FRANKLIN PARK MALL TENANT DESIGN & CONSTRUCTION CRITERIA PROPERTY SPECIFIC
Starwood Franklin Park Mall Tenant Design & Construction Criteria In-Progress Draft 02.10.17 REQUIREMENTS 1 TABLE OF CONTENTS
1.0 PROPERTY INTRODUCTION...... 3 3.0 ZONE CRITERIA (CONTINUED)...... 12 1 1. Base Building Information 3.7 Blade Sign Requirements 1.2 Contact Information 3.8 Neutral Pier Details 1.3 Project Description 3.9 Typical Food Court Signage, Tenant Plan 1.4 Vicinity Map 3.10 Typical Food Court Signage, Tenant Elevation 1 1.5 Site Map 3.11 Typical Food Court Signage, Tenant Elevation 2 3.12 Typical Food Court Kitchen Equipment, Tenant Section 2.0 ARCHITECTURAL ZONES...... 8 3.13 Typical Food Court Kitchen Equipment, Counter Section 1 2. Level One Zoning Plan 3.14 Food Court, Tenant Isometric 2.2 Level One Food Court Location Plan 3.15 Food Court, Tenant Neutral Pier 2.3 Level One Food Court Plan 4.0 ENGINEERING GUIDELINES...... 28 3.0 ZONE CRITERIA...... 12 1 4. HVAC Criteria 3.1 Zone 1 4.2 Electrical Criteria • Plan 4.3 Plumbing Requirements • Storefront Details 4.4 Life Safety 3.2 Zone 2 4.5 Food Court, Restaurant & Odor Tenants • Plan • Storefront Details 3.3 Zone 3 • Plan • Storefront Details 3.4 Zone 4 • Plan • Storefront Details 3.5 Zone 5 • Plan • Storefront Details 3.6 Zone 6 • Plan • Storefront Details
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1.0 PROJECT INTRODUCTION 1.1 BASE BUILDING INFORMATION
The Franklin Park Mall is a primiere destination for shopping, restaurants and CONSTRUCTION TYPE: a movie theater located in Toledo, Ohio. It’s major anchors stores are Macy’s, Existing Mall Building: TYPE 2B Fully Sprinklered Dillard’s, J.C. Penney and Dick’s Sporting Goods. It also includes a Cinemark XD Theater. OCCUPANCY TYPE: Primary Occupancy: Group M (Merchantile) The following Tenant Criteria establishes the standards of quality and design Occupancy Load: Per Code for each Retail Tenant. Total Area: (Per A2)
By following the Criteria and Guidelines, each individual Tenant can create an inviting and effective retail establishment, expressive of their individual CODE INFORMATION brand, while being compatible with the overall design concept and image. Building: Ohio Building Code Standard prototypical designs are not appropriate. Mechanical: Ohio Mechanical Code Plumbing: Ohio Plumbing Code Electrical: National Electrical Code Fire: Ohio Fire Code Accessibility: Ohio Building Code Energy: Ohio 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.
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1.2 CONTACT INFORMATION SHOPPING CENTER ADDRESS SENIOR TENANT COORDINATOR electric first energy/toledo edison co. Franklin Park Ben Arbogast Edison Plaza 500 Monroe Street 1 E. Upper Wacker Dr., Suite 3600 800-447-3333 Toledo, OH 43623 Chicago, IL 60601 419-473-3317 [email protected] WATER AND SEWER T: 303-742-1530 Water and Sewer Department of Public GENERAL MANAGER C: 303-847-7565 Utilities/Water Department Michael Walsh One Government Center, Suite 1500 [email protected] STARWOOD RETAIL PARTNERS Toledo, OH 43604 419-471-2107 TENANT COORDINATION 440-666-4700 1E Wacker Drive, Suite 3600 TELEPHONE SERVICE Chicago, IL 60601 Buckeye Telesystems ASSISTANT GENERAL MANAGER [email protected] 4818 Angola Road Carl E. Ball 312-242.320 Toledo, OH43615 5001 Monroe Street, Suite 700 Acount Manager: Matthew Mishler Toledo, Oh 43623 BUILDING DEPARTMENT 419-724-3868 [email protected] City, County and State Building Corinne Jensen T: 419-473-3317 One Government Center, Suite 1600 419-724-3823 C: 440-710-4102 Toledo, OH 43604 C: 419-654-1861 http://toledo.oh.gov/services/building- MARKETING MANAGER inspection/ HEALTH DEPARTMENT Cassandra Pogan 419-245-1220 Toledo-Lucas County Health Department [email protected] 635 N. Erie Street Toledo, OH 43604, Room 357 419-471-2110 FIRE DEPARTMENT City, County and State Building http:/www.lucascountyhealth.com/ 419-356-5761 One Government Center, Suite 1600 419-213-4100 Toledo, OH 43604 MARKETING MANAGER http://toledofirerescue.com/bureaus/fire- Scott Rollman prevention-bureau/ [email protected] 419-245-1220 419-250-2874
ELECTRIC
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1.3 PROJECT DESCRIPTION
MALL ZONES Because the mall has several different architectural conditions, a series of six Design Zones was created, each with it’s own Criteria. Locate your store on the floor plans in section 2.0 to determine which Zone Criteria govern Tenant work at your store. In addition, note that specific mechanical, electrical and acoustical requirements vary by Zone as well.
The six Mall Zones are: • Zone 1 • Zone 2 • Zone 3 • Zone 4 • Zone 5 • Zone 6
The Key Plan found at the beginning of each Zone section will help you identify which Criteria to follow. In addition to the six Mall Zones there are specified areas where blade signs are allowed.
The floor plans on the folowing pages identify the various Mall Zones throughout the Mall. Please locate your lease space on this plan to determine which Mall Zone to reference in this manual. Turn to that section and use the key plan to locate the appropriate Storefront Design Criteria to use. It’s not necessary to review all Criteria subsections, only the particular Criteria for your storefront type.
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1.4 VICINITY MAP
Project Location
north
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1.5 SITE PLAN
TALMADGE ROAD SYVANIA AVENUE SYVANIA
MONROE STREET
north
ROYER ROAD
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2.1 LEVEL ONE ZONING PLAN
ZONES Z 1
Z 2
Z 3
Z 4
Z
B S
A
N
north
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2.2 LEVEL ONE FOOD COURT LOCATION PLAN
FOOD COURT
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2.2 LEVEL ONE FOOD COURT PLAN
FOOD COURT
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3.1 ZONE 1
STOREFRONT A Facade Height The height for any facade is plus or minus eleven feet (+/- 11’-0”) VIF
Common Area Ceiling Height The ceiling height is plus or minus eleven feet (+/- 11’-0”)
Entry Height The entry height may be ten feet or higher (10’-0”)
Datum Lines Datum lines, if used, may not occur lower than ten feet (10’-0”) at finish floor (AFF)
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3.2 ZONE 2
STOREFRONT A Facade Height The height for any facade is plus or minus eleven feet one inch (+/- 11’-1”) VIF
Common Area Ceiling Height The ceiling height is plus or minus eleven feet (+/- 11’-0”)
Entry Height The entry height may be ten feet or higher (10’-0”)
Datum Lines Datum lines, if used, may not occur lower than ten feet (10’-0”) at finish floor (AFF)
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3.3 ZONE 3
STOREFRONT A Facade Height The height for any facade is plus or minus eleven feet ten inches (+/- 11’-10”) VIF
Common Area Ceiling Height The ceiling height is plus or minus eleven feet (+/- 11’-0”)
Entry Height The entry height may be ten feet or higher (10’-0”)
Datum Lines Datum lines, if used, may not occur lower than ten feet (10’-0”) at finish floor (AFF)
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3.4 ZONE 4
STOREFRONT A Facade Height The height for any facade is plus or minus fourteen feet eight inches (+/- 14’-8”) VIF
Common Area Ceiling Height The ceiling height is plus or minus eleven feet (+/- 11’-0”)
Entry Height The entry height may be ten feet or higher (10’-0”)
Datum Lines Datum lines, if used, may not occur lower than ten feet (10’-0”) at finish floor (AFF)
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3.5 ZONE 5
STOREFRONT A Facade Height The height for any facade is plus or minus eighteen feet six inches (+/- 18’-6”) VIF
Common Area Ceiling Height The ceiling height is plus or minus eleven feet (+/- 11’-0”)
Entry Height The entry height may be ten feet or higher (10’-0”)
Datum Lines Datum lines, if used, may not occur lower than ten feet (10’-0”) at finish floor (AFF)
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3.6 ZONE 6
STOREFRONT A Facade Height The height for any facade is plus or minus fourteen feet six inches (+/- 14’-6”) VIF
Common Area Ceiling Height The ceiling height is plus or minus eleven feet (+/- 11’-0”)
Entry Height The entry height may be ten feet or higher (10’-0”)
Datum Lines Datum lines, if used, may not occur lower than ten feet (10’-0”) at finish floor (AFF)
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3.7 BLADE SIGN ZONE
STOREFRONT A Mounting Height • The height should be ten feet above the finished floor of mall corridor to the top of the blade sign (+/- 10’-0”)
Mounting Justification • Check zone to determine mounting justification to the left or right of store
General • Mount sign flush to storefront • Sign must be double sided • UL label not to be visible to customers
Dimensions • Total tenant name/Logo height: 8” • Sign: 33” long x 15” high x 3” deep
Illumination - Internal • Reverse channel letters • Push through letters
TYPICAL BLADE SIGN
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3.8 NEUTRAL PIER DETAILS
NEUTRAL PIERS The Tenant shall be responsible for patching and repair of any damage to the existing neutral piers, on both sides of their storefront Neutral piers are to be painted to match Landlord’s paint color. A stone tile is to be installed at the base apron. Landlord shall furnish base materials at the Tenant’s expense
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3.9 TYPICAL FOOD COURT SIGNAGE REQUIREMENTS/ TYPICAL TENANT PLAN
REQUIREMENTS • Signage and environmental graphics must be conceived as an integral part of the design, so they do not appear as an aftethought application • Primary storefront identification shall be limited to Tenant’s trade name, as approved in the lease, or as otherwise approved in writing by Landlord • Al 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 • 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 should show and/or illustrate proposed signage in each phase of the presentation. Sign shop drawings for all signage must be presentated to the Landlord for approval prior to commencement of fabrication
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3.10 TYPICAL FOOD COURT SIGNAGE REQUIREMENTS/
+ TENANT ELEVATION 1 - 10’-8” LENGTH SIGN LEDGE
REQUIREMENTS • Signage shall be mounted only to Landlord designated location TENANT • All sign illumination must be concealed • All graphics and signage shall be
professionally assembled and displayed in a 4’-6” first-class manner • Check mall specific sign criteria 8” MENU BOARD REQUIREMENTS • Use a professional graphic designer to design your menu. Integrate into the overall graphic design of the space • Menu boards are to be trimmed out 9’-0” 9’-0” • Use non-illuminated menu, lit from a remote source. Employ creative use of alternative fonts. All fonts will be subject to Landlord approval • Use food and lifestyle photos. However, all photos must be produced with the invlovement of a professional food stylist and is subject to Landlord approval • Menu drawings that completely detail the fabrication and installation methods must be submitted for Landlord approval
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3.11 TYPICAL FOOD COURT SIGNAGE REQUIREMENTS/ TENANT ELEVATION 2
MENU BOARD REQUIREMENTS (continued) ANGLE OPTIONAL • Electronic menus are encouraged however, they need to be integrated into the architectural design. The digital content should be created by a professional graphic designer • Submit catalogue cuts for monitor digital contents for Landlord approval
MENU BOARD PROHIBITIONS • No standard prototypical menu boards • No back-lit transparencies unless reviewed, approved by Starwood • No (traditional) back-lit menu boards unless reviewed, approved by Starwood • No surface mounted monitor screens with exposed mounting elements
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3.12 TYPICAL FOOD COURT KITCHEN EQUIPMENT/ TENANT SECTION
REQUIREMENTS • Soda dispensers must be “slimline” with stainless steel finish and can only be accessed by Tenant’s service employees • All storage in “front of house” shall be accounted for in the built-in millwork • UV bonded, frameless sneeze guard is encouraged • Equipment may not merely be placed on the counter, it must be integrated into the overall design, encased in cabinetry, etc. • All equipment should be as compact as
ANGLE possible. If it is on the front counter it OPTIONAL should be recessed into the counter to assure maximum sight lines • All hand sink soap, paper towel dispensers and other fixtures must be compact in size with stainless steel finishes • Hand sink in front of house must be integrated into counter/cabinet • POS system must be recessed into counter or shrouded such that the majority of the POS is hidden from view and what remains visible is pleasing to the eye. This determination will be made solely by landlord design review. POS configuration must be submitted for landlord review. No exceptions
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3.13 TYPICAL FOOD COURT- KITCHEN EQUIPMENT/ COUNTER SECTION
REQUIREMENTS (continued) • All equipment should be placed in the kitchen rather than the storefront • • Catalogue cuts for all equipment visible to the public must be submitted for review and approval by Starwood • Service items including but not limited to straws, napkins, cups, plastic wares, condiments and other such items must be placed in recessed compartments on the counter. Otherwise, provide a designated place to hide service items from public view and reduce visual clutter
PROHIBITIONS • No self-serve soda towers. No corporate graphics (i.e. Coca Cola, Pepsi, etc.) • No free standing equipment at front counter • No kitchen equipment provided by food purveyors will be allowed to display their signage/logo • No exposed storage at the front of the store will be accepted. All storage shall be incorporated in the built-in millwork • No front venting refrigerated display cases will be allowed at the front counter unless reviewed and approved by Starwood • No full height freezer/refrigerator will be allowed at the “front of house”
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3.14 FOOD COURT TENANT ISOMETRIC VIEW
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3.15 FOOD COURT TENANT NEUTRAL PIER
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4.1 HVAC CRITERIA ROOFTOP UNIT: (continued) Tenant HVAC systems are subject to two (2) types of systems: The Tenant shall perform balancing of all duct systems related to the premises by use of a Landlord ROOFTOP UNIT: approved, independent air balance contractor. Balancing must be completed and an air balance Zone: The existing original building of the mall. report must be submitted and accepted by Landlord prior to the store opening for business. Equipment: Tenant to provide a downflow rooftop unit on full Report shall apply to all HVAC equipment, including box airflow sensor differential pressure readings at perimeter curb (curb adapters are not permitted), maximum cooling, and toilet exhaust readings. heating is gas at Tenant’s expense. All roof openings by Landlord’s authorized contractor at Temperature Control: Tenant supplied controls (stand-alone). Tenant’s expense. SPLIT SYSTEM: Condensate Drain: Condensate to be terminated in a code approved waste system within the Tenant space. All Zone: The new mall 2005 expansion and Food Court. condensate piping shall be copper and insulated below roof line. Equipment: Split system. The split system will consist of a fan coil/air handling unit with electric heat in the Outside/Relief Air: Economizer/or relief through Tenant installed Tenant space and a condensing unit on the roof, components. coordinate the location of the condensing unit with the Mall Management. Smoke Exhaust: Per Code - Through Tenant equipment.
DX Pipe Routing: Utilize Landlord designated base building chases to Toilet Exhaust: By Tenant including fan, ductwork and roof cap. route DX piping through the roof.
Test & Balance: Tenant shall employ Certified Air Balance Contractor Outside/Relief Air: Economizer/or relief through Tenant installed to perform final testing and balancing. components. Sizing of duct shall be as required by Tenant shall furnish complete data indicating code. system air balance in the Demised Premises and a certified third-party balance report no more than Toilet Exhaust: Tenant shall connect to the Landlord provided toilet thirty (30) days after opening. exhaust duct.
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4.2 ELECTRICAL (ALL TENANTS) 4.3 PLUMBING (ALL TENANTS) Tenant HVAC systems are subject to two (2) types of systems: Water: Landlord has provided domestic water Voltage: 277/480V, 3ph, 4-wire. connection for Tenants to utilize.
Power: Original building Mall redistribution, Tenant is Original Building mall redistribution, Tenant is responsible to provide check meter. responsible to provide sub-meter.
2005 Expansion: Tenant is a direct customer of the Utility Company, 2005 Expansion: Tenant is a direct customer of the Utility Company, Tenant is responsible to pay all fees and purchase Tenant is responsible to pay all fees and purchase electrical meter. water meter with remote reader.
If any part of the Tenant’s electrical service/ Waste: 4” connection off Landlord main. Designated installation is not existing, Tenant shall install and/ connection point within or adjacent to space. or furnish all equipment, conduit, wiring, etc. PVC is not permitted above grade. Low Voltage: All low voltage wire must be in conduit. Vent: If tap is not provided then vent through roof by Capacity: Per available capacity from Mall, Size of incoming Tenant. power must be coordinated with mall O.D. Grease Waste: By Tenant per local authority requirements. Tenant Telephone: Use existing conduit or Tenant to provide. is responsible to meet all local authority requirements for grease waste and sanitary line terminations.
Natural Gas: Original building Landlord provided common service on roof for HVAC.
2005 Expansion: Gas is available from the Utility Company. Tenant to provide meter, and route gas service to their space.
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4.4 LIFE SAFETY (ALL TENANTS) 4.5 FOOD COURT, RESTAURANT & ODOR TENANTS Sprinklers: Yes, required by code FOOD COURT, RESTAURANT & ODOR TENANTS Tenant shall directly employ the Landlord designated contractor to install and/or modify the Grease Exhaust: Food Tenants shall provide high efficiency grease existing grid or utilize connection provided. filters.
All design shall be approved by all authorities having Tenant exhaust operation must maintain a negative jurisdiction, the Landlord and the Insurer. air balance to the kitchen from the dining area.
Tenant Flow Switch: Yes. Protect roof with “Grease Guard” containment system. Valve for Tenant Space: Yes. Tenant may be required to install a pollution control Fire alarm: Tenant is required to tie in to the mall’s fire alarm equipment to prevent a majority of the grease/ system, utilize Landlord approved contractor at smoke/odor laden particulate matter from entering Tenant’s expense. the atmosphere.
Replacement Air: From Tenant outside air and/or dedicated makeup air units (90% of all exhaust).
Odor, Thermal & 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.
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