architectural design criteria...a3 architectural design criteria general storefront requirements...

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May, 2008 EntireCriteriaManualFebruary,2009 FullLayout/ContentRevisionMay,2009 RevisionoffullupdateJune,2009 RevisiontocurrentTechnicalInformationFebruary,2010 RevisedRollingGrilleGuidelines–removed theword“six”toreflecttheincreaseinthe numberofguidelines.March,2010 Imagereplacement(a66)December2010 PaintedSurfacestextrevised,metalpanels inforevisedSeptember,2011 ProhibitedMaterialslistupdatedtoinclude 12x12tiles,glazedtilesJuly,2012 UpdatedPhaseIVConditionsofGeneral StorefrontRequirements(a51-a59)

March,2013 AddedNPDetail(a6)January,2014 RevisedWalls/Partitionscontent(a74)December,2014 AdditionofLEDlightinginpublicTenantarea shallberecessed(a74)February,2015 Revisedwaterproofmembranebeneaththe finishfloorsurfaceupto4”.(a175)April,2015 AllstorefrontmetalpanelsmustmeetLL requirements(thisnotemustappearonfinal drawingset).(a70)July2015 Abovenormalsoundlevelsmustprovide soundisolation(a73)August2017 Updatedlayout

ADDENDUM LOG SCOTTSDALE FASHION SQUARE

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ARCHITECTURAL DESIGN CRITERIA

General Storefront Requirements a4-a62

General Storefront Requirements a4-a5

Neutral Pier Detail a6

Phase II Conditions a7-a28

Plans a7-a9

Elevations and Sections a10-a25

Neutral Pier Conditions a26-a28

Phase III Conditions a29-a46

Plans a29-a33



Phase IV Conditions a47-a63

Plans a47-a51



Storefront Design Criteria a64-a69

Windows & Glazing a64

Rolling Grille Design Guidelines a65-a67

Awning Type, Awning Signage Awning Logos a68

PLEASE VISITWWW.MACERICH.COM

TOVIEWPLANSUBMITTAL&APPROVAL

PROCEDURESandCONTRACTORRULES&

REGULATIONS

Overhangs, Umbrellas a69

Materials a70-a72

General Material Requirements, Metals, Stone a70

Wood, Tile, Pre-cast Stone and Concrete, Plaster, Faux Finishes,

Painted Surfaces a71

Prohibited Materials a72

Interiors a73-a76

DCA a73

Ceilings, Lighting a74

Walls/Partitions a75

Floor and Wall Base, Toilet Room Requirements, Exiting a76

PLEASE VISIT WWW.MACERICH.COM TO VIEW

PLAN SUBMITTAL & APPROVAL PROCEDURES and

CONTRACTOR’S RULES & REGULATIONS.

TABLE OF CONTENTS SCOTTSDALE FASHION SQUARE

Thefollowingcriteriaapply:

• All storefront construction shallbe self supporting from the floorand independent of the buildingfascia and bulkhead structure.Storefrontsmaybebraced to theoverhead structure within theTenantspace.Aminimumof60%of the storefront is to be displaywindows.

• Three-dimensional articulationsinbothstorefrontplanandheightare required for all storefronts inthenewTenantareas.

• Tenants will provide a flushtransition between their flooringandtheMallflooring.

• Storefrontsvisiblefromtheupperlevel must take special care thatthetopsofstorefrontsarefinishedto match the storefront design.There are to be no exposedconduits, raceways, access panelsor equipment visible from upperlevel. In addition, all surfaces ofany visible projections must alsobefinishedtomatch.

• Theundersideof theentryportalsoffitshallbefinishedtomatchthestorefront.Gypsumboardwillnotbepermitted.

• Stores less than 800 square feetshall be required to havedurablefloors and gypsum board ceilingsthroughoutthesalesarea.

• Pedestal type security systemnot allowed. Tenant can specifyconcealed system. Tenant tosubmit specifications to Landlordforapproval.

• Entry doors are required and aretobeaminimumof9’-0”inheight.All other doors are to be hingedor pivot-type doors. Doors aresuggestedtobetheheightof theglazedstorefront,wherepossible.Maximum opening allowed forstorefrontentranceis8’-0”.

• Tenantsmayberequiredtomodifytheir storefront design and/ormaterials in the event that It Issimilar inprofile toaneighboringstore.

• Storefronts which Incorporatepopouts or overhead projectionsshallbedesignedsothatnofallingdebris may collect on surfacesvisiblefromupperlevels.Assuch,storefronts shall incorporate radiior sloping tops at no less than a3 in 12 pitch to accomplish thisresult.

• Projectionsareencouragedtovaryin proportion- both in plan andprofile. Theymay be symmetricalorasymmetrical.

• All overhead projections areencouragedtobeofanon-massivearchitecturalexpression,depictingform,reliefanddepth.

• Displaywindowsshallconstituteaminimumof40%ofthestorefrontwidth. Recommended displaywidthis60%ofstorefrontwidth.

• Allstorefrontconstructionshallbeself-supportingfromthefloorandbraced directly to the overheadstructurewithin theTenantspaceandindependentoftheLandlord’sfinishedbulkheadconstruction.

• AllstorefrontdesignsandplansaresubjecttoLandlordapproval.Theoverallimageshouldbewellcoordi-nated,fullyintegratingcomponentssuchasentries,displaysandsig-nage.

• Storefrontsmustbeofthehighestcaliber:expressingstateoftheartandmaterialqualityandmeetingorexceedingtheverybestexamples.Toachievethisgoal,TenantsshallberequiredtoselectanArchitectwhohasexperienceinretailTenantdesign.

• Projectionsorawnings,whererequired,mustbethree-dimen-sional,emphasizingcreative,dynamicformsanddesigns.

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• Nodoorswingshallprojectbeyondthe maximum allowable primaryprojectionline.

• Sliding doors and rolling grillesmust slide within the lease lineinto pockets or retract overheadto conceal them from visionwhen stores are open. All tracksand guides must maintain flushelevations. All portions of theframe or track visible when thegrille is open shall match metalfinishes used elsewhere on thestorefront. No exposed padlockswillbepermitted.

• Mall paving material must beextendeduptothedoorclosurelineand all adjacent areas, includingthe area which extends from thereference line to the mall bordertile.Landlordwillprovideadditionalmall tile at Tenant’s expense.Allstorefront construction shall beself supporting from the floorand independent of the buildingfascia and bulkhead structure.Storefrontsmay be braced to theoverhead structure within the

Tenantspace.Aminimumof60%ofthestorefrontistobedisplaywindows.

• Three-dimensional articula-tionsinbothstorefrontplanandheightarerequiredforallstore-frontsinthenewTenantareas.

• Tenantswillprovideaflushtran-sitionbetweentheirflooringandtheMallflooring.

• Storefronts visible from theupper level must take specialcarethatthetopsofstorefrontsarefinished tomatch thestore-frontdesign.Therearetobenoexposed conduits, raceways,accesspanelsorequipmentvis-ible from upper level. In addi-tion, all surfaces of any visibleprojectionsmustalsobefinishedtomatch.

• Theundersideoftheentryportalsoffit shall befinished tomatchthe storefront. Gypsum boardwillnotbepermitted.

• Stores less than 800 square feetshallberequiredtohavedurablefloorsandgypsumboardceilingsthroughoutthesalesarea.

• Pedestaltypesecuritysystemnotallowed. Tenant can specify con-cealed system. Tenant to submitspecifications to Landlord forapproval.

• Entry doors are required andare to be aminimumof 9’-0” inheight. All other doors are to behingedorpivot-typedoors.Doorsaresuggestedtobetheheightoftheglazedstorefront,wherepos-sible.Maximumopeningallowedforstorefrontentranceis8’-0”.

• Tenants may be required tomodify their storefront designand/ormaterialsintheeventthatIt Is similar in profile to a neigh-boringstore.

• Storefronts which Incorporatepopouts or overhead projectionsshallbedesigned so thatno fall-ingdebrismaycollectonsurfacesvisiblefromupperlevels.Assuch,

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• Projectionsareencouragedtovaryin proportion- both in plan andprofile. Theymay be symmetricalorasymmetrical.

• All overhead projections areencouragedtobeofanon-massivearchitecturalexpression,depictingform,reliefanddepth.

• Displaywindowsshallconstituteaminimumof40%ofthestorefrontwidth. Recommended displaywidthis60%ofstorefrontwidth.

• Allstorefrontconstructionshallbeself-supportingfromthefloorandbraced directly to the overheadstructurewithin theTenant spaceandindependentoftheLandlord’sfinishedbulkheadconstruction.

• Nodoorswingshallprojectbeyondthe maximum allowable primaryprojectionline.

• Sliding doors and rolling grillesmust slide within the lease lineinto pockets or retract overheadtoconcealthemfromvisionwhenstores are open. All tracks and

guides must maintain flushelevations. All portions of theframeortrackvisiblewhenthegrille isopenshallmatchmetalfinishesusedelsewhereon thestorefront.Noexposedpadlockswillbepermitted.

• Mall paving material mustbe extended up to the doorclosure line and all adjacentareas, including theareawhichextendsfromthereferencelinetothemallbordertile.Landlordwill provide additionalmall tileatTenant’sexpense.

• Storefronts must accommo-date a recessed reveal againstall adjacent Landlord finishes.Tenantmust incorporate store-frontfinishesintoreveal.

• 4”x4”forPhaseIV• 6”x4”forPhaseII&III

• ElectronicsurveillancemonitorslocatedadjacenttotheTenant’sentrymustbeconcealedwithinthe interior architectural ele-ments.

• Projecting storefronts shall nothaveaccesspanelsvisible to themallcommonarea.All sidesandtopofstorefrontshallbefinishedwith continuous, high qualitymaterials.

• All storefronts are detailed onpages

PHASE-SPECIFICREQUIREMENTSPhaseIIStorefrontRequirements• Required Storefront height =

Varies(seeplan)

• TenantLeaselinevarieswitheachpop-outcondition.

• Storefrontsmustincorporatea6”wide x 4” deep recessed reveal.Backsideofrevealmustincorpo-rateTenantfinish.

• See attached all other “GeneralRequirements”oftheexistingcri-teria.

• All storefront doors must berecessedand cannot swing intopublictraffic.

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• Smoke Evacuation Air transfermustbe incorporated intostore-frontdesign.

• Bladesignsarenotallowed.

PHASE-SPECIFICREQUIREMENTSPhaseIIIStorefrontRequirements• Required Storefront height =

Varies(seeplan)

• TenantLeaselinevarieswitheachpop-outcondition.

• Storefrontsmustincorporatea6”wide x 4” deep recessed reveal.Backsideofrevealmustincorpo-rateTenantfinish.

• See attached all other “GeneralRequirements”oftheexistingcri-teria.

• All storefront doors must berecessed and cannot swing intopublictraffic.

• Smoke Evacuation Air transfermustbe incorporated intostore-frontdesign.



PHASE-SPECIFICREQUIREMENTSPhaseIVStorefrontRequirements• Required Storefront height ~ Varies

(seeplan)

• Tenant Lease line varies with eachpop-outcondition.

• Storefronts must incorporate a 4”wide x 4” deep recessed reveal.BacksideofrevealmustincorporateTenantfinish.

• See attached all other “GeneralRequirements”of theexisting crite-ria.

• Allstorefrontdoorsmustberecessedandcannotswingintopublictraffic.

• SmokeEvacuationAir transfermustbe incorporated into storefrontdesign.


Materials used in the construction ofstorefronts shall be high quality, dura-ble, authentically portrayed and codecompliant. The entire storefront areaissubjecttotheLandlord’sscrutinyforquality of finishes, detailing and con-structionmethods.

Thesuccessof thestorefrontdesign islargely dependent on how creativelymaterials and design details are usedtodevelopaunique,butwellexecutedimage for each Tenant. The followingareminimumstandardsfortheuseandinstallation of materials for storefrontconstruction. Proposed materials andcolors are to be submitted on a colormaterialsampleboardtotheLandlordforreviewduringthepreliminarydesignreviewprocess.(RefertoPLANSUBMIT-TAL & REVIEW PROCEDURES formoredetailedrequirements.)

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N E U T R A L P I E R D E TA I L S


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Phase II Conditions

PHASE II LEVEL 74

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Phase II Conditions

Plans

Elevation 82

PHASE II LEVEL 82 & 88

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Phase II Conditions

Plans

PHASE II LEVEL 102 & 106

Elevation 106Elevation 100

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Phase II Neutral Pier Conditions

CONDITIONA

CONDITIONA.1

CONDITIONB


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Phase II Neutral Pier Conditions

CONDITIONC,D,E&G

CONDITIONF

CONDITIONB


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CONDITIONJ

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Phase III Conditions

PHASE IIILEVEL 74PALM COURT

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PlansSCOTTSDALE FASHION SQUARE

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PHASE III EAST- LEVEL 90

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PlansPhase III Conditions

PHASE III EAST- LEVEL 106


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Phase II Conditions

PHASE III WEST- LEVEL 90


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PHASE III WEST- LEVEL 106


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TYPICALPLAN

TYPICALNEUTRALPIER

Phase III Neutral Pier Conditions


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TYPICALPLAN

NEUTRALPIERATINSIDECORNER


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PHASE IVGRADE LEVEL

Phase IV Conditions


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PHASE IV NORTHLEVEL 96 & 97

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PHASE IV NORTHLEVEL 113 & 115-6

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PHASE IV SOUTHLEVEL 97 & 99-6

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PHASE IV SOUTHLEVEL 115-6 & 118

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TYPICALDEMISINGPIERCONDITION

Phase IV Neutral Pier Conditions


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DEMISINGPIERCONDITIONATCOURTSFORNORDSTROM,LOWERLEVEL

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DEMISINGPIERCONDITIONATSERVICE/EXITCORRIDOR



STOREFRONTWINDOWSANDGLAZING

Storefront design cannot consist of glazing only.Tenantmustintroduceotherdesignelements/mate-rialsasperLandlord’srequirements.

Windowconfigurationandglazingcomprisethelarg-estcompositionalelementsofstorefronts.Theyestab-lishagreatdealofthedesigncharacteranddefinetherelationshipbetweeninteriorandexterior.Theglaz-ingsystemsestablishtheframeworkforthedisplayoftheTenant’simageandmerchandise.Size,proportionandpatternshouldbecarefullyconsidered.

The transparent surfaces of the storefront serve animportantdesignroletothestorefrontandtheinte-riorbycreatinganarchitecturaldisplayarea.Theuseofglazingshouldbecreativelyexploredandcarefullydetailed.Thefollowingcriteriaapplies:

1. All glazing design for storefront is not allowed.Min 15-30% of storefrontmust be hard surfacematerial. Refer to approvedmaterial list of thismanualformoreinformation.

2. Exteriorglassunitsshallbeaminimumof1”insu-lated,lowEunits.

3. Largepanesofglazingmustbeofsufficientthick-nesstomeetcodeandbeproperlysupported.

4. Allglassshallbetempered.

5. Stained, leaded, etched, beveled, fritted, glassblock and other types of innovative glazing areencouraged.

6. In framelessassemblies,glasspanel jointdetailsmustbetopqualityandaresubjecttostrictLand-lord review. Glazing edges must be polished,groundorchamfered.Glazingchannelsatcornerconditionsmustbemitered.

7. Tenantsmayberequiredtoprovideseismicclipstostabilizetallexpansesofglass.Siliconesealantatglazingjointsisnotpermitted.

8. Reflective glass (including the extensive use ofmirror) and/or tinted glass is not permitted onstorefrontsorinthestorefrontentryzone.

9. Tenantsarenotrestrictedtoasymmetricaldesign,particular proportions, sizes or types of glazingsystems.

10.Tenantsareencouragedto“open-up”theirstore-frontbyextendingtheirglazingtotheextentsoftheirleaseline.

11.Butt-jointglazingisencouragedforshowwindowsthat infill larger storefront forms. Glass shall beclearpolishedplateortemperedglassasrequiredbycode.

12.Windowmullionsarerequiredtomeetallmate-rialandfinishstandards.

13.Glazingshouldbepredominantlycleartoempha-sizemerchandisedisplay.

14.Decorativeglazingsuchascolored,beveled,sand-blasted or etched glass may be used to createaccentpatternandinterest.

15.Glazingshallbeaminimumof½”thick,cleartem-peredglasswhereusedinconjunctionwithmul-lionsorframedsystems.

16.Largepanesofglassshouldbeengineeredbycoderequirements.Sectionsofglassaretobeinstalledsothatcornersandabuttingsectionshavenosashmaterialprovidingseparationorsupport.

17.Weathertightconditionsmustbemaintainedforexteriorglazing.

18.Noreflectiveortintedglasswillbeallowed.

19.6”durablebasealongentirestorefront length isrequired.

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ROLLINGGRILLEDESIGNGUIDELINES

Landlordstronglyencouragestheuseofglassdoors.IntheeventarollinggrilleisrequiredbytheTenant,LandlordwillonlyconsiderthisoptionifTenantmeetsalloftheguidelinesidentifiedinthisdocument.AllstorefrontdesignsaresubjecttoLandlordapproval.

Guideline2Tenantstorefrontscannotbeononeplane;three-dimensionalstorefrontarticulationsarerequired.Tenantstorefrontsmustbevisuallyinteresting.

Guideline1Tenantswitharollinggrillearerequiredtofollowtheguidelineslistedbelow:• Entrygrilleopeningnottoexceed30%ofthewidthofthestorefront• Maximum40-50%ofstorefrontmustbedisplaywindows• Minimum15-30%ofstorefrontmustbehardsurfacematerial

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Guideline3Tenantstorefrontsmustincludeaportalentrance.Theobjectiveistoclearlydefinetheentrancewhileenhancingtheoveralldesignofthestorefront.

Guideline4Maximumopeningheightallowedforrollinggrilleis10’-0”.

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Guideline5Rollinggrillesystemmustbeconcealedfromview;tracksshallnotbevisibleinwalls,floorsorceiling.Horizontalrollinggrillesarenotallowed.Keyswitches,buzzer,etc.,shallbehiddenfromview.

Guideline6Afinishedceilingdesignisrequiredattheentrance.

Guideline7Pedestaltypesecuritysystemsarenotallowed.Tenantcanspecifyconcealedsystem.TenanttosubmitspecificationstoLandlordforapproval.

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AwningTypeCreative materials and forms of awnings are encouraged to promote identityamongTenants.

• Creative,imaginative,unusualshapes

• Semi-spherical

• Multipleawnings

• Unusualmaterials (such as louvers,wood,wire,metal, etc.) are subject toreviewbyLandlord’sTenantCoordinator

AwningswillbeconsideredonacasebycasebasisdependingonlocationintheMall.

AwningSignageSignagemaybeincorporatedintotheawningdesignwhichmaybepainted,silk-screenedorintegratedwithintheawningitself.Thesignageshouldbeproportionaltotheawningsizesothatitdoesnotclashoroverpowerthestructure.WordingshallincludeTenant’snameand/orlogoonly.Taglineswillnotbepermitted.

AwningLogosLogosarehighlyencouragedonawnings.SymbolsappliedtoawningsprovideahighlyeffectivemethodofTenant identitywhileaddingcolorand interest to thestorefrontdesign.Logosshouldbesilk-screenedorpaintedwhenonafabricawning.Three-dimen-sional‘medalliontype’logosshouldbeintegratedwhentheawningisdesignedoutofglassand/ormetal.Sizeoflogoshouldbeproportionaltotheoverallsizeoftheawning,subjecttoLandlordapproval.Logoshallbesubmittedalongwithawningandsignageshopdrawings.

• Thelowestpointofanyawningorshadeelementshallbe8’-0”abovethefinishedfloor.Itisthedesigner’sresponsibilitytoensurethatawningsconformtoallappli-cablecodes.

• Awningframeworkshouldbepaintedtomatchtheawningfabric.

• Materialssuchasplasticorvinylwillnotbepermitted.

• Innocaseshallawningsbeenclosedontheundersideandinternallyilluminated,allowingtheawningtofunctionasacannedlightsource.

• AwningsmustbecleanedandmaintainedingoodconditionbyTenantatTenant’sexpense.

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OVERHANGS

Overhangsarepermittedinstorefrontsprovidedthattheyareanintegralpartofthestorefrontdesign.Theundersideofoverhangsmustbearticulatedwitharchitecturalelementssuchasbrackets,coffersorexposedbeam-ends.

UMBRELLAS

Umbrellas are only allowed in the Tenant’s exterior Leased Premises andcannotoverhang into thepublic right-of-way.Umbrellas shouldbe small inscale(maximum6’-0”indiameter)andnomorethan9’-0”highatthepeak.Wood or wrought iron are the only acceptablematerials for the umbrellastructure.No insignia, graphicsor text ispermittedon theumbrella fabric.TheumbrellafabricmustbeflameretardantmaterialinacolorapprovedbyLandlord’sTenantCoordinator.

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GENERALMATERIALREQUIREMENTS

• Theuseofnaturalmaterialsisencouraged.Allmaterialsusedinstorefrontsmustbedurableandnon-corrosive.

• Carefulattentiontothedetailingorjoineryofdifferingmaterialsisnecessary.Acarefullydefinededgemustbeestablished between differentmaterials and surfaceson the storefrontaswell asbetween theTenantandLandlordfinishes.

• Allfinishedstorematerialswithin6’-0”ofthestorefrontpointofclosureshallbedurablesuchasglass,tile,metal,stone,terrazzo,plaster,hardwoodorsimilarmaterialsapproved by the Landlord. Reflectivewallpaper, vinylwall coverings, plastic laminates, mirror, slatwall ortambourwillnotbepermitted.

• Any wood material used for storefront constructionmustcomplywithallcoderequirements.

MetalsAll storefront metal panels must meet LL requirementsbelow(thisnotemustappearonfinaldrawingset):

• All seams between metal panels must be identifiedon the storefront elevation and must be properlyaddressedduringdesignreviewprocess.Metalpanelswillnotbeallowedtodirectlycomeintocontactwithadjacentpanel.Reveals,turn-inseams,weldingor

similarmustbespecifiedanddetailedoutontheplansforapproval.

• Minimum 18 gauge metal panels are required. Thismustbecalledoutontheirplansforapproval.

• Novisiblefasteners

• Min½” thickfire-ratedplywoodsubstrate is requiredandmustbecalledoutontheplans.

• High quality is expected for all metal applications.Metal such as shop-painted aluminum and steel,stainless steel, solidbrass, bronze,pewteror enamelcoatedsteelmaybeusedforhardware,trimandpanelswhenwelldesignedanddetailed.

• Lap joints and seamsmust be even and straight andconcealed when possible. Outside corners are to bemiteredorcontinuousbreakshaped.

• Fabrication must be either heavy gauge material orthinnergaugematerialshoplaminatedtosolidbacking.Innocaseisoilcanning(resultingfromlightreflectionfromanunevenorbuckledsurface),scratches,warps,dents,occlusions,visibleseamsorotherimperfectionsallowed.

• Sealants on natural metals are required to preventtarnishing and must be maintained by Tenant atTenant’sexpense.

• Textured or brushed stainless steel, galvanized,sandblasted and etched metals are encouraged increativeapplications.

• Uniquetreatmentssuchaspatina,rusted,etchedandimprintedmetalswillbeconsideredforspecialdesignobjectives.

• Polishedmetalsshouldbesolid,notplatedandlimitedtoaccenttrim.

• Simulated finishes such as metallic laminates andanodizedaluminumarenotpermitted.

StoneGranite,marble,limestone,slate,adoquinandothernatu-ralstonematerialsmaybeusedinstorefrontapplications.Stonemaybepolished,unpolished, sandblasted,flamed,honed,split-faceorcarved.Carefulcraftsman-likeatten-tiontodetailisrequiredatallconnectionsandtransitionstoothermaterials.

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M AT E R I A L S


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Stone(cont’d)

• Edge details must prevent visible unfinished edges.Exposededgesmustbequirkmitered,chamferedorpolishedtomatchadjacentsurfacefinish.

• Thetransitionbetweenstoneandadjoiningmaterialsmustbedefinedbyuseofmetalreveals.

• Stoneusedasapavingmaterialmustbeflushwhenmeetingotherflooringmaterials.

• Naturalstonemustbeprotectedagainststaininganddiscolorationbymeansofsealersappropriatetothematerial.

WoodPainted or stained wood may be used in many designapplications,suchaswindowframes,decorativetrimormoldingandforsolidareas,suchasdecorativebulkheads.In some cases, it may be used for larger architecturalelements, such as columns and entablatures. WoodpanelingandplankconstructionarenotacceptableunlesspresentedinahighlyimaginativeconceptandapprovedbytheLandlord.

• Alldetailingandconstruction is tobeexecuted inahighquality,craftsman-likemanner.

• Woodusedintheconstructionofthestorefrontmustbekilndried,millqualityhardwoodand mustmeetlocalflamespreadrequirements(ClassIII76-200).

• Paintedwoodmusthaveashopqualityenamelfinish.

• Wood without a paint finish must receive a clear,preservativesealant.

• Extensiveuseofnaturalwoodfinishesisdiscouraged.AllstainsandfinishesmustbeapprovedbyLandlord’sTenantCoordinator.

TileTile may be used in diverse applications. Its use isencouraged to introduce light, decorative texture orgraphicqualitytoastorefront.

• Porcelain, ceramic or glass tiles in glazed or naturalfinishesmaybeusedasaccentsand in limitedfieldapplications. Patterns used over large areas areexpected to have a sophisticated, well executeddesignconcept.

• Smallandintricatemosaictilepatternsmaybeutilizedfordetailandaccentonly.

• Alltilemustbecarefullydetailedatoutsidecornerswithbullnoseedgesorspecialcornertrims.Lappedorbuttjointsarenotpermitted.

• Groutcolorshouldmatchthebackgroundcolorofthetilesoasnottoemphasizeagridpattern.

Pre-castStoneandConcreteMany pre-cast stone and concrete products arecurrentlyavailablethatmaybeacceptableforstorefrontapplications.TheuseofthesematerialsisatthediscretionoftheLandlord.

Plaster Plaster, cement plaster (stucco) and Venetian plasterfinishes may be considered for limited storefrontapplications, provided the finish texture is a light dash,sandor smoothfinish. Plasteror stuccofinishes shouldbeusedincombinationwithotherhighqualitymaterialssuchasstoneormetalandnotbetheprimarystorefrontmaterial.

FauxFinishesFauxfinishesmaybeusedattheLandlord’sdiscretion.

• Actualsamplesofthefauxfinishmustbesubmittedto the Landlord. Photographs of previous examplesarehelpfulbutmaynotbesubstitutedforanactualsample.

• Faux finishes must be executed by a commercialartisanspecializinginthatmedium.

• All seams between metal panels must be identified on the store-front elevation and must be prop-erly addressed during design review process. Metal panels will not be allowed to directly come into contact with adjacent panel. Reveals, turn-in seams, weld-ing or similar must be specified and detailed out on the plans for approval.

• Minimum 18 gauge metal panels are required. This must be called

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PaintedSurfacesAnypaintappliedtothematerialsinthestorefrontistobespecifiedandisundertheapprovaloftheLandlord’sDesignConsultant.Allpaintshouldbeofhighqualityforanevenanddurablefinish.Thefollowingcriteriamustalsobeobserved:

• Paintedwoodsurfacesmustbeproperlypreparedandsealedpriortotheapplicationofahighgradeenamel.

• Painted metal shall have a factory applied finish of bakedenamelorpowdercoattreatment.

• Painted gypsum wall board will be allowed only within theinteriorofthestorefront,notontheexteriorstorefront.

• RequiredMDFfinishprocess: 1Coatprimer,2coatsfinish(sprayedandsand betweeneachstep). *SpecifydrywallbehindtheMDF Min.thicknessforMDFis¾”onstorefronts.ProhibitedMaterialsThe following is a list of prohibitedmaterials. In rare instances,special consideration may be given for the use of a prohibitedmaterial if itsapplicationishighlyoriginal,creativeandessentialtothethemeordesignconceptofthestorefront.ExceptionswillbedeterminedbytheLandlordduringdesignreview:

• Plastic laminates; Plastic spandrel panels or applied plasticlaminatedmaterials

• GlossyorlargeexpansesofacrylicorPlexiglas

• Pegboard

• Mirror

• Highlypolishedorplatedmetals-exceptastrim

• Reflectiveglass

• Simulatedmaterialssuchasbrick,stoneorwoodveneer

• Distressed woods such as pecky cedar, rough sawn lumber,softwoods

• Anodizedaluminum

• Vinyl,fabricorpaperwallcoverings

• Plywoodorparticleboard

• Sheetormodularvinyl

• Luminousceilings,including“eggcrate”

• Vinylawnings

• Shingles,shakes,rusticsiding

• 4”x4”,6”x6”,12”x12”tiles

• Glazedtiles

• OthermaterialsdeemedunacceptablebytheLandlord

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Tenantsarerequiredtoproducehighquality,welldetailedandexecutedinte-riorsolutionsthatareunique,imaginativeandstylized.

Thestore interior is typicallyviewedasa continuationof the storefront indesignandmaterials.Wallsaretohavemodulationofdisplaysystemsandbuiltinarchitecturalcomponentsthatreinforcethestoredesigntheme.Ten-antswithabovenormalsoundlevelsmustprovidesoundisolationindemis-ingwalls,floor,ceilingincludingpipes,conduitsandwiresmustbedesignedsothat innoeventshalltenantnoiseemitsoundsand/orvibrationswhichwouldcausetheambientnoiselevelanywhereintheadjoiningpremisestobeincreasedbymorethan3dBaduringtheadjoiningspaceoperatinghoursor(ii)whichwouldcausethevibrationlevelintheadjoiningspacetobemorethan70vdBduringtheadjacentpremisesstoreoperatinghours,or(iii)whichcanbeunreasonablyexperiencedintheCommonArea.

TheLandlordwillstrictlyenforceallTenant’srighttoquietenjoymentoftheirLeasedPremises.

DesignControlArea(DCA)TheDCAistheareaatthefrontoftheTenantspacethatextendsfromthepointofclosuretoallpoints6’-0”intothespace.TheDCAincludesalldisplaywindowsandretailgraphics,displayfixtures,signs,materials,finishes,colorandlightingfixtureswithinthearea.

TheDCAcanbeconsideredanextensionofthestorefrontpresentationandshouldconveyastore’smerchandiseidentityandgenerateactivity.Itshould

conveyexcitementandgivetheconsumerareasontostopatthestore.ProportionandscaleofobjectswithintheDCAisaspecificconcerninsuccessfuldesign.Aswiththeactualstorefrontdesign,theobjectswithinitmustbeinproportiontothespacearoundthem. Incorporatingelementsthatraise fromtheflooror lower fromtheceilingcancontrolthescaleoftheDCA.Pedestalstodisplaymerchandiseorlightpendantshangingdowncanbeexamplesofobjectformsthatcancontrolscale.Thesesolutionscanvaryandaresomewhatdifferentfromtraditionalandtypicaldisplayzones.

TenantsshallusethefollowingdesigncriteriafordisplayswithintheDCA:

• Design drawings shall have a display layout plan. The layout plan shall have cutsheets forfixtureand/ormannequintypesand includephotographsofanyexist-ingstorefrontsaTenantmayhavethatwillenhancethelayoutplan.Arenderingisrequiredifphotographsarenotavailable.

• Displaysshallbedeliberateanddesignatedasintegratedelementsofthestorefront.

• Securitydevicesmustbeconcealed;freestandingpedestalsarenotpermitted.

• LargetemporarysignsforspecialsalesorclearancesshallnotbehungintheDCAincludinganysignstapedorsuctioncuppedtostorefrontglazing.

• Nopegboard,slatwallormetalshelvingofanykindmaybeplacedinorextendintoanypartoftheDCA.

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CeilingsTenants can choose to have an open ceilingwhichmayincorporateanopengridorbepainted.Tenant installedceilingsshallconformtothefollowingcriteria:

• Hard surface ceiling required through the entirestorefront DCA. This distance shall be a minimumwidthof6’-0”infromtheinnermostpointofclosureline.

• Custom ceiling treatments are required. Multi-levelgypsum wallboard, concealed spline, decorativepatterned ceiling panels and other “high-tech”materials are encouraged. The use of ceilings on asingleplaneisnotpermitted.Theuseofbeams,stepsand ‘islands’arerequiredalongwiththe imaginativeuseoflightingfixturesandfittings.

• Firesprinklerheadsaretobefullyrecessedinhardoracousticalceilings.

• Standard24”x48”acousticalpanelsarenotallowedinthesalesarea.

• Ceiling concepts implementing exposed structure,electricalandmechanicalsystemsmustbecoordinatedwith the Landlord for specific technical and designrequirements.

• All suspended ceilings shall stop within 2’-0” of thedemisingwallswithintheTenantsalesarea.Suspended

ceilingsshallbeterminatedwithasoffit,covelightingdetailorothermeansofafinishededgealongpartitionwalls.Exposededgesshallbeproperlyfinished.Wall-to-wallsuspendedceilingsarenotallowed.

• Allceilings,relatedframing,blockingandaccessoriesshallbenon-combustible. Nocombustiblematerialsmaybeusedabovefinishedceilingsurfaces.

LightingLightingcangreatlycontributetothedesignofaTenant’sstore, emphasizing architectural forms, highlightingsignage and adding color and visual drama towalls andother design elements. The creative use of dramaticlighting is encouraged at entries, show windows andmerchandisedisplays.

• The DCA of the Tenant space must employ lightingfixturesconsistentwiththecharacterofthestorefrontdesign. All lighting fixtureswithin theDCAmust berecessed downlights, MR16 low voltage or similartypes.Fluorescentfixtureswillnotbepermitted.

• Track lights shall be finished tomatch ceiling; otherfinishestobeapprovedbyLandlord.Trackheadsareto be accommodated with shields or louvers. TracklightsarenotallowedinDCA.

• Fixturesmustbepositionedsothatbrightglareisnotdirectedontothepublicareas.

• All fluorescent, incandescent, LED and HID lightingfixtures in public Tenant areas, other than track anddecorativefixtures,shallberecessedwithnodirectlyvisiblelampsources.

• Bare lamp fluorescent or incandescent fixtures maybeusedonly in concealedareas and/or stockrooms.Fluorescentfixturesshallhaveamaximumsizeof2’x2’andhavesilverparaboliclouversormetallicfinishedeggcrate diffusers. All lighting fixtures shall bear theU.L.label.

• Concealed light coves to highlight architecturalelementswithinthestorefrontarehighlyencouraged.

• Wallsconcesmaybeusedtocastlightontostorefrontforms,providedthatbarebulbsarenotexposedandthat thefinishand formof thesefixturescoordinatewiththeoverallstorefrontdesign.Fixturecutsheetswill be required to be submitted if this light form isused.

• Exterior mounted decorative light fixtures areencouraged where appropriate for the storefrontdesignconcept.Fixturecutsheetsmustbesubmittedforreview.

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Lighting(cont’d)

• All lighting must be reviewed and approved byLandlord.TenantisresponsibleformaintenanceofalllightingwithintheentireLeasedPremises.

• Tenant shall comply with all applicable energyconservationandbuildingcodesunless itadheres tothekineticorflashinglightingrequirements.

• Nostrobe,spinnerorchasetypelightingshallbeused.

• Allshowcasesanddisplaycasesmustbeadequatelylitandventilated.Directvisualexposureofincandescentbulbsand/orfluorescenttubesisprohibited.

Walls/Partitions• DemisingwallsmaybeprovidedbetweentwoTenants

and/or Tenant and exit/service corridors. Walls willtypically consist of 3⅝” or 6”metal studs (providedbyLandlord),and⅝”,typeXfirerateddrywall,tapedfromfloortobottomofroofdeck,ordeckabove(orasrequiredbygoverningcode)oneachside(providedbyTenants).AtLandlord’soption,demisingpartitionsshallbeofunfinishedmasonry,concreteormetalstuds.Demising walls are not designed to accommodatecantileveredoreccentricloads.IfTenantplanstouse

a demisingwall for support of shelf standards, lightsoffitsorheavyattachments,Tenantshallreinforcethewallasrequiredbyprovidingadditionalsteelstudsorindependentsupportsfortheshelfstandards.

• ExistingcorridorseparationwallsadjacenttoTenant’sspace have finishes by the Landlord on the corridorsideonly.Tenantshallfinishtheinteriorasrequiredbycodeforfireratedwall.

• DemisingwallsandceilingshallbesoundinsulatedtoachieveaminimumSTCratingof50byTenantswhoproduce above 80 dB (including but not limited tomusicstores,arcades,etc.).TheLandlordwillstrictlyenforceallTenant’srighttoquietenjoymentoftheirLeasedPremises.

• Tenantshallprotectfireproofedcolumnsandbraceswithgypsumboard,andfurrasrequired.

• The followingare required forhair salons,petshopsandallfoodpreparationtypeTenants:

a. Wallscontaining“wet”areastobeconstructed ofmetalstudswithwaterresistant⅝”type“x” gypsumboard.

b. Demisingwallsofpetshopsshallhavesheet metalinstalledonstuds,behinddrywall, up3’-0”fromfloor.

• TenantPremisesadjacenttoatwo-hourwallconditionwill be required to apply two (2) layers of ⅝” type“x” gypsum board or other material to adequatelycompletethewallconstructiontoprovideatwo-hourrating.

• Stockroom Partitions. When Tenant chooses not toinstall a ceiling within Tenant’s stockroom, Tenantshall extend the partition separating the stockroomfromotherareasofthestore,totheundersideofthestructureaboveinordertoisolatethestockroomfromthe sales area attic space. Tenant to verify if this isallowedbycode.

• Wall Finishes.Allinteriorwallsurfacesmustbefinishedinanappropriatemannerandbeincompliancewithall applicable codes. All Tenant space interior wallfinishesaretomeetaClassIIIflamespreadratingorasrequiredbylocalcode.

• Metal or plastic laminate inserts are required forslatwall. No visible substrate at slats. Slatwall is notallowedwithinthefirst8’-0”ofstoreentrydoors.

• Recessed wall standards are permitted. No openshelving with visible brackets or surface mountedsystemsareallowed.

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FloorandWallBaseTenantsshallinstallafloorcoveringinTenant’ssalesareawhichconformtothefollowingcriteria:

• Hard surface floor and base required through theentire DCA, including any permitted popout areas.Carpet,vinylorrubbermaterialsofanysortwillnotbepermittedwithintheDCA.

• Exposedconcretefloorsshallbesealed.

• Wood installations shall be hardwood with wearresistantsurface.

• Ceramic, quarry and stone tile installationsmust becommercialgradewithnon-slipsurface.

• Carpet must be commercial grade and must haveproperfireratingstomeetlocalcodes.Carpetingwillnotbepermittedwherecolor,qualityorweaveisnotsuitableforhightrafficareas.Note:CarpetmaynotbeusedatthestoreentrywithintheDCA.

• Sheetormodularvinylmaybeusedinsupportorstockroomsnotvisiblefromthesalesarea.

• Tenant shall provide a transition strip betweenopposingfloorfinishes.Thisincludes,butisnotlimitedtocarpetandwoodorcarpetandtile.

• Tenantshallprovidewoodbaseinsalesarea.

• Anyfloormaterialsotherthanthosementionedabovewillnotbeallowed. Samplesofallfinishesmustbesubmitted for approval and included in Tenant’spreliminarysubmissions.

ToiletRoomRequirements• Toiletfacilitiesshallbedesignedincompliancewithall

applicableADA&BuildingDepartmentCodes.

• Providea3”floordrainandcleanout.

• Eachrestroommusthaveanexhaustsystem.

• Floor finishes in toilet rooms shall be ceramic tilewithacoved6”base.Tenantisrequiredtoprovideawaterproofmembranebeneaththefinishfloorsurfaceuptoaheightof4’-0”alongallwalls.

• Toilet roomwalls and ceiling shall be constructedofmetalstudswithwater-resistant⅝”type“x”gypsumboardappliedtotheinteriorsideofthetoiletroom.Ataminimum,interiorwallfinishesshallbealightcoloredenamelpaintwitha4’-0”highwainscotextending24”oneachsideof,and24”beyondthefrontportionofanywaterclosetorurinal.

• The ceiling shall be a minimum of 8’-0” above thefinished floor level, be constructed of ⅝” type “x”water resistantgypsumandbefinishedwithenamelpaint.Theceilingshallcontainavent,whichshallbeconnected to the Landlord’s exhaust system or aspursuanttotheCenterrequirements.

ExitingAll retailTenant spacesmustprovide twoexits fromthepremises if required by code and/or Landlord’s TenantCoordinator.All exitsmust be engineered in compliancewithallapplicableADA&BuildingDepartmentCodes.

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