hood exhaust, equipment vents and other contaminated exhaust, when permitted by Landlord, shall discharge vertically to the atmosphere 20 feet minimum horizontally away from any fresh-air intakes, properly dispersing odorsor fumes away from same. All grease hood exhaust fans must be equipped with integral grease collection receptor. 5.5 FOOD COURT, RESTAURANT & ODOR TENANTS HVAC CRITERIA Equipment Packaged Split system units or RTU s shall be provided and installed by the Tenant to condition the leased space. All root top equipment to be located in structurally approved locations. Equipment shall be sized based on Tenant s HVAC space load calculations. Food court HVAC systems to utilize ducted return. Equipment on Roof: All Tenant HVAC equipment, make up air systems, exhaust fans, etc., to be located on the roof must be installed on structural steel support rails or equipment curbs on spring isolators located on the roof in locations determined by Landlord. 38

39 5.0 ENGINEERING GUIDELINES 5.5 FOOD COURT, RESTAURANT & ODOR TENANTS (continued) HVAC CRITERIA (continued) Test & Balance: Tenant shall employ Certified Air Balance Contractor to perform final testing and balancing. HVAC CRITERIA (continued) Grease Exhaust: Food tenants shall provide high efficiency grease filters. Temperature Control: Tenant shall furnish complete data indicating system air balance in the Demised Premises and a certified third-party balance report no more than thirty (30) days after opening. The Tenant shall perform balancing of all duct systems related to the premises by use of a Landlord approved, independent air balance contractor. Balancing must be completed and an air balance report must be submitted and accepted by Landlord prior to the store opening for business. Report shall apply to all HVAC equipment, including box airflow sensor differential pressure readings at maximum cooling, and toilet exhaust readings. Tenant supplied controls (stand-alone). Replacement Air: Odor, Thermal & Process Equipment Exhaust: Tenant exhaust operation must maintain a negative air balance to the kitchen from the dining area. Protect roof with Grease Guard containment system. Tenant may be required to install a pollution control equipment to prevent a majority of the grease/ smoke/odor laden particulate matter from entering the atmosphere. From Tenant outside air and/or dedicated makeup air units (90% of all exhaust). Odor producers (pets, hairstyling, nail salons) must Process Equipment maintain a minimum of 20% negative air pressure Exhaust: between their space and the mall common area. Pollution Control Unit may be required to mitigate odors. 39

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