Otay Ranch t O w n C e n t e r Chula Vista, California
TENANT DESIGN CRITERIA GENERAL GROWTH PROPERTIES, INC. www.ggp.com www.otayranchtowncenter.com Table of Contents
Project Directory 5 PERMITTING OFFICIALS 7 Otay Ranch Site Plan 8 TENANT SUBMISSIONS AND PERMIT REQUIREMENTS 9 REQUIRED PERMITS AND INSPECTIONS 11 BUILDING CODE INFORMATION 12 PRE-CONSTRUCTION REQUIREMENTS 15 CONTRACTOR’S GUIDELINES 16 GENERAL TENANT DESIGN REQUIREMENTS: 18 LANDLORD SUPPLIED ARCHITECTURAL ITEMS 20 DESIGN INTRODUCTION 21 Tenant Zone Plan 25 CRITICAL DESIGN REQUIREMENTS 26 COLOR PALETTES 33 LANDLORD COLORS AND MATERIALS 33 Control Zone Design Criteria 38 STORE INTERIOR DESIGN CRITERIA 40 SHADE ELEMENT DESIGN CRITERIA : 43 Kiosk Criteria 51 Elevation Diagrams 53 Elevation Diagrams 54 Elevation Diagrams 55 Architectural Details 56 TENANT SIGNAGE DESIGN CRITERIA 78 Otay Ranch Town Center Table of Contents
Signage Size Matrix 89 MECHANICAL DESIGN CRITERIA 90 Mechanical Details 97 ELECTRICAL DESIGN CRITERIA 100 PLUMBING DESIGN CRITERIA 106 FIRE PROTECTION DESIGN CRITERIA 110 FIRE PROTECTION DRAWING REQUIREMENTS 110 FIRE ALARM DESIGN CRITERIA 112 COMMUNICATIONS SERVICE 113
Otay Ranch Town Center INTRODUCTION
This manual has been prepared to assist the Tenant’s architect and engineers in preparing drawings and specifications that will meet the design criteria for the Otay Ranch Town Center. Our objective is to allow the maximum expression of a store’s individual personality and character while maintaining a cohesive design theme throughout the center.
The criteria herein is not intended to contradict any code requirements that may govern this project. It is the responsibility of the tenant’s architect, engineers and contractors to verify and comply with all applicable codes. Any questions concerning the information presented in this manual should be brought to the Tenant Coordinator’s attention as soon as possible to minimize design revisions.
The Tenant Print Package (“Print Package”) consists of:
Tenant Criteria Manual Lease Outline Drawings (LOD) Base Building Shell Drawings
The lease agreement requires that all Tenant plans be prepared and wet-stamped by an architect and engineers licensed by the State of California.
Please submit the following information:
Store Name
Space No:
Architectural Firm:
Construction/Design Contact Name & Title:
Phone Number:
E-mail Address:
Address:
Firm Website address:
Send to: General Growth Properties, Inc. 110 N. Wacker Drive Chicago, IL 60606 Attn: Tenant Coordination Department Telephone: (312) 960-5000 Fax: (312) 442-3532
Otay Ranch Town Center Project Directory
Center: Otay Ranch Town Center Phone: (619) 656-1393 2015 Birch Road Fax: (619) 427-0414 Chula Vista, CA 91915 www.otayranchtowncenter.com
Landlord’s Tenant Coordination: General Growth Properties, Inc. Phone: (312) 960-5000 110 N. Wacker Drive Fax: (312) 442-3532 Chicago, IL 60606 Attn: Tenant Coordination Department www.ggp.com
Landlord’s Project Architect: Field Paoli Architects, Inc. Phone: (415) 788-6606 150 California Street 7th Floor Fax: (415) 788-6650 San Francisco, CA 94111 Contact: Raul Anziani – Project Architect www.fieldpaoli.com
Landlord’s Structural Engineer: KPFF Consulting Engineers Phone: (415) 989-1004 1160 Battery Street, Suite 300 Fax: (415) 989-1552 San Francisco, CA 94111 Contact: Blake Dilsworth – Principal www.kpff.com
Landlord’s Required Geotechnical Consultant: Geotechnics, Inc. Phone: (858) 536-1000 9245 Activity Road, Suite 103 Fax: (858) 536-8311 San Diego, CA 92126 Contact: Tom Canedy
Landlord’s Required Special Inspection Company: Construction Testing & Engineering Phone: (760) 746-4955 1441 Montiel Road, Suite 115 Fax: (760) 746-9806 Escondido, CA 92026 Contact: Gary Guy
Otay Ranch Town Center Required Contractors:
Landlord’s Concrete Contractor: Demcon Concrete Contractors Phone: (858)748-5090 12325 Kerran Street, Ste. 201 Fax: (858) 748-5559 Poway, CA 92064 Contact: Len Holyk e-mail: [email protected]
Landlord’s Roofing Contractor: Best Roofing Phone: (310) 328-6969 9027 S. Hamilton Avenue Gardena, CA 90248 Contact: Marina Esqbil
Landlord’s Plumbing Contractor (For Gas Piping Only) Collins Plumbing Inc. Phone: (619) 469-0800 8130 Commercial Street La Mesa, CA 91942
Landlord’s Fire Protection Contractor (Fire Sprinklers): Bradshaw Engineering Phone: (619) 448-4300 8645 Argent Street Fax: (619) 448-0535 Santee, CA 92071 Contact: Kevin Read - Project Manager/Estimator e-mail: [email protected]
Landlord’s Electrical Contractor (For final connection to LL switchgear only): Morrow-Meadows Corp Phone: (858) 974-3650 9160 Kearny Villa Court Fax: (858) 974-3660 San Diego, CA 92123 Contact:Tom Taylor - Project Manager e-mail: [email protected]
Landlord’s Fire Alarm Contractor: Simplex Grinnell Phone: (858) 633-9100 3568 Ruffin Road South San Diego, CA 92123 Contact: Lane Smith
Otay Ranch Town Center Landlord’s HVAC Equipment Provider:
Retail Air Systems Phone: (800) 245-8104 9006 E. Brainerd Road Fax: (423) 553-1008 Chattanooga, TN 37421 Contact: Dave Canter e-mail: [email protected]
PERMITTING OFFICIALS
City: City of Chula Vista Phone: (619) 691-5272 Planning & Building Department Fax: (619) 216-7306 Building Division 276 Fourth Ave. Chula Vista, CA 91910 Contact: Carolyn Dakan, Plans Examiner [email protected] www.ci.chulavista.ca.gov
Fire Department – Fire Prevention City of Chula Vista Fire Department 447 Fourth Street Phone: (619) 691-5055 Chula Vista, CA 91910 Fax: (619) 691-5057 Justin Gibson, Fire Marshal www.ci.chulavista.ca.gov
County Public Health: County of San Diego Phone: (619) 338-2364 Department of Environmental Health Plan Check Unit 1255 Imperial Ave. 3rd Floor San Diego, CA 92101
Local Utility Agencies: Water :
Otay Water District Phone: (619) 670-2222 2554 Sweetwater Springs Blvd. Spring Valley, CA 91978-2096
Gas and Electric:
San Diego Gas & Electric Phone: (800) 411-7343 8326 Century Park Court San Diego, CA 92123-4150
Otay Ranch Town Center Otay Ranch Site Plan
Certain elements shown on this plan are future or proposed. The Landlord makes no representation that the future or proposed development will occur as shown.
General Growth Properties, Inc. 110 North Wacker Drive Chicago, IL 60606 (312) 960 - 5000 www.ggp.com CERTAIN OF THE ELEMENTS ON THIS PLAN ARE INDICATED AS FUTURE OR PROPOSED. BUT GENERAL GROWTH PROPERTIES, INC. MAKES NO REPRESENTATION THAT THE FUTRE DEVELOPMENT WILL OCCUR AS SHOWN. 2015 BIRCH ROAD CHULA VISTA, CA 91915 OTAY RANCH TOWN CENTER
DATE REVISION
PROJECT NO: 632 DRAWN BY: NAP COPYRIGHT: General Growth Properties, Inc.
DESCRIPTION
SITE PLAN
SHEET NO. SP-1
DATE: 08/19/08
Otay Ranch Town Center TENANT SUBMISSIONS AND PERMIT REQUIREMENTS
LANDLORD’S ADDRESS FOR DOCUMENT SUBMISSION
General Growth Properties, Inc. 110 N. Wacker Drive Chicago, IL 60606
Attn: Tenant Coordination Department Phone: 312-960-5000 Fax: 312-442-3532
DOCUMENT SUBMISSION
Submission of plans must be in accordance with the time schedule specified in the lease. Sufficient time must be allowed for the Landlord’s and the City of Chula Vista Planning & Building Department review and approval process.
• Preliminary Landlord plan approval will take approximately 5 working days. • Final Landlord plan approval will take approximately 10 working days.
The City of Chula Vista Planning & Building Department review is estimated to take approximately 15 working days for the first review, and 10 working days for subsequent reviews. The City of Chula Vista Planning & Building Department will not review final plans unless they have been stamped “approved” or “approved as noted” by General Growth Properties (Landlord). Separate submittals are required by the City for separate permits.
We strongly encourage you to submit drawings electronically directly to the Tenant Coordinator. If you are unable to submit via email, FTP Site, or as PDF. files on disc; paper submission require- ments follow:
Preliminary Documents:
Two sets of prints to Landlord indicating:
• Key plan • Floor plan in electronic format (CAD) and hard copy • Storefront elevation including sign locations and materials in electronic format and hard copy. (Refer to Concept Drawing Submittal requirements in the Sign Criteria Section). • Reflected ceiling plan • Material sample board (labeled and keyed to plan) • Color rendering or photograph of storefront prototype
Otay Ranch Town Center TENANT SUBMISSIONS AND PERMIT REQUIREMENTS
Final Construction Documents:
• Submit three (3) bond sets of construction documents to Landlord, containing Architectural, Mechanical, Electrical and Plumbing drawings, and Energy Compliance documentation.
• Two sets should be wet sealed and signed by a California licensed architect and engineer(s). This sealed set will be returned to the architect with original Landlord comments and approval stamp for submittal to the City of Chula Vista. Additional original sets will not be returned to the Architect or Tenant for permit submittal.
• The Tenant / Architect will submit one (1) original and three (3) copies of the set of drawings with Landlord comments, wet-seals and signatures to the City of Chula Vista for permit submittal.
• Refer to appropriate section in this manual for drawing requirements.
• Design/Build MEP systems are not allowed. Complete drawings are required at the time of final plan submittal.
Note : After the Landlord’s approval, any changes or modifications to the construction documents or the Tenant’s interior improvements must be submitted to and approved by the Landlord in writing.
IT IS STRONGLY RECOMMENDED THAT TENANT UTILIZE A PERMIT EXPEDITER TO ASSIST IN THE TIMELY PROCESSING OF PERMITS.
Hood Documents : • Two sets of hood specification plans (for food and restaurant tenants)
Signage Documents : • One color set of sign shop drawings • One color set of blade sign shop drawings
Record Documents (At completion of construction) • Two sets of Record Documents (As-builts) • Electronic AutoCAD file on disk of Record Documents
10 Otay Ranch Town Center TENANT SUBMISSIONS AND PERMIT REQUIREMENTS
REQUIRED PERMITS AND INSPECTIONS
Tenants and their architects are encouraged to contact the City of Chula Vista’s Planning & Building Department as early as possible to determine applicable codes, plan submittal requirements and submittal procedures. The City can be contacted at (619) 691-5272. Additional information is available from their website: www.ci.chula-vista.ca.us.
Permits required by the City of Chula Vista must be presented to the Landlord’s on-site representative prior to work start. It is the responsibility of the Tenant to obtain the approved construction documents from the City Fire Department and the Health Department (if applicable), and to pay for and secure all applicable permits.
Anticipated separate permits include, but are not limited to: • Building Permit • Mechanical, Electrical and Plumbing Permits • Awning or canopy or trellis permit (Separate permit required for each type) • Sign Permit • Racking Permit
Note: All Tenant store signage shall be submitted to the Landlord for approval. Exterior building store signage will require both the Landlord’s and the City of Chula Vista’s approval. A separate permit is required for exterior signs.
Structural Calculations are required to be submitted for tenant-designed concrete slabs, exterior walls, roof extensions, awnings, canopies, trellises and in-wall structural supports for wall supported elements.
Inspections: It is the Tenant’s architect’s or contractor’s responsibility to verify the field inspections required by the City of Chula Vista.
Special inspections are required for:
• Welding • Concrete
GGP is to require one special inspection company.
Substantial Completion and Certificate of Occupancy Substantial Completion by Tenant Contractor is required a minimum of 10 working days before the application for a Certificate of Occupancy.
11 Otay Ranch Town Center TENANT SUBMISSIONS AND PERMIT REQUIREMENTS
BUILDING CODE INFORMATION
The following is a general reference list of applicable Codes. It is the sole responsibility of the Tenant’s architect, engineer(s) and contractor(s) to comply with all applicable federal, state, local Codes and ordinances for their occupancy type.
Building Type (excludes Anchor Stores): Height Varies, See Shell Documents
Type of Construction Varies, Type V-N, and II-N. Refer to Shell Documents for locations. Note that the Landlord does not allow wood to be used for structural purposes on the exterior or within the shell construction. Ornamental and non-structural wood, for example at trellises, may be utilized as allowed by the Building Code.
Primary Occupancy Classification (Mercantile) M Accessory Occupancy Classification (Office) B Food Court Tenants B, or A-3 Restaurants A-3 Storage S-1 or S-2 Kitchen/Mechanical/Electrical F-1
Tenants shall indicate the square foot area of work on the submittal.
Energy Compliance Requirements: Title 24 energy compliance calculations are required to be submitted for HVAC equipment and lighting, as well as for shell elements designed and constructed by Tenant. Compliance with Landlord’s calculations for exterior shell wall is required at locations where exterior wall is provided by Tenant. California 2005 Title 24 Energy Code applies to Tenant designs submitted for permit after October 1, 2005.
Required thermal performance values are: Exterior Walls R-19 Roof R-25 Glass U-Value 0.87 Glass Shading SHGC 0.70, with 2-foot overhead shading facing south and west
12 Otay Ranch Town Center TENANT SUBMISSIONS AND PERMIT REQUIREMENTS
Applicable Codes: Building 2001 California Building Code (Based on 1997 UBC) Mechanical 2001 California Mechanical Code (Based on 1997 UMC) Plumbing 2001 California Plumbing Code (Based on 1997 UPC) Electrical 2002 National Electrical Code with California Amendments Fire 2001 California Fire Code (Based on 1997 UFC) National Electrical Code Article 760, NFPA Standard 72, & Local Codes and Authorities Having Jurisdiction Elevator ASME A17.1 with 2001 California Amendments Ventilation 2001 California Mechanical Code (Based on 1997 UMC) Energy 2005 Title 24 Building Energy Efficiency Standards City of Chula Vista Greenstar Program (2001 Title 24 requirements must be exceeded by 10% minimum).
Applicable Building Code dates are subject to change and it is the Tenant’s responsibility to confirm the applicable codes for design and for submittal to the jurisdiction.
Building Permit Requirements: 4 sets of Plans (all M.E.P. information must be included, Including lighting and shell Energy Compliance forms) 3 sets of Specifications and Calculations
All documents are to be wet signed and sealed with cover sheet. The City of Chula Vista will not accept drawings that do not include the Landlord’s approval stamp on the cover sheet. The Landlord approval stamp must be on one of the original set(s) of drawings only.
Chula Vista Fire Department Requirements: The information provided below shall serve as general conditions to help Tenants with the requirements for obtaining Fire Department approvals on the Otay ranch Town Center project. However, this is not an inclusive list and shall not approve or permit the violation of any City, County, State, Federal Laws, or other restrictions. Construction approval is subject to the final Fire Department field inspection and acceptance.
13 Otay Ranch Town Center TENANT SUBMISSIONS AND PERMIT REQUIREMENTS
Tenant Plan Submittal Information:
• Building address • Suite address • Building’s permit number • Name of tenant and occupancy classification • Scope of work • All information as required by Building & Housing’s form # 4564 (Tenant Improvement Worksheet) • Stamps and signatures of the appropriate parties (architects, engineers, etc.) • Show suite numbers on both the main and rear (entrance / exit) with a minimum height of four-inches. • Show a 2A-10BC fire extinguisher per suite. Some suites may require more, and thus extinguishers shall be spaced one per 75ft of travel distance. • Show the locations of exit signs and provide wording for the main entrance / exit indicating: THIS DOOR TO RE- MAIN UNLOCKED DURING BUSINESS. • Provide a legend for emergency exit lighting and show the required locations in order to meet CBC 1003.2.9. • In accordance with Table 10-A, show the occupant load for each area. • Identify the flame spread rating and class for finished materials. Provide a note on the plans indicating, “All interior finishes must comply with Chapter 8 of the CBC.” • Show all rated walls, partitions, doors, and show the door hardware for all exit doors. • Show the location of the interior horn/strobe for each submitted plan. This shall be the exact location for the fire alarm device and shall not be changed under any circumstances. • Fire sprinkler modification / addition is a deferred submittal • Fire alarm plans are a deferred submittal. The overall fire alarm plan is a responsibility of the builder and thus shall be provided to ensure that all tenant fire alarm devices shall work within the overall system for the building. • Fire suppression systems are a deferred submittal. • A business license shall have been applied for and approved prior to the final occupancy of each suite. The fire depart- ment will perform a business license inspection (per tenant). The business license will require the fire department to issue a general use certificate • Tenants shall provide a master key for their suite with adequate labeling. This key shall be placed in the master Knox vault for the subsequent building. • Duct detection is required for air-handling units in excess of 2,000cfm. Remote test switches will be located by CVFD and will be no higher than 6 feet AFF (aggregate rule applies). Motorized dampers shall have the appropriate smoke detection installed. All such devices shall be tied back to the fire alarm control panel. • Provide notes indicating that all work and plans are in accordance with the California Fire and Building Codes (2001ed). • The following link will have information regarding the City Of Chula Vista Fire Department fees and guidelines.
http://www.chulavistaca.gov/City_Services/Public_Safety/Fire_Department/Safety/prevention.asp
14 Otay Ranch Town Center TENANT SUBMISSIONS AND PERMIT REQUIREMENTS
PRE-CONSTRUCTION REQUIREMENTS
The Tenant or its general contractor must schedule a pre-construction meeting with the Landlord’s on-site representative prior to beginning construction.
The Tenant or its general contractor is required to deposit with the Landlord without liability for interest, the sum of $5,000 as a construction security deposit. This sum shall be applied towards any costs incurred by the Landlord or the Landlord’s contractor to complete any part of the Tenant’s work which the Tenant or the Tenant’s contractor fails to complete within the time period required by the lease.
Prior to the Center Grand Opening, Tenants are required to provide a safe and secure work environment for their premises. Finished barricades are optional prior to the Grand Opening but are mandatory afterwards and are subject to the approval of the on-site field representative.
If the Tenant’s store does not open in conjunction with the Grand Opening, the Tenant’s contractor shall erect a finished construction barricade (16’ high minimum) to serve the Tenant’s area at the Tenant’s expense. Verify with the Landlord’s on-site representative and applicable Fire and Building Departments for maximum distances barricade can project from Tenant’s lease line. Tenants are required to paint the barricade as per the specification provided by the on-site field representative and professionally install “coming soon” graphics. Tenants should contact the Landlord’s barricade graphic consultant for additional information.
15 Otay Ranch Town Center TENANT SUBMISSIONS AND PERMIT REQUIREMENTS CONTRACTOR’S GUIDELINES
All construction materials must be kept within the Tenant’s leased area. No storage of equipment or material is to be kept in unoccupied spaces, on the mall property or in parking lot areas.
CONTRACTOR’S GUIDELINES
The following is a brief description of requirements and procedures for Tenant construction. Note that this is not a complete description of all requirements and limitations for Tenant construction. The Tenant’s contractor shall obtain a “Tenant Contractor Manual” at the site from an authorized General Growth representative for further guidelines.
Quality Standards:
All work by the Tenant’s contractor, including repair work, must be performed in a first-class workmanlike manner and shall be in a good and usable condition at completion. The Tenant shall require any person performing work to guarantee that the work is free from any and all defects in workmanship and materials for 1 year from the date of completion. The Tenant shall also require any such person to be responsible for the replacement or repair without additional charge of work done or furnished by or through such person which shall become defective within 1 year after substantial completion of the work. The correction of work shall include, without additional charge, all expenses and damages in connection with the removal, replacement or repair of any part of work that may be damaged or disturbed. All warranties or guarantees for materials or workmanship on or regarding the Tenant’s work shall be contained in the contract or subcontract. The contract shall be written so that all warranties and guarantees shall be to the benefit of both the Landlord and the Tenant, as their respective interests appear, and so that the contract can be directly enforced by either party.
Coordination:
The Tenant’s work shall be coordinated with the Landlord’s work as well as with the work of other Tenants in the shopping center, so that the Tenant’s work will not interfere with or delay the completion of other construction in the shopping center.
Insurance:
In accordance with the Tenant’s Lease Agreement, the Tenant’s contractor must fulfill the following insurance requirements, and shall maintain such at no expense to the Landlord:
• Workers’ Compensation Insurance will statutory limits and Employer’s Liability Insurance with limits of not less than $100,000
• General Liability Insurance with limits of not less than $3,000,000 combined single limit for bodily injury and property damage, including personal injury, Contractual Liability Coverage specifically endorsed to cover the indemnity provisions contained herein and Contractor’s Protective Liability Coverage if the contractor uses subcontractors.
• Motor Vehicle Liability Insurance in the contractor’s name, including owned, non-owned, leased and hired car coverage with limits of not less than $2,000,000 combined single limit per occurrence for bodily injury and property damage.
16 Otay Ranch Town Center CHARGE-BACKS TO TENANTS Tenant charge-backs, as specified in the Lease Document, will be applied against and reduce the Tenant Allowance amounts at the close-out of the project unless otherwise agreed to in the Lease. Additionally, if charge-backs are incurred during the construction, these costs may also be deducted from the Tenant Allowance
17 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA Drawing Requirements
GENERAL TENANT DESIGN REQUIREMENTS: The following is a list of minimum design information required to expedite plan approval by the Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum checklist to be used by the Tenant’s design consultants to complete the construction documents. We urge you to read this manual in its entirety in order to fully understand the requirements needed to generate an acceptable set of construction documents.
ARCHITECTURAL DRAWING REQUIREMENTS Tenants must submit floor plan and elevations hard copies of the following documents:
Cover Sheet: • Location plan with space number and square footage • Architectural symbols and drawing lists • Building Code information • Occupancy load • Building data, use and construction type • Flame spread ratings of materials (as per Code) • Landlord provided notes
Floor Plans (1/4” minimum scale): • Area calculation of gross leasable area (GLA) indicated • Floor slab with dimensions • Demising and interior partition wall locations dimensioned • Base building column centerlines with designations • Restroom facilities • Location of fixtures and equipment • Location of recessed service door (if applicable) • Location of access panels in floor (if applicable) • Identification of waterproof membrane locations • ADA path of egress indicated in tenant space and entire mall • Door and room finishes schedules • Typical wall sections Exterior Elevations, Sections, Interior Elevations and Details: • Façade and Storefront entry elevations (1/2” minimum scale) • Interior store elevations • Vertical façade and storefront sections (1” = 1’-0” minimum scale) • Identification of all finishes, materials and colors • Longitudinal and typical section through façade and storefront from slab to roof • Typical section through demising walls • Storefront signage • Façade and Bulkhead details • Floor transition details • Enlarged storefront details (1-1/2” = 1’-0”) • Exterior wall and coping details • Tie-in details to adjacent exterior walls and finishes. • Materials sample board for all exterior finishes and major interior finishes
18 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA Drawing Requirements
Roof Plans (1/4” minimum scale) : • Roof extensions designed by Tenant spanning from Landlord roof to Tenant façade. • Roof-top equipment locations, dimensions, heights and weights • Kitchen exhaust and make-up air equipment (for Food Tenants) • Roof protection at hood exhaust equipment (Food Tenants)
Reflected Ceiling Plan (1/4” minimum scale) : • Ceiling heights • Identification of ceiling materials • Exit lights • Emergency lights • Light fixtures (specify all) & light fixture schedule • Sprinkler heads • Air diffusers and grilles • Access panels
SIGNAGE DRAWING REQUIREMENTS • Color rendering of signage shown to scale on storefront elevation • Indicate sign size with dimensions and indicate copy area (square footage) • Indicate letter height and provide typical letter section • Method of wiring and mounting • Indicate color and materials • Blade sign
LANDLORD PROVIDED NOTES The following Landlord notes must appear on the cover sheet of all Tenants’ final construction documents : • The Tenant’s general contractor must conduct a pre-construction meeting with the Landlord’s on- site representative prior to work start. • The Tenant’s contractor will repaint and/or repair the Landlord’s property (neutral areas, adjacent finishes, etc.) damaged during the Tenant’s construction process. • The ceiling systems are to be constructed using materials with a class “A” Fire Rating. • Support wires or hangers for lay-in-ceiling grid, lights and HVAC equipment etc. must not be connected to any of the Landlord’s electrical & plumbing & fire protection piping, mechanical equipment or roof deck. All support wires or hangers may only be connected to the top chord of joist and/or structural members. No connection to LL roof deck allowed. • All materials used in the construction of this space must be free of asbestos or other hazardous substances. • The water meter (purchased from the Otay Water District) must be easily readable by a person standing on the main floor. If the mounting position is not accessible, a remote display must be used. If either is concealed, the location must be labeled. Meter or remote display locations must be in accordance with the Otay Water District requirements. • Any penetration or modifications to structural steel or concrete must be coordinated and approved by the General Growth Properties, Inc. on-site representative and the Landlord’s structural engineer. The cost incurred to review the modification or penetration is the sole responsibility of the Tenant.
19 Otay Ranch Town Center LANDLORD SUPPLIED ARCHITECTURAL ITEMS
Interior Demising Wall Studs : 6” metal studs to deck, typically provided at the centerline of all demising walls, and at corridor walls unless otherwise noted on the shell construction drawings. Demising wall studs will be mounted on Tenant’s slab-on-grade. Roof Structure : Single-ply or built up roofing system on rigid insulation on metal deck on metal joists. Tenants may construct storage or non-retail use mezzanines within their space provided they are structured completely independent of Landlord foundations and steel structure. Tenants are responsible for ADA accessibility to all required portions of their stores, including mezzanines, as necessary.
Exterior Walls : Materials used in constructing the exterior walls varies. See details in the base building drawings.
Note: It is the Tenant’s responsibility to maintain the integrity of the Landlord’s demising walls and roof structure.
Floor Slab By Tenant: Landlord’s structural design takes into account the installation of floor slabs by Tenants. Tenant- provided slabs shall meet Geotechnical Report requirements. Refer to Shell Construction Documents for typical reinforcing requirements.
Block outs per Detail 10 / TC at structural columns are required. Refer to Section “Details”.
Concrete slabs REQUIRE inspection by Special Inspector, and concrete samples and tests may be required.
20 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA Design Introduction
DESIGN INTRODUCTION
Otay Ranch Town Center is the regional lifestyle retail and fashion center of Chula Vista, California. Otay Ranch is located approximately 15 miles southeast of Downtown San Diego at the intersection of Eastlake Parkway and Birch Road, immediately adjacent to the new State Route 125. The center offers complete shopping facilities with over 150 shops and services, including major department stores Specialty Market, Restaurants and Cinema. The goal of this criteria is to assist tenants in creating a unique retail design that enhances the community and that consistently exhibits a high level of quality.
Otay Ranch Town Center is designed to appeal to both American and International shoppers. It is a place for both shopping and social interactions. It includes national as well as local specialty retailers, presented in an urban street setting featuring pedestrian oriented courtyards, each with a unique character. The courtyards will accommodate public events by closing the adjoining streets.
While the Town Center’s grid of streets provides easy access by automobile, the quality of the pedestrian’s experience will have priority over the driver’s. The atmosphere will be fun, lively and retail-friendly. Informal natural spaces and building designs abstracted from the context of early California will respond to the region’s climate.
The overall character of the Center invokes elements from traditional architecture of this region reinterpreted in a contemporary palette. Energy and vibrancy are provided by diversity of design elements, materials, color, and texture. The Center balances the eclectic collage of tenant identities with the center’s overall architectural identity.
21 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA Design Philosophy
DESIGN PHILOSOPHY - GENERAL TENANT DESIGN CHARACTER Designed as a dramatic outdoor lifestyle center, Otay Ranch Town Center provides direct access to stores in the tradition of popular urban shopping districts. Tenants will be required to provide exterior urban style facades/storefronts of varying heights and shapes with architectural characteristics unique to their identity, yet consistent with the center’s early California design theme. Building façade designs must be complementary and in context with adjacent tenants and respectful of the overall architectural flavor of the Center.
The Center’s architectural character consists of a broadly varied palette based on early California Heritage architecture styles, including Mediterranean, California Ranch, Monterey and southwest U.S vernacular idioms. Adapting these architectural styles to the building requirements of large format commercial users will require imagination and creativity as these architectural styles were developed for other, typically smaller structures and homes.
The following components will contribute to the intended architectural character of Tenant facades:
Building Scale, Proportions, and Articulation: Facades will have massing that is legible and varied. Entries and important building elements will be highlighted with the use of architectural features that relate and contribute to the overall massing concept. Articulation of the facades by offsets in plan will reduce building bulk and add interest at the pedestrian scale. Variations in building height will support the massing concept. Use of architectural details, particularly at the pedestrian zone, to provide variety in materials, colors and textures will provide visual interest.
Building Materials and Colors: Facade finish materials and colors will be varied to give interest and to articulate building mass. Diversity in both materials and colors gives interest and is complementary to establishing an energized pedestrian environment. Recommended finish materials include, but are not limited to, integrally colored plaster with hand-toweled corners and textures, stone walls, stone wainscots and bases, high quality masonry, natural patina metals, wrought iron accents, ceramic tile trim, clay tile or standing seam metal roofing. Color diversity can range from white and off-whites to natural earth tones at major surfaces, with accent colors ranging from lighter, less saturated hues, to selected bold colors for contrast, yet compatible with Landlord’s color palette. Building materials and colors will help articulate the project concept, bring visual interest throughout the Center, and enliven the pedestrian environment.
Building Lighting: Light fixtures throughout the Center will be varied. Fixtures in pedestrian high-use areas will contribute to energizing that environment through diversity in finish, shape, and style.
Tenant facades and storefronts are expected to be of the highest caliber, expressing state-of-the-art design and use of materials. Designs are expected to be of the highest prototype, producing dramatic and theatrical facades. Imagination and creativity will be required to achieve this goal. Tenants will be required to select architects and design teams who have experience in retail and lifestyle center design.
22 Otay Ranch Town Center Tenant facade designs at blocks between courts are allowed to vary, leading to an eclectic, dynamic street environment. Tenant facade heights and massing shall reinforce the court locations and shall enhance the public’s perception of the common space. Tenants are encouraged to express their own unique design statement within the parameters of the design criteria as outlined in this manual. Tenants should be aware that some concept modification may be necessary to comply with the criteria established for Otay Ranch. First-class workmanship in all Tenant construction is required.
23 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA Design Philosophy
EXAMPLES – EARLY CALIFORNIA FACADES
Design Characteristics of Early California Architecture:
• Informal, casual and romantic massing • Elegant vertical proportions at openings and massing • Storefront line deeply recessed from face of facade • Variation in heights of openings • Variation in opening shapes • Variation in shading types including awnings, canopies and trellises • Stone walls, bases and wainscots • Ornamental bulkhead materials below storefront glass • Variation of skyline and roof materials • Soft-toned light colors with vivid color accents of tile and paint
24 Otay Ranch Town Center Architectural Details Tenant Zone Plan
ARCHITECTURAL DESIGN CRITERIA Tenant Zones
TENANT ZONE PLAN
Tenant spaces are organized into zones, as indicated below, that establish requirements for exterior storefront, façade, shading and lighting design.
Tenant signage zones are addressed separately in the Signage Criteria following.
ZONE A Locations where Landlord provides exterior facades and Tenant provides storefront infill.
ZONE B Locations where Tenant provides exterior façade and storefront.
ZONE C Same as Zone B, but location requires enhanced corner or façade design by Tenant.
25 Otay Ranch Town Center Critical Requirements -- ALL ZONES CRITICAL DESIGN REQUIREMENTS ALL ZONES: Refer to the previous section on Design Philosophy – General Tenant Design Character, for specific requirements regarding building scale and proportions, recommended materials, plaster textures, wall colors, accent colors, roofing materials, articulation of storefronts, architectural detailing and lighting effects. Storefront 1) Storefronts must encompass the entire height and width of the opening provided. Large-scale storefront details must be provided to show how Tenant’s storefront abuts the surface on each side and at the top of the storefront. 2) Some Tenant spaces have more than one storefront opening in Landlord-provided exterior walls. Generally, Landlord provided side walls and rear walls have openings for storefronts. These spaces are corner locations or are located in freestanding buildings where spaces may have multiple openings. Tenants in these spaces are required to provide appropriate storefronts for all openings. Primary store entrance shall be at a front façade or at a corner. Refer to the Lease Outline Drawing and shell construction documents for more information. 3) Within the Landlord-provided openings facing east onto Eastlake Parkway, Tenant doors shall be storefront-type aluminum and textured/translucent glass. Tenants may not use hollow metal doors. 4) Except at all-glass storefront designs, a minimum 12-inch high base (bulkhead) of high quality, durable material, such as stone, ornamental ceramic tile, architectural pre-cast concrete or storefront-metal, must be provided underneath all storefronts and display windows. The base must be integrated into the storefront design. The base shall be designed so that Tenant slab is not visually exposed to the exterior. A high quality base or wainscot material shall be used at the base of opaque walls, to a height equal to or higher than the bulkhead. Wall finish shall not extend down to grade. 5) A 6-inch minimum width accent band of decorative material is required at storefront jambs and head at all Zones B and C, and at some Zone A tenants where indicated in Shell Construction Drawings. Accent bands are optional at storefront openings narrower than 8-feet. Accent bands are not required where irregular surfaces stone is used for the wall finish.
Storefront Entrances • Sizes and types of storefront openings at Tenant-provided facades are subject to approval. Entries may not exceed 50% of the overall length of the storefront. • Entry doors must be a minimum of 9’-0” tall. • Storefront elements and door swings must remain within the storefront envelope and not extend past the lease line. Sliding doors must slide into pockets that conceal them from view during store hours. Exposed automatic sliding doors are discouraged. Tracks and guides must be flush with adjacent surfaces. Storefront openings must be able to be sealed for weather purposes. • Tenants must provide a flush transition between their flooring / hardscape material and the exterior common area hardscape. At recessed entrances and recessed facades and storefronts, Tenant shall provide a hardscape extending to the Landlord’s line of hardscape. Tenant’s hardscape shall contrast in color and texture with Landlord’s concrete sidewalk / hardscape. At entrances, Tenant’s decorative hardscape may extend beyond the Landlord’s typical line of hardscape, subject to Landlord approval. Tenant’s vapor barrier shall overlap Landlord’s vapor barrier where this may occur to create a continuous barrier.
Glazing • At Landlord-provided openings, opaque material may be used at upper sections of the storefront above glazed areas, but may not exceed 4 feet in vertical height, and must differ with Landlord’s wall material. • To meet the Greenstar energy program requirements, all south and west-facing glazing must be provided with an opaque overhead shading element projecting a minimum of 2-feet out from the glass, and also providing an equivalent shading of a projection 2-foot to either side of the glass. • All glazing shall be double-paned, insulating type, transparent, with a minimum U-Value of 0.29. Single-paned, tinted, reflective, or spandrel glass is not allowed.
26 Otay Ranch Town Center Shading Devices
1) In addition to overhead shading of south and west-facing glazing required in the Glazing section above, Tenants shall provide exterior shade elements at all transparent sections of their storefront. Shade elements shall be designed using durable, high quality materials that are compatible with the storefront design and surrounding elements. Images of approved shade elements are provided on following pages. Awnings, canopies and trellises are to be supported by appropriate tenant-provided floor-mounted structural steel as part of tenant’s storefront, and not tied to the Landlord structure or studs.
2) Shading elements may be provided by Landlord as a free-standing or ground-supported structure in front of Leased Premises. Tenant shall coordinate Tenant’s façade design and construction with this element. Landlord-provided element may be of wood, metal, or fabric construction. Tenant signage may be suspended or fastened to Landlord’s shading element only where indicated on Shell Documents.
3) Fire protection beneath awnings and other horizontal projections will be required and is the responsibility of the Tenant. Sprinkler heads for awnings and canopies must be side-wall heads with heat collectors, and not mounted under the canopy.
4) Shading at rear façade shall be at Tenant’s option on the north and east elevations.
Security at Control Zone
1) All security devices must be physically integrated into the facade and storefront construction. Freestanding security pedestals, hanging devices or other visible security/sensor equipment are not allowed.
Floor Slab
1) Unless noted otherwise in Shell Documents, 5”-thick floor slabs are to be provided by Tenants. Where adjacent tenant floor slabs have not been poured, Tenant shall pour its slab to the line of the outer face of its interior demising wall studs. Landlord to provide lease line measurements. Refer to Section “Details”.
2) Landlord will provide sub-grade compacted to 95% of a modified proctor at 9-inches below the finished floor elevation of each building, which varies by building.
3) Tenants are required to provide 4000 PSI concrete with a mixed design not to exceed a water cement ratio of 0.50, or as required by the Geotechnical Report, whichever is stricter.. Tenants shall install a 4” thick course of 5/8” gravel capillary break material installed directly over the sub-grade. Tenant’s specifications must include a 0-perm rated, 15-mil visqueen (or approved equal) vapor barrier installed directly over the capillary break material, and lapped over Landlord’s adjacent vapor barrier where occurs, to result in a continuous vapor barrier. See notes on the Shell Documents for additional information. Refer to Section “Details”.
27 Otay Ranch Town Center floor slab - continued.
4) CONNECTION TO LANDLORD’S SLAB DOWELS IS REQUIRED, AS WELL AS PROVIDING DOWELS TO ADJACENT FUTURE SLABS. Refer to Section “Details”.
5) TENANT SLAB SHALL EXTEND AND CONNECT TO LANDLORD’S FOOTINGS AND GRADE BEAMS AT INTERIOR AND PERIMETER OF SPACE. NO SLAB OPENINGS OR PLANTING POCKETS ARE ALLOWED THAT COULD ALLOW WATER AND MOISTURE TO PENETRATE UNDERNEATH THE SLAB.
6) Tenant floor slab construction will require the City’s structural inspection and will require Special Inspection by a qualified testing and inspection agency at Tenant’s cost.
7) A block-out and slab cold joint is required around structural columns. Refer to Section “Details”.
Wall Backing
1) Backing and blocking for Tenant signage, light fixtures or other wall-mounted items at exterior walls shall be provided by Tenant from rear of open studs within premises. Where access to installing backing is inaccessible from within premises, backing will be provided by Landlord, but only at locations indicated in shell construction drawings.
28 Otay Ranch Town Center Architectural Details
Critical Requirements – ZONES B and C ZONES B and C
Exterior Façade/Wall (Tenant-Designed) 1) Architectural interest is required along the entire façade. Facades and storefronts are to be articulated with modulated forms and unique architectural characteristics and detailing. Pop-outs beyond the lease line are not allowed. Recesses back from the front lease line are allowed with Landlord approval. At approved recesses, Tenants shall provide exterior wall finish at demising side walls to extend to adjacent finish by Landlord or Tenant.
2) Top of Tenant parapet shall not align with adjacent parapet. No “classical” cornices are permitted (such as “egg and dart”). Cornices shall be simple but articulated, and detailed in stone or precast. Foam shapes shall not be utilized.
3) Tenant front parapet height shall be controlled by zone: • Zone B (In-line): From a minimum of 28 feet to a maximum of 30 feet tall, as shown in Shell Documents.
• Zone C (Corner): From a minimum of 30 feet to a maximum of 32 feet, except at corner. At corner, special features such as sloped roofs, spires or other decorative elements may exceed the parapet height as approved by Landlord’s Tenant Coordinator.
4) Corner tenants shall capitalize on their locations by providing appropriate corner-oriented designs. Suggested corner features, where applicable, include: • Corner entry doors. • Chamfered or round corner. • Corner tower element taller than balance of parapet. • Corner canopy wrapping on both sides. • Accent roof shape at corner such as a gable, hip or arch. • Accent or icon on wall at corner
5) The overall facade and storefront construction is required to be a minimum of 70% transparent, measured from grade to a horizontal line at plus 15-feet above grade. Opaque sections of the facade may not exceed 4 horizontal linear feet. Minimum opaque wall or pier width at adjacent tenant space shall be 36-inches.
6) Where curved facades occur in plan, Tenants may design their storefronts with facets that follow the curve. Facets must be kept to a maximum length 6’-0” wide. Mullions for the aluminum-framed glazing must be segmented using the manufacturer’s standard proprietary splayed mullions. Shop cut sections and shop fabricated caps are not allowed.
7) Tenant shall provide insulation as required at exterior walls of Landlord’s CMU construction, as well as at façade walls constructed by Tenant. Wall insulation shall have a minimum value of R- 19. At roof assemblies constructed by Tenant, roof insulation shall have a minimum value of R-25. Tenant’s Contractor is required to replace any missing or damaged insulation as required.
29 Otay Ranch Town Center Architectural Details
Critical Requirements – ZONES B and C
Exterior Façade Materials
1) Minimum of two different opaque wall finish materials are required in addition to the glazing system.
2) The materials of Tenant’s facade design and storefront system must complement the building shell materials and are subject to approval.
3) The design of the storefront must include a finish break at the transition to the Landlord’s shell materials. Sealant joints are to be a maximum of 3/4” wide and color matched.
4) All facade and storefront metals must be non-corroding. In cases where metals are designed to patina, surrounding storefront and Landlord finishes must be protected to avoid damage, staining, etc.
5) Tenants shall provide transparent anti-graffiti coatings to 10-feet above grade, minimum, at Tenant- constructed exterior walls.
Façade Structure
1) All facade construction is to be self-supported vertically from grade or floor and independent of the Landlord-provided structure. Facades and storefronts may be laterally braced to the overhead structure within the Tenant space, but no connection shall be made to the Landlord’s structure from above the Landlord’s roof deck.
2) Auxiliary structure shall be provided by Tenant to support storefront and shading elements supported from Tenant storefront or façade.
3) Building structural columns located along the storefront or within the design control area, must be integrated into the store design.
Connection to Landlord Structure
1) Where Tenant’s façade is located beyond the edge of Landlord’s roof structure, Tenant shall be responsible for providing proper roof drainage and all structure and finishes to connect back to base building, including but not limited to auxiliary roof framing, roof decking, structural lateral bracing, auxiliary bracing of storefront(s), and all finishes.
2) A watertight transition from Tenant’s façade to Landlord’s construction and roofing system is required. Tenant shall submit connection and flashing details to Landlord for approval. A required expansion joint/ flashing detail. Refer to Section “Details”.
30 Otay Ranch Town Center Architectural Details
Critical Requirements – ZONES B and C
Exterior Lighting
1) Exterior lighting design shall enhance materials, provide accent on skyline and feature elements, and provide sparkle without glare to pedestrians. “Hot spots” are to be prevented.
2) All exterior light fixtures on Tenant-constructed building façades shall be provided by Tenant, and connected to a time clock that shall also control tenant signage. Wall sconce fixtures shall be a minimum of 36-inches tall, and shall have a character consistent with Landlord’s Suggested Wall Sconces. Refer to examples following this section.
3) Some spaces may include a tower, or other vertical feature. Such features are illuminated from the exterior by the Landlord but must also be illuminated from the interior by the Tenant as part of their interior build-out. Landlord lighting details are included in the Shell Base Building Documents.
31 Otay Ranch Town Center Architectural Details
ACCEPTABLE AND UNACCEPTABLE FACADE AND STOREFRONT MATERIALS
Acceptable Materials Unacceptable Materials
Glass: Glass: • Clear, 1” insulating (double-paned) ● Mirror, tinted, spandrel glass • Glass block (except not at merchandise windows) ● Plexiglas • Sandblasted, frosted, textured or stained glass ● Single-paned glass
Metals: Metals: • Solid brass, bronze, nickel or copper accents ● Anodized or mill finish aluminum • Stainless steel – brushed or matte finishes at walls or glazing systems • Antique or Patina finishes ● Stain-producing metals • Shop finished or powder-coated metals ● Field painted metals • Other metals to be reviewed on a case by case basis
Stone / Tile: Tile: • Natural stone panels / tiles ● Standard ceramic tile • Decorative, hand painted or crafted tiles ● Vinyl or quarry tile • Polished or honed cut stone: ● Ceramic or porcelain tiles Marble, Granite, Terracotta, etc. imitating natural materials. • Brick and faux or cultured stone • Natural materials
Wood: Wood: • Heavy timber ● Wood where not allowed per local • Slatted wood / louvered wood canopies building authorities • Wood trellis members ● Masonite • Wood storefront mullions ● Plywood paneling ● Simulated wood products
Other Materials: EIFS • Exterior grade Venetian Plaster • Cement Plaster • Stucco or Traditional 3-Coat method Laminates: • Precast Concrete ● Plastic Laminate • Terra Cotta ● Simulated materials: brick, wood, etc.
32 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA Materials
COLOR PALETTES LANDLORD COLORS AND MATERIALS
33 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA Materials
COLOR PALETTE A
LANDLORD COLORS AND MATERIALS
Landlord Shell Documents indicate location of color palettes on building elevations.
Note: Tenants are not to utilize the Landlord materials indicated. Complementary materials are required.
Landlord Color / Material Palette A
34 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA Materials
COLOR PALETTE B
LANDLORD COLORS AND MATERIALS
Landlord Shell Documents indicate location of color palettes on building elevations.
Note: Tenants are not to utilize the Landlord materials indicated. Complementary materials are required.
Landlord Color / Material Palette B
35 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA Materials
COLOR PALETTE C
LANDLORD COLORS AND MATERIALS
Landlord Shell Documents indicate location of color palettes on building elevations.
Note: Tenants are not to utilize the Landlord materials indicated. Complementary materials are required.
Landlord Color / Material Palette C
36 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA Materials
COLOR PALETTE D
LANDLORD COLORS AND MATERIALS
Landlord Shell Documents indicate location of color palettes on building elevations.
Note: Tenants are not to utilize the Landlord materials indicated. Complementary materials are required.
Landlord Color / Material Palette D
37 Otay Ranch Town Center Architectural Details Control Zone Design Criteria
CONTROL ZONE CRITERIA
The front 15’-0” area from the storefront lease line has been designated as a control zone area. All Tenants must comply with the following control zone requirements.
Floors:
Provide a smooth and level transition from the Tenant’s space to the common area. Provide 15’-0” minimum of hard surface transition flooring material past the point of entry.
Ceilings:
1) Ceiling elevations must be full height (0’-6” minimum above the minimum required storefront opening height) within the control zone. 2) Locate the store exit sign behind the ceiling soffit so as not to be seen from the center’s common area. 3) Sprinkler heads in the ceiling must be fully recessed. The cover plates are to be chrome or match the ceiling color. 4) Acoustical tile is not allowed in control zone area. 5) The area above the Tenant’s ceiling is considered common space, owned by the Landlord and not for the Tenant’s sole use. 6) Access panels may not be located in the entry area.
Storefront Lighting:
1) Display window lighting shall be incandescent, HID or similar color light source as approved by Landlord. Light sources and track lighting shall not be visible from the adjacent sidewalk or street scene areas. Sodium lamps are prohibited in storefront areas. 2) Spotlighting may be accomplished by recessed, incandescent, adjustable angle fixtures or by track mounted adjustable spotlights. 150-watt floor lamps or spotlights may be used for normal throw with 250-watt lamps or low voltage concentrating spotlights for low throw or high accents. All adjustable units must be focused so that the lamp brightness is not visible from the sidewalk or street scene areas. 3) If fluorescent lighting is used, it must be of a low brightness type. Acrylic lenses or bare fluorescent tubes are prohibited. Acceptable lamp colors are warm white, deluxe warm white or deluxe cool white. 4) Low voltage type lighting is recommended for high impact on merchandise displays. Unique, creative track heads are encouraged. 5) Decorative type lighting such as pendant units, luminous ceilings, chandeliers, wall sconces or glitter strips may be used if Tenant has established an identity based on this theme or motif and is subject to approval by Landlord. 6) All self-illuminated showcases and display cases must be adequately illuminated and ventilated. The use of low voltage or other small source lighting is recommended with high concentration of light on the product/merchandise. Direct visual exposure of light sources, including bulbs and neon, are prohibited.
38 Otay Ranch Town Center Architectural Details
Control Zone Materials:
All control zones shall be constructed of quality materials and displayed with suitable lighting. The use of the following materials is prohibited in the control zone area.
• Slat wall or slat wall fixture systems • Plastic-type materials • Wallpaper • Wall covering • Stucco finish • Wood grain plastic laminates • Plastic plants • Simulated brick, stone, or wood • Cork or cork tile • Plywood paneling • Pegboard walls and pegboard fixturing systems • Wood shingles or shakes • Acoustical ceiling tile • Vinyl or rubber floor materials and bases • Field painted aluminum • Rough-sawn lumber/barn-type siding • Multicolor spray paint applications • Carpet or carpet tile
Drywall ceilings are required within the Display Zone. These ceilings shall be a minimum of 0’-6” higher than the minimum required storefront opening height.
39 Otay Ranch Town Center Store Interior Design
ARCHITECTURAL DESIGN CRITERIA
STORE INTERIOR DESIGN CRITERIA
Tenants are encouraged to provide a high quality, well detailed and unique interior environment. The interior and storefront designs should reflect and complement one another. The use of quality materials for flooring, walls, ceiling and lighting is required. All public areas of the store shall be consistent with the quality and level of design required for the storefront.
Floors: 1) The Tenant is responsible for installing the concrete slab and all finished floor coverings. Additional information regarding slab requirements is found in the Section “Details” of this Manual, and in the base building drawings. 2) Provide Schluter, or equal, metal edging or butt jointing between all floor material changes. Vinyl transition strips are not allowed. 3) Provide waterproof membrane to base height where water is present (i.e. restrooms and all food Tenants). 4) Within the Tenant’s space, and at the transition to the common area, Tenants are required to ensure that all transitions are flush and level.
Ceilings: 1) Furnish and install a finished ceiling system throughout the entire space. 2) A minimum of 25% of the ceiling in the sales area must be gypsum board. 3) Tenants with open to deck ceiling systems must install all duct work wiring, etc., in a neat, clean manner. All ceiling elements including roof deck, insulation, fireproofing and structure must be painted. 4) Ceiling heights in the Tenant’s space shall be a minimum of 12’-0”. 5) Two foot by four foot (2’ x 4’) ceiling tile systems are not allowed in the public areas of the store. 6) All sprinkler heads must be recessed type (with white or matching metal cover plates) throughout the sales area. 7) The Tenant shall provide lighting for the entire leased premises. 8) All store cases shall be adequately illuminated and vented. 9) Display windows are to be illuminated during center hours, controlled by a time clock. 10) All store lighting shall be glare-free. 11) Maximum light fixture size is four square feet (2’ x 2’ or 1’ x 4’).
Walls : 1) All Tenants shall provide the required rated gypsum wallboard for their side of the demising wall and fire caulk to the roof deck. 2) All interior wall surfaces accessible or visible to the public must be finished in an appropriate manner using quality materials and finishes. 3) All music, video, pet shops or other noise-measuring Tenants are required to install a minimum 2” thick sound insulation or achieve a minimum STC (sound transmission class) rating of 50. The Landlord will strictly enforce the right of all Tenants to quiet enjoyment of their premises. 4) Fixtures shall not be supported by the Landlord’s walls or roof structure. 5) Deflection top-tracks are required at all full height partitions.
40 Otay Ranch Town Center ACCEPTABLE AND UNACCEPTABLE STORE INTERIOR ELEMENTS
Acceptable Store Interior Elements: • Hard woods and shop finished veneer panels • Ceramic tile • Natural stones • Metals • Unfinished metals • Corian, etc. • Carpet (commercial grade) • Stained concrete • Gypsum wall board • Concealed spline 2’-0” x 2’-0” acoustical ceiling tile system • Painted gypsum • 2’-0” x 2’-0” fluorescent fixtures with parabolic lenses • H.I.D. lighting, with the Landlord’s approval (must provide glare shields) • Track lighting fixture heads must be low voltage and modern design type not to exceed 5” in length
Unacceptable Store Interior Elements: • Vinyl flooring and base not allowed in sales area • Vinyl stripping between material floor changes • Unfinished concrete in sales area • Indoor/outdoor carpeting • 2’-0” x 4’-0” fluorescent fixtures • 2’-0” x 4’-0” acoustical ceiling system in sales area • Acrylic lenses • Strobe, spinner, chase or moving type of lighting • Mirrored or reflective ceilings • Slat wall
41 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA Miscellaneous
2ND MEANS OF EGRESS / SERVICE ENTRANCES :
If a Tenant desires a second means of egress or if such is required by applicable building codes, the Tenant is responsible for providing this entrance. The door must be a minimum of 3’-0” x 7’-0” and be recessed into an alcove if exiting into a common corridor, or the exterior. Doors shall comply with all applicable code requirements. Service doors and door frames shall be hollow metal unless noted otherwise in requirements of Zones A, B and C.
There are some tenant spaces where rear doors at exterior wall locations are provided by the Landlord in locations as shown on the shell construction documents. Any requested changes to these locations are at the sole cost and expense of the Tenant.
RESTROOMS:
Except for Food Court Tenants, Tenants are required to provide publicly accessible rest rooms within their premises as dictated by code. Toilet rooms must be accessible to the public, and shall conform to all applicable codes, including A.D.A. Tenants shall locate publicly accessible rest rooms such that customer travel is not required through tenant storage areas.
Tenant shall provide such restroom facilities, fixtures, partitions and accessories for the Tenant space as required by the Landlord or by any governmental or quasi-governmental authority having jurisdiction over the Tenant space.
All restrooms installed by the Tenant shall have a trowelled waterproofing membrane applied to the floor slab. Special details recommended by the waterproofing manufacturer for slab penetrations, wall bases, thresholds, etc., must be followed. A floor drain is required at all rest rooms.
42 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA Shade Elements
SHADE ELEMENT DESIGN CRITERIA :
General Shade elements consist of awnings, canopies, and trellises. Separate permits are required for each type of overhead shading element. Tenants shall submit separate plans and structural calculations to the City of Chula Vista. Tenants shall be responsible for providing overhead shade in front of tenant storefronts and facades. Tenants shall provide awnings, canopies and/or trellises within their storefront openings and at all transparent storefront elements, unless noted otherwise.
Awnings 1) Awning designs shall be selected from images of Landlord Suggested Awnings, or as approved by Landlord’s Tenant Coordinator. 2) Awning design, color or type may not be repeated by adjoining tenants. Tenants shall be required to coordinate their proposed design with Landlord’s Tenant Coordinator to prevent repetition of awning type. 3) All sloped awnings shall maintain open ends. 4) Awnings may have valances at Tenant’s option. If provided, valance shall have a minimum height of 9” and shall be loosely suspended from edge of awning. 5) Awning frames shall be aluminum tubing, or other more upscale material, round in section with a minimum diameter of 1-¼”, with a paint finish. Square tubing is not permitted. 6) Awning frames may be of decorative steel (wrought iron character), with a paint finish. 7) Awnings shall project a minimum of 6 feet from the outermost face of adjacent wall or pier. 8) Awnings shall not be continuous across storefront piers. 9) Awning fabric shall be fire resistive and UV resistant; Sunbrella Firesist, or equal. No plastic or synthetic fabrics allowed. 10) Fire Sprinkler protection must be provided as required by Code. 11) Awnings shall be non-illuminated. Illuminated back-lit canopies are prohibited. 12) Tenant shall provide additional structural steel within the wall stud cavity as required to support awnings. Canopies 1. Canopy design shall be selected from images of Landlord Suggested Canopies, or as approved by Landlord’s Tenant Coordinator. 2. Canopy design or type may not be repeated by adjoining tenants. Tenants shall be required to coordinate their proposed design with Landlord’s Tenant Coordinator to prevent repetition of canopy type. 3. Façade or storefront mounted canopies shall be of metal, wood, or glass. Glass, if used, shall be of a type that provides shade (e.g. Laminated with opaque inner-layer, fritted, textured, etc.). Wood, if used, shall conform to Code requirements. 4. Fire Sprinkler protection must be provided as required by Code. 5. Canopies shall project a minimum of 6 feet from the outermost face of adjacent wall or pier. 6. Tenant shall provide additional structural steel within the wall stud cavity as required to support canopies.
43 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA Shade Elements
Trellises 1) Trellis designs shall be selected from images of Landlord Suggested Trellises as suggested in the following examples, or as approved by Landlord’s Tenant Coordinator. 2) Trellis design or type may not be repeated by adjoining tenants. Tenants shall be required to coordinate their proposed design with Landlord’s Tenant Coordinator to prevent repetition of trellis type. 3) Façade or storefront mounted trellises shall be of metal or wood conforming to Code requirements. 4) Trellis metal framing may be tube steel, ornamental steel (wrought iron character) or aluminum, with painted finish. 5) Trellis infill elements shall provide a high degree of shade, preferably with a decorative pattern. 6) Fire Sprinkler protection must be provided as required by Code 7) Trellises shall project a minimum of 6 feet from the outermost face of adjacent wall or pier. 8) Tenant shall provide additional structural steel within the wall stud cavity as required to support trellises. 9) Tenant shall provide elevations of trellises in electronic format (CAD) to Landlord.
44 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA SHADE ELEMENT EXAMPLES
EXAMPLES OF SUGGESTED: AWNINGS CANOPIES TRELLIS’ PAVING INSETS WALL SCONCES
45 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA SHADE ELEMENTS
ARCHITECTURAL DESIGN CRITERIA SHADE ELEMENTS
EXAMPLES OF SUGGESTED AWNING TYPES
ARCHITECTURAL DESIGN CRITERIA SHADE ELEMENTS
EXAMPLES OF SUGGESTED AWNING TYPES
46 Otay Ranch Town Center
EXAMPLES OF SUGGESTED AWNING TYPES ARCHITECTURAL DESIGN CRITERIA SHADE ELEMENTS
ARCHITECTURAL DESIGN CRITERIA SHADE ELEMENTS
EXAMPLES OF SUGGESTED CANOPY TYPES
EXAMPLES OF SUGGESTED CANOPY TYPES 47 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA SHADE ELEMENTS
ARCHITECTURAL DESIGN CRITERIA SHADE ELEMENTS
EXAMPLES OF SUGGESTED TRELLIS TYPES EXAMPLES OF SUGGESTED TRELLIS TYPES ARCHITECTURAL DESIGN CRITERIA SHADE ELEMENTS
EXAMPLES OF SUGGESTED TRELLIS TYPES
48 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA PAVING INSERTS
EXAMPLES OF SUGGESTED PAVING INSET TYPES
49 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA LIGHT ELEMENTS
ARCHITECTURAL DESIGN CRITERIA LIGHT ELEMENTS
EXAMPLES OF SUGGESTED TYPES OF WALL SCONCES
50 Otay Ranch Town Center EXAMPLES OF SUGGESTED TYPES OF WALL SCONCES ARCHITECTURAL DESIGN CRITERIA KIOSK
Kiosk Criteria
– General 1) Kiosk openings shall be in-filled with storefront components matching Landlord Kiosk design. Tenant has the option of selecting door or infill types as indicated in Shell Documents. 2) Glazing shall be a minimum of 40% transparent. Decorative film may be applied on the interior of glazing. 3) Pop-outs, counters or other projections are not allowed beyond the face of Kiosk. 4) Split air-conditioning system is required. Interior and exterior air-conditioning equipment shall be screened from public view. 5) Exterior mounted decorative lighting shall be allowed only if Landlord approved. 6) Tenant interior construction shall be non-combustible or 1-hour fire rated. 7) Tenant shall be responsible for furnishing fire extinguisher as required, and above-grade grease interceptor, where required. 8) Roof penetrations are not allowed through the sloping portions of the Kiosk roof. 9) Acceptable interior materials shall be as required for in-line tenants.
51 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA
AERIAL RENDERING:
STREETSCAPE LOOKING EAST
52 Otay Ranch Town Center Elevation Diagrams
ARCHITECTURAL DESIGN CRITERIA ELEVATION DIAGRAMS
IN THIS ZONE, THE FAÇADE IS PROVIDED BY THE LANDLORD. TENANT PROVIDES STOREFRONT INFILL.
SAMPLE EXTERIOR ELEVATION – ZONE A
53 Otay Ranch Town Center Elevation Diagrams
ARCHITECTURAL DESIGN CRITERIA ELEVATION DIAGRAMS
IN THIS ZONE, THE ENTIRE FAÇADE FROM GROUND TO SKY IS PROVIDED BY THE TENANT. LANDLORD DOES NOT PROVIDE NEUTRAL SURFACES OR BULKHEADS.
SAMPLE EXTERIOR ELEVATION – ZONE B
54 Otay Ranch Town Center Elevation Diagrams
ARCHITECTURAL DESIGN CRITERIA ELEVATION DIAGRAMS
IN THIS ZONE, THE ENTIRE FAÇADE FROM GROUND TO SKY IS PROVIDED BY THE TENANT. LANDLORD DOES NOT PROVIDE NEUTRAL SURFACES OR BULKHEADS.
SAMPLE EXTERIOR ELEVATION – ZONE C
55 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
SCALE: ¼”=1’-0”
DETAIL 0.1/TC -- FRONT WALL SECTION – ZONE A
56 Otay Ranch Town Center ArchitecturalARCHITECTURAL DESIGN CRITERIA Details TENANT COORDINATION DETAILS
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
DETAIL 1/TC -- HEAD @ TENANT STOREFRONT – ZONE A
SCALE: 3”=1’-0”
DETAIL 2/TC -- JAMB @ TENANT STOREFRONT – ZONE A
57 Otay Ranch Town Center ArchitecturalARCHITECTURAL DESIGN CRITERIA Details TENANT COORDINATION DETAILS
SCALE: ¼”=1’-0”
DETAIL 2.1/TC -- FRONT WALL SECTION – ZONES B & C ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
DETAIL 4.1/TC -- SIDE WALL SECTION – ZONE B & C @ TRELLIS CONDITION
58 Otay Ranch Town Center ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
Architectural Details
Detail 3/TC - Curb @ Tenant Wall
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
DETAIL 3/TC -- CURB @ TENANT WALL
Detail 4/TC - Front Floor Transition
59 Otay Ranch Town Center
DETAIL 4/TC -- FRONT FLOOR TRANSITION Architectural Details ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
SCALE: N.T.S.
DETAIL 4.2/TC -- PARAPET WALL RETURNS
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ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
DETAIL 4.3/TC -- LANDLORD SLAB EDGE
61 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
SCALE: ¾”=1’-0” DETAIL 5/TC -- PLAN @ TENANT WALL OFFSET
62 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
SCALE: 3/16”=1’-0”
DETAIL 5.1/TC -- TYPICAL DEMISING PARTITION (V.I.F.)
63 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
DETAIL 5.2/TC -- DEMISING PARTITION AT JOIST (V.I.F.) 64 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
DETAIL 6/TC -- SLAB @ DEMISING WALL
65 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
SCALE: 3/16”=1’-0”
DETAIL 6.1/TC -- CORRIDOR WALL – TYPICAL (V.I.F.)
66 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
SCALE: ¾”=1’-0”
DETAIL 6.2/TC -- PLAN @ TENANT REAR SERVICE DOOR
67 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
SCALE: ¾”=1’-0”
DETAIL 7/TC -- SECTION @ TENANT REAR SERVICE DOOR
68 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
SCALE: 1-½”=1’-0”
DETAIL 7.1/TC -- TYPICAL SOUND DEMISING PARTITION
69 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
SCALE: ¼”=1’-0”
DETAIL 7.2/TC -- TYPICAL TOILET LAYOUT
70 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
SCALE: ¾’=1’-0” DETAIL 7.3/TC -- CONSTRUCTION BARRICADE – ZONE A
71 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
SCALE: N.T.S.
DETAIL 7.4/TC -- CONSTRUCTION BARRICADE – ZONE B & C
72 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
THESE CONDITIONS OCCUR AT ZONE A FRONT LEASE LINES
SCALE: ¼”=1’-0” PLANS – PAVING TRANSITION DETAIL 7.5/TC -- (TENANT PAVING BUILD-TO LINE)
73 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
THESE CONDITIONS OCCUR AT THE LIFESTYLE VILLAGE – FRONT LEASE LINE
SCALE: ¼”=1’-0” PLANS – PAVING TRANSITION DETAIL 7.6/TC -- (TENANT PAVING BUILD-TO LINE)
74 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
SCALE: 3”=1’-0”
DETAIL 8/TC -- TENANT ACCENT BAND BASE
75 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
THIS IS REQUIRED WHERE EVER LANDLORD STRUCTURE PROJECTS BELOW THE TOP OF EXTERIOR STOREFRONT OPENING
SCALE: 3/8”=1’-0”
DETAIL 9/TC -- TENANT DRAPERY POCKET
76 Otay Ranch Town Center Architectural Details
ARCHITECTURAL DESIGN CRITERIA TENANT COORDINATION DETAILS
PLAN SCALE: N.T.S.
SECTION SCALE: 3/4”=1’-0”
DETAIL 10/TC -- REQUIRED SLAB BLOCK-OUT AT COLUMNS
77 Otay Ranch Town Center TENANT SIGNAGE DESIGN CRITERIA GENERAL Tenants shall comply with these Criteria in addition to City requirements. The most restrictive requirements shall govern. Signage is a major visual element to be provided by the Tenant. Imaginative, progressive and creative signage is essential to the success of the Tenant’s store. Signage must be provided for each elevation of the Tenant’s premises unless otherwise approved by Landlord. All signage is subject to the Landlord’s written approval. Additionally, signs which are visible from the parking area or public street are subject to the approval of, and must meet the sign requirements of the City of Chula Vista, from which a sign permit is required. The Tenant Signage Design Criteria is part of the Tenant’s Lease and the Tenant is required to comply with these requirements. The Landlord reserves the right to disapprove any signage that does not comply with the Landlord’s criteria. Any signs fabricated and installed without prior approval in writing from the Landlord will be removed by the Landlord. All costs for removal, including but not limited to patch and repair of the building, will be at the tenant’s expense.
APPROVALS OF TENANT SIGNAGE Artwork Submittals All sign concepts are to be generated from “camera-ready” logo artwork prepared by a professional graphic designer, and submitted to the Landlord for approval prior to development of any signage.
Concept Drawing Submittal 1) Included in preliminary storefront submittal, and prior to shop drawings and sign fabrication, tenant shall submit for Landlord approval three sets of Concept drawings reflecting the design of all sign types. 2) Sign concept drawings are to be submitted concurrently with storefront design and awning design. Partial submittals will not be accepted.
Shop Drawing Submittal 1) Plans received by facsimile will not be reviewed. 2) Upon approval, in writing, of concept drawings from Landlord, three complete sets of shop drawings are to be submitted for Landlord approval, including: • Fully-dimensioned and scaled shop drawings @ 1/2”=1’-0” specifying exact dimensions, copy layout, typestyles, materials, colors, means of attachment, electrical specifications, and all other details of construction. • Elevations of storefront @ 1/2”=1’-0” showing design, location, size and layout of sign drawn to scale indicating dimensions, attachment devices and construction detail. • Section through letters and/or sign panel @ 1/2”=1’-0” showing the dimensioned projection of the face of the letter and/or sign panel and the illumination. • Cut-sheets of any external light fixtures. • Full-size line diagram of letters and logo may be requested for approval if deemed necessary by the Landlord. 3) A full set of final shop drawings must be approved and stamped by the Landlord prior to permit application or sign fabrication. 4) Following Landlord’s approval of sign shop drawings, Tenant or his agent shall submit to the City of Chula Vista sign plans signed by the Landlord and applications for all permits for fabrication and installation by Sign Contractor. Tenant shall furnish the Landlord with a copy of said permits prior to installation of Tenant’s sign. 5) Signs shall be inspected upon installation to assure conformance. Any work unacceptable shall be corrected or modified at the Tenant’s expense as required by the Landlord.
78 Otay Ranch Town Center GENERAL SIGNAGE DESIGN GUIDELINES
Design Objective
1) The primary objective of the sign design criteria is to generate high quality, creative tenant signage. Tenants are encouraged to combine a variety of materials, lighting methods, colors, typestyles, and graphic elements for unique storefront signage at Otay Ranch Town Center Town Center. 2) Signs may be located adjacent to entries or storefronts only, unless otherwise indicated in building elevations provided by Landlord. 3) Number of primary signage options: • Inline tenants: One primary sign • Corner tenants: Two primary signs • Freestanding tenants: Three primary signs 4) Refer to Landlord sign plans and elevations for approved sign locations and size requirements. 5) Inline tenants are allowed one primary sign and corner tenants are allowed one primary sign per elevation. Freestanding tenants are allowed a maximum of three primary signs. 6) All sign concepts are to be generated from “camera-ready” logo artwork prepared by a professional graphic designer, and submitted to the Landlord for approval prior to concept development of any sign. 7) Signs that incorporate creative logos or graphic elements along with the business identity are encouraged. 8) Signs, copy and graphic elements shall fit comfortably into sign area, leaving sufficient margins and negative space on all sides. Wall signs shall appear balanced and in scale within the context of the sign space and the building as a whole. Thickness, height, and color of sign lettering shall be visually balanced and in proportion to other signs on the building. In all cases, the copy area shall maintain a margin at least 3” from any edge of the sign face area. 9) Dimensional letters and plaques shall be affixed without visible means of attachment, unless attachments make an intentional design statement and are approved by the Landlord. 10) Any special conditions or deviations from the guidelines in the sign criteria are to be approved in writing after submittal to the Landlord.
79 Otay Ranch Town Center TENANT SIGNAGE DESIGN CRITERIA
Lighting The use of creative signage lighting is required with the following criteria: 1) Where signs are internally illuminated, light-transmitting surfaces shall be non-gloss, matte materials. 2) Only letters and logos shall transmit light while background remains solid opaque. No illuminated backgrounds or boxes are allowed. 3) Lighting for all tenant signs shall be turned on during all hours of center operation. 4) All exposed or skeletal neon must be backed with an opaque coating, and be approved in writing by the Landlord. All housings and posts for exposed neon signs must be painted out to match the sign background immediately behind.
Colors 1) Sign colors are to provide sufficient contrast against building background colors and are to be varied from the adjacent tenants. 2) Color of letter returns are to contrast with building colors for good daytime readability. 3) The interior of open channel letters are to be painted dark when against light backgrounds. 4) All sign colors are subject to review and approval by the Landlord as part of the tenant signage submittal.
PROHIBITED SIGN TYPES The following sign types and finishes are prohibited at Otay Ranch Town Center:
1) Signs with plastic, lexan, acrylic faces, translucent or opaque. Clear faces are allowed to protect neon. 2) Illuminated sign boxes or cabinet signs. 3) Signs with tag lines, slogans, phone numbers, or advertising. 4) Monument style signage. 5) Temporary signage. 6) Signs located on the rear elevation not related to storefront openings. 7) Illuminated back-lit canopies. 8) Signs with exposed raceways, conduit, junction boxes, transformers visible lamps, tubing, or neon crossovers of any type. 9) Rotating, animated and flashing signs. 10) Pole signs and other signs with exposed structural supports not intended as a design lement except for code-required signs. 11) Pennants, banners, or flags identifying individual tenants. 12) A-frame sandwich boards. 13) Vehicle signs, except for the identification of a business enterprise or advertisement upon a vehicle used primarily for business purposes, provided the identification is affixed in a permanent manner. 14) Signs attached, painted on, or otherwise affixed to trees, other living vegetation, landscaping or natural materials. 15) Any sign designed to be moved from place to place. 16) Signs attached, painted or otherwise affixed to awnings, tents or umbrellas. However, such signs may be permitted in conjunction with special design review by the Landlord. 17) Balloons and inflatable signs.
80 Otay Ranch Town Center 18) Any signs including freestanding signs advertising the availability of employment opportunities. 19) Signs which emit sound, odor or visible matter or which bear or contain statements, words or pictures of an obscene, pornographic or immoral character. 20) Fluorescent or reflective sign colors. 21) Simulated materials, i.e. wood grained plastic laminate, wall covering, paper, Sentra, cardboard, foam or retainer trim cap. 22) Roof top signs, except when mounted on a loggia roof. 23) Painted graphics on windows. 24) Operational signs indicating hours of operations, telephone numbers, and specialty rules. 25) Exposed skeleton neon with out a channel or backer panel.
COORDINATION WITH CENTER DIRECTIONAL SIGNAGE • Certain major or anchor Tenants are entitled, as per their specific Lease Agreement, to a panel on directional signage. • The Landlord will provide the panels for the directional signs at a cost of $500 per panel. This cost will be charged back against the Tenant Allowance.
TENANT SIGNAGE DISTRICTS
The tenant signage for Otay Ranch Town Center is divided into three distinct “Districts” to assist the tenant in choosing the appropriate signage type, location, and quantity. All stores and their corresponding elevations fit within a particular district. Please refer to the included Sign Zoning Diagram on page 81 for district locations. These areas are defined by architectural character and/or site orientation.
A map of designated areas is located on the Sign Zoning Diagram. The tenants in each district must have one primary storefront signage per elevation and one blade sign located near main entrance. In addition to these two signs, tenants are allowed to select from the “optional” signage in the indicated areas. A maximum selection of four signs are allowed per tenant, if allowed in the district.
Signage located on the rear elevation is allowed where the tenant designs an entrance exclusively for public use in that elevation or where indicated in the Landlord shell constriction documents. Service entries are not considered public entries, therefore are prohibited from having primary signage.
Variations from designated sign areas requires approval from the Landlord prior to being submitted to the City for permit. The maximum allowable square footage area of each sign is to be determined based on the lineal frontage of the store front, it’s location within Otay Ranch Town Center, and the City of Chula Vista signage ordinances.
When a tenant’s façade is located in multiple signage “districts”, each particular façade is dictated by the regulations for that district.
Note: A separate sign permit is required from the City of Chula Vista prior to installation.
81 Otay Ranch Town Center TENANT SIGNAGE DESIGN CRITERIA
Main Street District General Signage Guidelines: In this district, signage letters should be pinned off or flush mounted onto the storefront fascia. Lighting options include halo effect or an approved external source. Variety and diversity are encouraged in this District; therefore tenants may not have the same sign color or design as neighboring tenants. The maximum sign area for each tenant shall be 1.5 square feet of sign face for each lineal foot of store frontage, but limited by the maximum signage size matrix.
Main Street District Sign Types: 1) Primary Storefront Signage: REQUIRED a. Reverse pan channel halo lit individual dimensional letters b. Individual letters mounted to a metal canopy – externally or internally illuminated c. Externally illuminated dimensional letters d. Sign painted on exterior wall with external illumination 2) Blade sign: REQUIRED a. Blade sign – externally illuminated 3) Optional Signage: a. Inlaid Entry Vestibule Floor Signs b. Applied window graphics c. Wall mounted plaques d. Graphic image or icon on valance of awning e. Individual letters mounted to a metal canopy – non-illuminated (if not used as a Primary Signage option)
Entertainment District General Signage Guidelines: Due to its proximity to the theater, the signage in the Entertainment District must have exposed neon as its primary lighting option. Signage is required to be layered and preferably 3D in form. To ensure variety in this District, adjacent tenants will be required to use different sign types, materials, and colors.
The maximum sign area for each tenant shall be 2.0 square foot of sign face for each lineal foot of store frontage, but limited by the maximum signage size matrix.
Entertainment District Sign Types: 1) Primary Storefront Signage: REQUIRED a. Channel letters with exposed neon b. Other creative hybrid signs incorporating exposed neon and 3D forms. 2) Blade Sign: REQUIRED a. Blade sign 1. May be externally illuminated 2. Layered or 3-Dimensional 3) Optional Signage a. Inlaid entry vestibule floor signs b. Applied window graphics c. Wall mounted plaques d. Graphic image or icon on valance of awning e. Individual letters mounted to a metal canopy – non-illuminated
82 Otay Ranch Town Center TENANT SIGNAGE DESIGN CRITERIA Signage Criteria Lifestyle Village District General Signage Guidelines Primary visibility of tenant signage in this district is from the parking area and streets. As such, tenant signage should respond to the scale and speed of vehicles. To ensure variety in the district, adjacent tenants will be required to use different sign types, materials, and colors. The maximum sign area for each tenant shall be 2.0 square feet of sign face for each lineal foot of store frontage, but limited by the maximum signage size matrix.
Lifestyle Village District Sign Types: 1) Primary Storefront Signage: REQUIRED a. Channel letters with exposed neon b. Reverse channel or halo lit individual dimensional letters c. Externally illuminated dimensional letters d. Hybrid signs, combining exposed neon and reverse channel lighting options e. Loggia suspended sign with external illumination f. Individual letters mounted to a metal canopy – externally or internally illuminated 2) Blade Sign: REQUIRED a. Blade Sign – externally illuminated 3) Optional Signage a. Inlaid Entry Vestibule Floor Signs b. Applied window graphics c. Wall mounted plaques d. Graphic image or icon on valance of awning e. Individual letters mounted to a metal canopy – non-illuminated (if not used as a Primary Signage option)
SIGNAGE DETAILS AND SPECIFICATIONS Primary Signs 1) Individual letters – Reverse pan channel – halo illumination a) Reverse channel letters are to be of painted metal with seams welded and ground smooth. b) Channel depth to be no more than 4”. c) Letter channels are to be peg mounted, with a maximum stand-off of 2”. d) Peg mounts are to be threaded anchor bolts covered with round sleeves and are to be painted the color of the fascia. 2) Individual letters - Open pan channel illumination – exposed neon illumination a) Open pan channel letter forms are to be of painted metal with seams welded and ground smooth b) Letter channel returns are to be 4” maximum deep. c) Top surface of neon is to be mounted flush with front edges of returns. 3) Individual letters - External illumination a) External illumination to be provided by a separate light fixture(s) of a design that is complimentary to the overall sign design concept and the building architecture. b) Fixtures with arm extensions or gooseneck extensions are encouraged.
c) “Light-bars” may be utilized if they are housed within a custom designed hood or metal formed shield enclosure approved by the Landlord.
83 Otay Ranch Town Center d) Pre-manufactured square or rectangle light boxes are not allowed. e) Individual letters to be at least 1/2” thick metal. Letter thickness is subject to Landlord approval and based on thickness-to-height proportion. f) Individual letters are to be peg mounted, with a minimum standoff of 1 1/2” from face of wall. 4) Signs Painted on Exterior Wall – External Illumination a) External illumination to be provided by a separate light fixture(s) of a design that is complimentary to the overall sign design concept and the building architecture. b) Fixtures with arm extensions or gooseneck extensions are encouraged. c) “Light-bars” may be utilized if they are housed within a custom designed hood or metal formed shield enclosure approved by the Landlord. d) Signs to be painted by professional sign painter. e) Paint is to be 100% acrylic by a nationally known producer. f) Signs will be reviewed by the Landlord on a case by case basis.
Address Signage: The suite number or building address needs be applied to the exterior façade as determined by the Landlord. The numbers must be visible to the street and color contrast to the façade for visibility. Signage may be purchased from predetermined resources. Details are available from Landlord’s on-site representative.
1) Letters to be dimensional metal. 2) Flush to the architecture. 3) Mounted on the pier closest to the entrance. 4) Vinyl letters applied to glass are not allowed. 5) Address signs are required for each Tenant and not included in square area calculations or not counted towards the three-maximum sign limit.
Applied Window Graphics:
1) Only graphic logo or web address may be applied to window. Logo font, store description, advertisements, or tag lines not allowed. 2) Metallic or colored vinyl tapes are to be used and applied on the interior of the window. 3) The entire graphic to be mounted below 48” from finished floor. 4) All applied graphics to be adhered to interior side of glass. 5) Applied window graphics are to be submitted to the Landlord and approved in writing prior to installation.
Awnings Graphics: Awnings are to be creative and unique in design, utilizing decorative tie-backs and brackets. All awnings must be fire and UV resistant. No plastics or synthetic fabrics are allowed.
1) Logo graphic only, not logo font, is to be silkscreen, printed or sewn on the vertical surface of the awning valance only. 2) No tag lines, merchandise descriptions, services or advertisements allowed. 3) Light fixtures to illuminate awnings are prohibited, as well as back lit awnings.
84 Otay Ranch Town Center TENANT SIGNAGE DESIGN CRITERIA Signage Criteria
Back of House Door Signs: Back of House door signs for purposes of delivery and access are to be purchased directly from predetermined resources. Details are available from Landlord’s on-site representative. 1) Maximum 1 square foot. 2) Painted aluminum plaque with vinyl applied name and suite number only. No tag lines or slogans allowed. 3) Signs to be mounted directly to access door.
Blade Signs: 1) Each tenant is allowed one double-faced hanging sign per building entrance. 2) The creative use of Logo shapes is required in the design of the blade sign. 3) Tenants are required to utilize a variety of colors and graphic elements along with typestyle to create a whimsical and energetic signing solution. 4) Flat or two-dimensional blade signs are not allowed. Flat forms may be layered for a 3-dimensional effect. 5) Signs are to be wall mounted from a metal bracket. 6) Placement is to be reviewed with consideration of all adjacent signs. 7) External illumination of blade signs is required. 8) Signs must be mounted with minimum of 8’ of clearance from finished floor. 9) Signs are required to have a maximum projection of 4’, inclusive of bracket and sign. 10. Trade name or logo only, no taglines, slogans, or advertising is allowed.
Metal Canopy Signs: 1) Individual dimensional letters may be mounted to the top, to the face edge, or suspended below the canopy. 2) If a canopy sign is selected as the primary sign type, the sign is to be halo or exposed neon illumination, based on zone designation. 3) If a canopy sign is selected as an optional sign, sign shall be flat cut out metal letters with out illumination.
Inlaid Entry Vestibule Floor Signs: Floor signs may consist of a pattern, medallion, or individual letters, recessed into the floor, located solely within the tenant lease line at the entry vestibule of the store and integrated flush into the surrounding flooring system. Sign must be fabricated out of durable, non-slip materials
Wall Mounted Plaque 1) Wall mounted plaques with concealed fasteners or exposed fasteners designed as a feature treatment approved by Landlord. 2) Allowable materials are cast metal, glass, or durable hard surface material. 3) Non-illuminated or externally illuminated only. 4) Size to be submitted for approval. 5) Location to be adjacent to entry doors and submitted for approval.
Calculating Signage Area: Copy area shall be computed by surrounding each graphic element with an eight point shape, calculating the area contained within the shape, and then computing the sum of the areas. Elements such as swashes, simple lines, back plates or other decorative touches must be included within limits of the geometric shape shall be included as part of the copy area. Letter height shall be determined by measuring the tallest letter of a tenant’s identity, inclusive of swashes, ascenders, and descenders.
85 Otay Ranch Town Center SIGNAGE CONSTRUCTION REQUIREMENTS General 1) All signs shall be designed, installed, illuminated, located, and maintained in accordance with the provisions set forth in these regulation and all other applicable codes and ordinances. 2) All signs must meet all standards set forth by the Otay Ranch Town Center Criteria and must be approved by the Landlord before permit submittal. 3) The Landlord does not accept the responsibility of checking for compliance with any codes having jurisdiction over the Otay Ranch Town Center nor for the safety of any sign, but only for aesthetic compliance with this sign criteria and its intent. Fabrication Requirements 1) All sign fabrication work shall be of excellent quality and identical of Class A workmanship. All logo images and typestyles shall be accurately reproduced. Lettering that approximates typestyles shall not be acceptable. The Landlord reserves the right to reject any fabrication work deemed to be below standard. 2) Signs must be made of durable rust-inhibiting materials that are appropriate and complementary to the to the design of Otay Ranch Town Center. 3) All formed metal, such as letter forms, shall be fabricated using full-weld construction with all joints ground smooth. 4) All ferrous and non-ferrous metals shall be separated with non-conductive gaskets to prevent electrolysis. In addition to gaskets, stainless steel fasteners shall be used to secure ferrous to non-ferrous metals. 5) Threaded rods or anchor bolts shall be used to mount sign letters, which are spaced out from background panel and must be finished to blend with the adjacent surface. Angle clips attached to letter sides will not be permitted. 6) Paint colors and finishes must be reviewed and approved by the Landlord. Color coatings shall exactly match the colors specified on the approved plans. 7) Surfaces with color mixes and hues prone to fading (e.g., pastels, complex mixtures, intense reds, yellows and purples) shall be coated with ultraviolet-inhibiting clear coat in a matte or semi-gloss finish. 8) Finished surfaces of metal shall be free from canning and warping. All sign finishes shall be free of dust, orange peel, drips, and runs and shall have a uniform surface conforming to the highest standards of the industry. 9) All lighting must match the exact specifications of the approved working drawings. 10) Surface brightness of all illuminated materials shall be consistent in all letters and components of the sign. Light leaks will not be permitted. 11) All conduit, raceways, crossovers, wiring, ballast boxes, transformers, and other equipment necessary for sign connection shall be concealed. All bolts, fastenings and clips shall consist of enameling iron with porcelain enamel finish; stainless steel, anodized aluminum, brass or bronze; or carbon-bearing steel with painted finish. No black iron material will be allowed. 12) Underwriter’s Laboratory-approved labels shall be affixed to all electrical fixtures. Fabrication and installation of electrical signs shall comply with UBC, NEC, and local building and electrical codes. Such labels may not be visible from the street or from normal viewing angles. 13) Penetrations into building walls, where required, shall be made waterproof by the tenant’s sign contractor. 14) Location of all openings for conduit sleeves and support in sign panels and building walls shall be indicated by the sign contractor on the above shop drawings submitted to the Landlord. Sign contractor shall install same in accordance with the approved drawings. 15) In no case shall any manufacturer’s label be visible from the street or from normal viewing angles. 16) Signs illuminated with neon shall use 30 m.a. transformers. The ballast for fluorescent lighting shall be 430 m.a. Fluorescent lamps will be single pin (slimline) with 12” center-to-center lamp separation maximum.
86 Otay Ranch Town Center TENANT SIGNAGE DESIGN CRITERIA Signage Images TENANT SIGNAGE DESIGN CRITERIA Signage Images
T
EXAMPLES OF EXPOSED NEON AND HYBRID SIGNS
TENANT SIGNAGE DESIGN CRITERIA Signage Images
EXAMPLES OF REVERSE CHANNEL SIGNS TENANT SIGNAGE DESIGN CRITERIA Signage Images
EXAMPLES OF EXTERNALLY ILLUMINATED SIGNS EXAMPLES OF BLADE SIGNS
87 Otay Ranch Town Center TENANT SIGNAGE DESIGN CRITERIA Signage Zones
TENANT SIGNAGE ZONE DIAGRAM
88 Otay Ranch Town Center TENANT SIGNAGE DESIGN CRITERIA Signage Size Matrix
89 Otay Ranch Town Center All Tenants
MECHANICAL DESIGN CRITERIA
The following is a list of minimum mechanical design information required to expedite plan approval by the Landlord. It is not intended to be a complete mechanical listing of all requirements, but should serve as a minimum check list to be used by the Tenant’s design consultants to complete the construction documents.
The Landlord has made available to all tenants, Retail Air Systems, to provide and install Carrier HVAC equipment for their space. The Tenant may contract directly with Retail Air Systems for purchase and installation of all HVAC equipment.
Send one (1) set of final approved drawings to: Retail Air Systems Telephone: 800-245-8104 9006 E. Brainerd Road Facsimile: 423-553-1008 Chattanooga, TN 37421 E-mail: [email protected] Contact: Dave Canter
HVAC DRAWING REQUIREMENTS
All mechanical drawings must be prepared by and wet sealed by California State licensed engineers and must comply with the California State Energy Code. Design/Build systems are not allowed.
General • Mechanical plan with space number and column centerline designations • Mechanical symbol and equipment list • California State Energy Code calculations • Duct sizes, heights above finished floor • Mechanical equipment schedules • Diffuser and grille schedule • Return air system indicated (Plenum or ducted option) • Damper and balancing device location • Type and extent of insulation on ducts, piping, etc. • Typical hanger detail (from top chords of structure only) • Thermostat locations • Control wiring diagram • Toilet exhaust detail • Notes and specifications • Location and details of roof penetrations, including equipment factory-built curbs • All tenants shall provide their own through-the-roof toilet exhaust. Contact Landlord’s on site representative for details • Heat loss and gain calculation sheet form in Tenant Manual is to be incorporated into plans • Supply duct smoke detectors • Show Tenant space air balance calculation • 2005 Title 24 Compliance Documentation
90 Otay Ranch Town Center MECHANICAL DESIGN CRITERIA
Additional Food-Related Tenant Requirements:
• Electrical interlock that causes the exhaust fan to run simultaneously with Tenant lighting • Makeup air unit details and specifications • Specifications of exhaust equipment • Cooking hood details and equipment • Automatic fire extinguishing equipment • Control/fire alarm wiring interface diagram. Hoods and exhaust systems shall be U.L. listed and must conform to the requirements of NFPA 96 • Direct fired makeup air units and evaporative coolers are not permitted • Protection of Landlord roofing membrane around hood exhaust fans to prevent the depositing or accumulation of grease on the roof membrane. Tenants shall submit proposed protection method for approval.
CRITERIA FOR TENANT’S MECHANICAL DESIGN WORK
The type of construction must conform to the standard determined for the entire center as established by the Landlord and must conform to the requirements of the governing building codes and the standards established with fire insurance agencies and bureaus.
Screens for HVAC Units
Roof-top equipment must be screened from view from surrounding public streets and residences. Tenant shall be responsible for confirming that screening is achieved. Where screening is required, structural design for screens is the responsibility of the Tenant. Tenant must submit roof screen designs to Landlord’s Structural Engineer for review.
ROOF PENETRATIONS
No penetrations are allowed through Landlord’s membrane roofing system. Penetrations shall be through designated roof curbs. This pertains to all penetrations including but not limited to electrical conduit, gas piping, and plumbing vents (VTR’s).
No penetrations (such as for plumbing vents, toilet exhaust, etc) are allowed though Landlord clay tile or metal roofs. Such penetrations are to occur only at designated flat roof curbs or at designated Landlord wall louvers.
91 Otay Ranch Town Center MECHANICAL DESIGN CRITERIA
Heating, Ventilation and Air Conditioning Design Parameters
The Tenant must design, furnish and install a complete roof top air or split system conditioning and ventilation system.
1) Tenant installation shall include a Digital programmable Title 24-compliant thermostat (Debonair 250 Programmable Thermostat is recommended) and other related controls associated with the individual design. 2) Roof top units shall incorporate gas heat and electric cooling. 3) No heat pumps are allowed, except at Building 2000. 4) Provide code-required outside air with at least 10% outside air introduced into the system during business hours in order to maintain a positive pressure within the premises, except for food and other odor-producing processes. 5) Tenant with odor-producing functions must maintain a slightly negative pressure within the premises.
Design conditions:
Heating and cooling load calculations shall be based on the following:
• Summer Outdoor: 84 FDB, 68 FWB (ASHRAE Region X - 99.5%) Indoor: 78 FDB, 50% R.H.
• Winter Outdoor: 38 FDB (ASHRAE Region X - 99.8%) Indoor: 70 FDB
• Occupancy According to Tenant’s design, but not less than 1 person per 100 square foot of leased area.
92 Otay Ranch Town Center MECHANICAL DESIGN CRITERIA
TENANT RESPONSIBILITIES 1) Tenant shall design, furnish and install all equipment to complete the HVAC system, including roof top air handling equipment, cooling condenser, piping, ductwork, thermostat and controls. Any modifications to or extensions of existing equipment, ductwork, grilles, etc., shall be performed by the Tenant at Tenant’s expense.
2) Wherever toilet rooms are installed within leased premises, toilet exhaust fans shall be furnished and installed through the roof by the Tenant. Tenant toilet exhaust fans shall be equipped with back-draft dampers and interlocked with the toilet room lights.
3) Tenant shall contract with Retail Air Systems to provide and install all roof top equipment. Note: All roof work shall be performed by the Landlord’s roofing contractor at Tenant’s expense.
4) Installation by the Tenant shall conform to the following criteria: • All equipment shall be furnished and installed by Tenant’s contractor, in accordance with Tenant’s approved mechanical design. • All RTU’s serving a common area and cumulatively exceeding 2,000 CFM shall be provided with duct smoke detectors. A remote test switch ( RTS) is required for each duct detector. RTS/LED to be key operated only and mounted at 6’0” level in an accessible location for the fire department personnel. • Ductwork shall be designed in accordance with ASHRAE recommendations. Construction and installation of ductwork shall conform to SMACNA standards. Ductwork shall be of galvanized steel. Flexible ductwork shall not exceed 5’-0” in length. • Should Tenant’s premises or any portion thereof, in the judgment of the Landlord’s architect, contain any operation which might cause food odors or noxious/toxic fumes – no air shall be re-circulated from such areas. Tenant shall be responsible for exhausting or relieving all odors or fumes such that none are re-circulated into the center or adjacent tenant spaces. Tenant shall create negative pressure conditions in those areas. • Each supply and return diffuser and register shall be equipped with an adjustable volume control device, located in the upstream ductwork. • The Tenant’s supply ductwork shall be insulated per Title 24 requirements. • The Tenant shall submit design and drawings to the Landlord for approval, not less than 30 days before construction is scheduled to begin. Design calculations shall include complete cooling and heating load calculations. All work shall be in accordance with these criteria, and subject to approval of the Landlord. • Additional structural framing required as a result of roof penetrations or placement or RTU shall be at Tenant’s expense. • Structural plans and calculations must be reviewed and approved by Landlord’s engineer at Tenant’s expense. • Blocking and fastening to roof shall be by Landlord’s roofing contractor at Tenant’s expense. • All roof penetrations must be by Landlord’s roofing contractor at Tenant’s expense. • Route condensate drain to Tenant plumbing. • Additional roof framing required by Tenant design shall be submitted to Shell Structural Engineer for review.
93 Otay Ranch Town Center MECHANICAL DESIGN CRITERIA
4) Continued: • Provide roof walk pads around tenant equipment and necessary pipe crossing bridges.
5) Tenant shall maintain all equipment installed as part of the Tenant build-out in “like new” condition. • Tenants may use the area above the ceiling for a return air plenum if allowed by Code. • No insulation may be used on top of suspended ceiling. • Spaces with an air conditioning load of three tons or larger must use a roof top unit. • Special attention should be given to the ventilation requirements of food, beauty salons, photo processing stores, pet stores, etc., where odors need to be isolated or vented. The HVAC units are to be balanced whereby the introduction of outside air is a fixed amount (90%) of the exhaust air. Tenants using large quantities of exhaust air shall provide separate makeup air units as required to produce the needed quantity of outside air. • All roof top equipment must be 480v-3-phase.
6) Food related tenants shall provide self-contained roof top units to condition their lease space. • Makeup air units shall be provided by the Tenant for tempering of outside air. • Kitchen exhaust systems shall be provided by the Tenant, as required by their kitchen design. • Hoods, fans, and ductwork shall conform to the requirements of the Uniform Mechanical Code and NFPA. • Electrical interlock to allow exhaust fan to run simultaneously with Tenant lighting. • If odors are not adequately controlled by the 10% negative pressure, additional exhaust will be required. • To control odors, design for a negative space pressure by drawing non-ducted relief air from the common area at a flow rate equal to 10% of the total space air supply CFM. A minimum 200 CFM is required, in addition to any toilet exhaust. • Grease collectors are required around all exhaust fans.
94 Otay Ranch Town Center MECHANICAL DESIGN CRITERIA
NATURAL GAS FOR HEATING
Natural gas is available and may be used for heating. Refer to the Plumbing Criteria for additional information on natural gas.
EXHAUST SYSTEMS
Toilet Exhaust Systems
• Toilet exhaust system is through the utility curb, except at Building 2000, where exhaust shall be through exterior wall louver provided by Landlord. • Tenant shall provide its own toilet exhaust system in accordance with applicable code. • Tenant’s system exhaust shall not be less than 2 CFM or 10 air changes per hour per square foot of toilet room area whichever is greater (50 CFM minimum). • Tenant shall provide an appropriately sized roof-mounted exhaust fan with a back-draft damper controlled by the light switch. Toilet exhaust duct(s) shall be run to the roof-mounted exhaust fan.
Special Exhaust Systems
• Food or other odors must be exhausted to the atmosphere through a Tenant-furnished and installed up-blast exhaust fan in accordance with applicable code. The fan unit shall be modified by the addition of a venturi type duct adapter to assure a minimum discharge velocity of 2000 FPM. The exhaust fan shall have a drainage area at the bottom of the unit equipped with a residue trough equipped to be cleaned periodically by Tenant. The location of the exhaust fan shall be no less than 10’-0” away from any air intakes. An additional duct extension of the fan discharge may be required. Exhaust duct and fan locations shall be submitted to Landlord for prior approval. • Tenant shall clean its filter and duct systems regularly to avoid grease damage. Tenant shall submit cleaning reports to Landlord on a regular basis. • Tenant shall provide an electrical interlock to allow the kitchen exhaust fan to run simultaneously with the lights. • Makeup air for exhaust systems from kitchen, food preparation area, dining area and cafeteria area shall be accomplished by Tenant-furnished and installed make up air systems.
Exhaust Fan Discharge Dampers
Exhaust fan discharge dampers shall be parallel blade, neoprene-lined edge and reasonably airtight when closed. The discharge dampers shall be located close to an outdoor outlet and equipped with a damper control operator that will close the damper when the exhaust fan is not in use.
95 Otay Ranch Town Center MECHANICAL DESIGN CRITERIA
Exhaust Discharge Outlets, Relief Air Outlets, and Rooftop Equipment (Does not apply to range hood exhaust fans)
Exhaust discharge outlets relief air outlets and rooftop equipment shall be mushroom type with roof locations and projections as approved by Landlord. All roof-mounted equipment shall be approved by Landlord and installed on curbs installed to the specifications in the Print Package, and properly flashed into the roof by Landlord’s roofing contractor at Tenant’s expense. Projections above 3’-0” will require additional approval by Landlord.
Damper Controls and Interlock Air conditioning units with more than 2000 CFM of supply air shall be shut down by an associated duct mounted smoke detector.
Food Preparation Exhaust Systems – Special Requirements
1) The automatic extinguishing equipment shall be installed in accordance with the National Fire Protection Association Standard 96, latest edition, Section 10 (Pamphlet 96). The extinguishing system shall be Underwriters Laboratories approved wet chemical pre-engineered system with the following features: a) Protection of the hood and duct b) Surface protection for deep fat fryer, griddle, broiler and range c) Automatic devices for shutting down fuel or power supply to the appliances. (It should be noted that these devices must be of the manual reset type) d) Provided with a simple means to manually activate the fire extinguishing equipment within a path of ingress or egress. This means of manual activation shall be mechanical (not electrical) and must be clearly identified.
2) The extinguishing system shall be installed and inspected in accordance with Pamphlet 96. Tenant shall enter into an inspection agreement with a firm qualified by the system manufacturer to perform such inspections. The systems vendor shall submit plans and other pertinent information on the proposed system to Landlord for prior review and approval.
3) All exhaust system ductwork and exhaust fans used for exhausting cooking odors and grease- contaminated air shall be cleaned on a regular schedule. Cleaning shall occur at frequent intervals to prevent grease accumulation. Cleaning reports shall be submitted to Landlord on a regular basis. All products furnished under the Section shall conform to the requirements of NFPA-96. Products shall be listed to UL-1978 and shall carry the appropriate UL and UL listing mark or label. Underwriters Laboratories approved grease extracting hood with water wash-down cycle are suggested. A properly designed conventional range hood with washable grease filters is acceptable, provided that fire protection sprinkler heads or chemical fire protection is provided above the filters and within the exhaust duct run between the hood and the roof-mounted exhaust fan, and further provided that it is approved by Landlord’s fire protection engineers.
96 Otay Ranch Town Center Mechanical Details
MECHANICAL DESIGN CRITERIA ROOFTOP AIR CONDITIONING UNIT
ROOFTOP AIR CONDITIONING UNIT
97 Otay Ranch Town Center Mechanical Details
MECHANICAL DESIGN CRITERIA ROOFTOP AIR CONDITIONING UNIT
TENANT ROOFTOP UNIT
98 Otay Ranch Town Center Mechanical Details MECHANICAL DESIGN CRITERIA ROOFTOP AIR CONDITIONING UNIT
EXHAUST FAN ROOF PENETRATION DETAIL
99 Otay Ranch Town Center ELECTRICAL DESIGN CRITERIA The following is a list of minimum design information required to expedite plan approval by Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum checklist to be used by Tenant’s design consultants to complete the construction documents. Tenant’s electrical service is sub-metered. Some services are above ceiling and some are below floor. Verify at site.
We urge you to read this manual in its entirety in order to fully understand the requirements needed to generate an approvable set of construction documents.
ELECTRICAL DRAWING REQUIREMENTS All electrical drawings must be prepared by and wet sealed by California State licensed engineers, and as a minimum shall include: • Floor and wall receptacles – location and type • Fans, motors and all electrical equipment – location and type • Floor and wall voice/data outlets – location and type • POS outlets (voice/data outlets and isolated ground receptacles) – location and type • Lighting fixture layout (including lamp type and voltage) • Lighting fixture schedule (with make and model numbers) • Emergency, exit and night lighting fixture layout (all with battery backup) • Branch circuit, wire size and layout • Feeder conduit and wire sizing • Electrical room layout (i.e., panels(s), time clock, etc.); plan must be to ¼” – 1’-0” scale • Conduit and wire sizing for HVAC equipment and panel; indicate over-current protective device type and size for equipment and panel • Complete electrical panel schedule(s) and Electrical tabulation sheet. Provide Title 24 Lighting Compliance documentation. • Notes and specifications on drawings • Transformers, if required, are to be floor mounted and grounded to building steel.
DESIGN CRITERIA FOR TENANT’S ELECTRICAL DESIGN WORK 1) Landlord has provided an empty conduit at or near the perimeter of the tenant space from the Landlord’s electrical room. Electrical service is 3-phase, 60 cycle, and 277/480v. 2) Landlord has sized the electrical service dedicated to the lease area sufficient to accommodate a nominal electrical installation of 10 watts per square foot. Loads in excess of this allowance will require special review and written permission of the Landlord. Any required revisions to the Landlord’s electrical distribution system to accommodate the increased electrical load will be at Tenant’s expense. 3) Electrical drawing submittal shall include a tabulation of the electrical load, including quantities and sizes of lamps, appliances, signs, water heaters, etc. 4) Landlord has sized electrical services to in-line restaurant Tenants sufficient to accommodate a nominal load of 60 watts per square foot. Loads in excess of this allowance will require special review and written permission of the Landlord. Any required revisions to the Landlord’s electrical distribution system to accommodate the increased electrical load will be at Tenant’s expense. 5) Landlord shall provide an electrical distribution system to electrical service rooms located at various points throughout the Shopping Center. Landlord will provide an empty 2” minimum feeder conduit with a pull string from the Landlord’s electrical Tenant distribution equipment extended into Tenant’s space.
100 Otay Ranch Town Center ELECTRICAL DESIGN CRITERIA 6) Landlord will provide a circuit breaker within Landlord’s electrical Tenant distribution equipment and make the final conductor termination at that circuit breaker at Tenant’s expense. The cost for this connection and the circuit breaker is $750.00. Tenant shall complete the electrical installation within the Leased Premises in accordance with all applicable codes. Electrical plans submitted for Landlord’s approval shall indicate the load requirements and wattages, and shall include complete panel schedule, riser diagram, lighting fixtures (with quantities), and equipment schedules. Tenant plans must clearly indicate circuit breaker size to be installed in the Landlord’s electrical Tenant distribution equipment. Notwithstanding anything to the contrary, Landlord shall not be required to provide service in excess of the existing design load.
7) Tenant shall be responsible for providing emergency egress illumination at the exterior of its storefront and/or façade(s) to provide illumination levels required by code at public sidewalks adjoining Tenant storefront and façade(s). Exterior fixtures providing emergency egress illumination shall be concealed from public view, or if exposed, shall be decorative.
TENANT RESPONSIBILITIES 1) Tenant shall extend Landlord’s service conduit to Tenant’s electrical panel, provide and install service conductors from Landlord’s electrical room and provide a complete electrical system within the leased premises, including but not limited to, all necessary labor, branch and main circuit breakers, wiring, temporary power, disconnect switches, transformers, electrical panels, conduit, and all electrical devices and distribution necessary for the satisfactory operation of an electrical system. Tenants must leave a 15’-0” coil of wire in the wire-way located above Landlord’s distribution equipment as shown on the diagram on page 63.
• Each Tenant space shall have a single electrical disconnecting means. • Electrical equipment and materials shall be new, in accordance with the National Electrical Code Standards and local codes and shall bear the Underwriters Laboratories label. • Storefront signage and display window lighting shall be controlled by a time clock. • Electrical panel shall be provided with bolt on breakers and copper bus bars. Load centers are not acceptable. • Panel loads are to be balanced within + / - 10% during normal operation. • Lighting circuit breakers shall be rated for switching duty. • Additional capacity may be available. Upgrades to service size shall be at Tenant’s expense upon Landlord’s approval. • All wire must be copper and in conduit. • A copy of the Contractor’s load balance data must be given to the Center Operations Director. • Low voltage wiring is not required to be in conduit, but must be plenum rated cable that is city-approved. • Electrical service is routed to Tenant space via distribution panel. • Empty conduit is routed above Tenant’s space. • No Tenant electrical equipment shall be installed outside of Tenant’s demised premises.
101 Otay Ranch Town Center ELECTRICAL DESIGN CRITERIA
2) Telephone service equipment shall be provided by Tenant. Landlord will provide a 1-1/4” empty conduit with pull-string to each Tenant space for telephone service. All service arrangements with the local telephone company are the responsibility of the Tenant. Empty conduits terminate at or near Tenant’s lease line.
3) Tenant shall provide duct smoke detectors in the return ducts as required by code. The Tenant’s fire alarm devices and system must communicate and interface with the Landlord system (Notifier brand). Tenant fire alarm junction boxes have been installed in the nearest service corridor or electrical room dedicated for each tenant space, with ¾” conduit extended into the Tenant space. The Tenant is responsible for providing low voltage wiring to the junction box for connection to the Landlord system.
4) Tenant shall connect and furnish all necessary labor, branch and main circuit breakers, panels, transformers, conduit, wire fuses, etc., to provide a complete approved electric distribution system within the Leased Premises. Landlord’s Contractor shall make final connection to Landlord electrical switchgear.
5) Loads in excess of 10 watts per square foot require special review by and written permission of the Landlord. Tenant shall be charged for required revisions to Landlord’s distribution system.
6) Tenant’s electrical drawing submittals shall be prepared by a registered electrical engineer, include a single line diagram and individual wattage tabulation (as well as overall total wattage demand) of the electrical load including quantities and sizes of lamps, appliances, signs, water heaters, etc. A complete electrical panel schedule is required for each installation.
7) Tenant shall provide exterior emergency egress illumination to serve public sidewalks adjoining Tenant storefront and façade(s). Illumination levels shall be as required by code.
Electrical Construction
1) Electrical materials and equipment shall be National Electrical Code Standard, unless better grade is required by local code and shall bear the Underwriters Laboratories label. All wire must be copper.
2) All low voltage wiring must be provided and installed by a licensed contractor.
3) Telephones and service shall be provided and installed by Tenant. A complete conduit system, if required, shall be provided by Tenant for the utility company with wires installed in the conduit. See the Print Package for details.
102 Otay Ranch Town Center ELECTRICAL DESIGN CRITERIA
4) Lighting fixtures shall be furnished and installed by Tenant, and shall be of a type approved by applicable inspection authorities. Recessed fixtures in furred spaces shall be connected by a flexible conduit and “AF” wire and run to a branch circuit outlet box which is independent of the fixture. Fluorescent ballast shall have individual non-resetting overload protection.
5) Electrical material shall be furnished and installed by Tenant. Distribution panels, motor starters, lighting panels and push button stations shall bear engraved bakelite nameplates.
6) Electric water heaters for domestic water usage in the Leased Premises are to be furnished and installed by Tenant. Electric water heaters shall be automatic and shall be limited to 12 gallon capacity unless Tenant’s business requires a larger capacity which must be approved by the Landlord. Heaters must have a pressure relief valve discharge piped to nearest drain in the Leased Premises. All water heaters must be floor mounted or floor supported.
7) Panel board, furnished and installed by Tenant, for lighting and power within the Leased Premises, shall be equal to type NLAB class panels, and shall meet the requirements of local code.
103 Otay Ranch Town Center ELECTRICAL DESIGN CRITERIA - TENANT ELECTRICAL SERVICE DIAGRAM
277 / 480V SERVICES PP - 277V/480V 3 4W main electrical panel(s) by the Tenant (if required). The Tenant’s electrical engineer shall complete a panel schedule. LP - 208V/120V 3 4W panel(s) by the Tenant. The Tenant’s electrical engineer shall complete a panel schedule. TC - Time clock by the Tenant to control store sign and show window lighting circuits (as required). EC - Empty conduit with pull-string provided by the Landlord from the Landlord’s electrical service room to the leased premises. Conduit provided by the Landlord, wire by the tenant. Final terminations in the electrical service room by the Landlord at the Tenant’s expense, if applicable. TS - Extension of the Tenant’s electrical service from “EC” to the Tenant’s main power panel. Extension of wire and conduit shall be by the Tenant. RTU - Extension of the Tenant’s electrical service to roof top unit. TE Empty telephone conduit by the Landlord to the leased premises. Telephone wire from the Landlord’s electrical service room to leased premises by the Tenant and/or telephone company at the Tenant’s expense. PS - Telephone system within leased premises by the Tenant and local telephone company at the Tenant’s expense. DE - Distribution equipment located in the Landlord’s local electrical room. Provided and installed by the Landlord’s electrical contractor. TR - Transformer – floor mounted, transformers must not be oversized. WW - Wire way – Locate above distribution equipment for Tenant to leave 15’-0” coil of wire for final extension and termination at DE by Landlord.
104 Otay Ranch Town Center ELECTRICAL DESIGN CRITERIA TENANT ELECTRICAL SERVICE DIAGRAM
105 Otay Ranch Town Center PLUMBING DESIGN CRITERIA
The following is a list of minimum design information required to expedite plan approval by Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum check list to be used by Tenant’s design consultants to complete the construction documents.
We urge you to read this manual in its entirety in order to fully understand the requirements needed to generate an approvable set of construction documents.
PLUMBING DRAWING REQUIREMENTS All plumbing drawings must be prepared by and wet sealed by California State licensed engineers. • Location of fixtures • Locate water heater on floor, platform. • Clean-out and floor drain locations • Domestic water distribution • Water heater detail with relief valve and piping to floor drain • Location of sewer and vent connection • Water meter location • Water, waste and vent riser diagrams • Complete gas piping layout as required for roof top equipment • Plumbing load tabulation sheet, incorporate into plans • Location of existing roof drains and leaders as applicable • Connections to shopping center mains are to be shown on plans and diagrams.
LANDLORD SUPPLIED DOMESTIC WATER, SANITARY, VENT AND GAS
Domestic Water: Standard water service includes a 1-1/2” capped valve from the Landlord’s water distribution main to a point located near the rear of the Tenant’s premises.
Otay Water District Fines for Unauthorized Use of Water If Tenant, its employees, agents, or any independent contractors or subcontractors should make an unauthorized connection to the District’s water system Tenant will be accessed a fine of 1) $500.00 per occurrence for unauthorized hook-up or 2) $1,000.00 per occurrence for use of water other than through an authorized water meter or 3) A $5,000.00 charger per occurrence will be imposed on any one who operates any part of the District water system without proper authorizations
NO person other than an employee or agent of the District shall have any right to operate any part of the District’s water distribution system. Any person who tampers or interferes with any part or component of said system or causes or permits any act of tampering or interfering with system shall be liable for any injury or damage caused thereby or resulting there from.
Fines must be paid immediately and directly to the Otay Water District. If fines are not paid the Landlord will deduct the cost from contractor’s construction deposit or Tenant’s tenant allowance.
106 Otay Ranch Town Center PLUMBING DESIGN CRITERIA
Sanitary Sewer: • Tenants will connect to the sanitary sewer line and extend the line as required by their layout. • Sanitary sewer stubs (typically a 4” line) shall be provided by Landlord at or near the boundary of the Leased Premises.
General • Plumbing shall be installed in accordance with applicable codes. • Tenant vents are to be run through roof. Tenant shall install a metal plugged tee in its vent piping to permit connection to the vent stack. • Tenant shall provide at least one 3” floor drain and cleanout in each toilet and kitchen area. • Tenant shall provide access to cleanouts in the Leased Premises.
Natural Gas Service
A gas meter manifold is located at the exterior of Tenant buildings. Tenant shall arrange to obtain service from the local utility company. Piping, meter and all associated work for extension of service to the Leased Premises shall be provided by Tenant, at Tenant’s expense and shall be subject to Landlord’s approval and code requirements.
Tenant shall provide an automatic seismic sensor / shut-off valve, to be located in Tenant’s gas line, installed just past the gas meter. Seismic sensor / valve shall be Model SGSV manufactured by: Pacific Seismic Products 233 East Ave. H-8 Lancaster, CA 93535-1821 (800) 442-7633 www.psp4gasoff.com
• Concealed gas piping is not permitted. All gas piping in tenant spaces must be exposed. • Gas piping to be welded construction except connections to equipment. • Support and paint per mall standard details. • Gas piping down into space for food tenants is to be run through plenum in a sleeve with the sleeve vented to outside air.
TENANT PIPE MATERIALS
Tenant shall provide copper domestic water pipe, cast iron sanitary pipe (above grade) and cast iron vent pipe. PVC pipe is not permitted above grade. Underground piping and appurtenances shall be non-ferrous, protected from soil contact or otherwise non-corroding. TENANTS ARE HEREBY ADVISED THAT THE SOIL IS CORROSIVE AND CORROSION MITIGATION MEASURES ARE REQUIRED:
All underground cast iron pipe shall be encased in 8-mil thick high density cross laminated polyethylene plastic tubes or wraps per AWA standard CI 05.
All underground copper piping shall be cleaned, primed with adhesive and wrapped in 20-mil thick poly-vinyl tape.
107 Otay Ranch Town Center PLUMBING DESIGN CRITERIA
Tenant Responsibilities
Tenant shall provide a complete plumbing system from Landlord’s distribution point (supply stub-out) within the leased premises, including but not limited to, all necessary labor, connections to supply stubs, piping, clean-outs, fixtures, etc. necessary for the satisfactory operation of a plumbing system. Tenants are responsible for the installation of their remote reader.
• Connection to Landlord’s point of service and extend service according to Tenant’s requirements, applicable and local codes • Except for Food Court Tenants, provide handicapped toilet facilities in accordance with Title III of Americans with Disabilities Act and local codes. • All water heaters must be located below ceiling. Water heaters shall have a maximum 12-gallon tank unless used in tenant’s business. Submit structural details for heater supports to Landlord Structural Engineer. • Provide relief valve from water heater pan. Route pan to nearest floor drain. • Domestic water piping to be insulated with a minimum 1” thick fiberglass insulation • At least one 3” floor drain and cleanout in each toilet room, kitchen and/or wet areas • Floor drain to be 3” minimum • Underground piping and appurtenances shall be non-ferrous, protected from soil contact or otherwise non-corroding. • Above-grade sanitary piping shall be cast iron. • Above-grade domestic water (hot or cold) shall be Type L copper • Combustible piping (PVC) shall not be permitted above grade. • Food and restaurant Tenants other than at the Food Court shall provide all required grease traps/ interceptors.
108 Otay Ranch Town Center PLUMBING DESIGN CRITERIA PLUMBING RISER DIAGRAM
109 Otay Ranch Town Center FIRE PROTECTION DESIGN CRITERIA
FIRE PROTECTION DRAWING REQUIREMENTS Drawings are to specify that all sprinkler modifications will be performed by Landlord Approved contractor at Tenant’s expense. (See Project Directory for this information.)
Sprinkler Drawing Submittal
Tenant’s sprinkler drawings shall consist of, but not be limited to, the following: • Reflected ceiling plan (with final plan submission) at ¼” scale or larger, including all piping and sprinkler head locations • Hydraulic calculations • Specifications, including all details, materials and equipment • Sprinkler shop drawings, as prepared by Tenant’s sprinkler contractor
Landlord shall provide a single capped connection in each Tenant’s demised premises, at a location selected by Landlord. Tenant is entirely responsible for providing a complete fire protection system from this point. Sizing of the service main or capped branch connection is based upon one (1) sprinkler per eighty (80) sq. ft. of floor area of the demised premises. Landlord may provide, as deemed necessary, a sprinkler system for the demised premises which is in compliance with all local codes and Landlord’s insurance carrier. Tenant shall modify and upgrade the system as required by the store design.
Tenant is responsible for modifying the existing sprinkler grid system, if existing, plus installing any necessary additional sprinkler heads Tenant may require. Drawings are to specify that any such modification shall be performed by Landlord’s pre-approved sprinkler contractor at Tenant’s sole expense. Tenants must submit engineered drawings of the sprinkler system to the Landlord’s fire insurance underwriter for review and approval. Submit plans to:
Global Risk Consultants Attn: Jack Boureston #7 Burgundy Way Yountville, CA 94599 (707) 944-9413
Tenant is liable for compliance with the requirements and recommendations of Landlord’s fire protection engineers during construction and subsequent requirements and recommendations. Coordinate all sprinkler work and request shut downs with Landlord’s on-site Operations Director.
Sprinkler contractor shall obtain Fire Marshall approval by Landlord approved sprinkler shop drawings. Tenant Coordinator will distribute Landlord approved sprinkler shop drawings to the following:
• Sprinkler contractor • Landlord’s insurance carrier • Landlord’s on-site representative
System shall be hydraulically calculated, as per Chapter 6, NFPA13.
110 Otay Ranch Town Center FIRE PROTECTION DESIGN CRITERIA
FIRE PROTECTION DESIGN AND CONSTRUCTION CRITERIA
System Design
Tenant shall connect to either Landlord’s sprinkler main or a branch line connection to the demised premised using an approved mechanical fitting and provide all branch piping and sprinklers required to complete the sprinkler system within the demised premises, as well as under the Landlord-provided glass and metal canopy. Sprinkler heads for canopies must be dry side wall heads and not mounted under the canopy.
Tenant sprinkler system design shall be based upon a single source of supply, as required by NFPA Standard 13 and Landlord’s insurance carrier requirements.
System shall be hydraulically calculated, as per Chapter 6, NFPA13
Fire Extinguisher Requirements
Tenant shall furnish and install a minimum of one fire extinguisher in the Leased Premises. The number of extinguishers provided by Tenant shall be as required by applicable code. The extinguisher type shall be Class 2A-10B:C dry chemical. The location of extinguishers must be approved by Landlord’s fire protection consultant and local regulatory entities. Fire extinguishers are required during construction.
Exits
Exit requirements and exit identifications within the Leased Premises shall be furnished and installed by Tenant in accordance with requirements of applicable code and subject to approval by the local building authority. Exit lights shall have auxiliary battery power provided with individual battery units for each fixture, or through a 12-volt wiring system with a single battery source. Exit lights shall always be illuminated and shall operate simultaneously with the emergency lights.
111 Otay Ranch Town Center FIRE PROTECTION DESIGN CRITERIA
FIRE ALARM DESIGN CRITERIA
Tenant shall furnish and install, as part of its fire protection system, duct detectors as required by Code. Tenant is responsible for providing all necessary labor, wiring devices and systems to comply with all governing regulations for a complete and operating system.
The duct detector shall shut down the RTU independent of any EMS or other monitoring system. The duct detector will, when activated, shut down the RTU and also send a signal to the Landlord’s Fire Alarm Control System. All detection devices used within the Tenant’s space are required to be the model and manufacturer required by the Landlord and be compatible with the Landlord’s Central fire alarm system. All Tenant device installation and wiring shall be the Tenant’s electrical contractor’s responsibility. The electrical contractor shall extend conduit and wiring to the fire alarm interface junction box located within the Tenant’s space. Final connection to the wiring block shall be by Landlord’s designated Fire Alarm Contractor at the Tenant’s expense.
Tenant shall contact Landlord’s designated Fire Alarm Contractor.
Simplex Grinnell Attn: Lane Smith 3568 Ruffin Road South San Diego, CA 92123 Telephone: (858) 633-9100
Tenant’s contractor(s) shall be responsible for completing the following work for the fire alarm system: • Furnish and install all necessary conduit and junction boxes with the required work up to the fire alarm junction box for all device locations. Conduit is required. • Coordinate device installation work schedule and timing with the Landlord’s designated fire alarm contractor. • Connect the Tenant HVAC duct detector, including providing power for operation to the Tenant RTU. • Provide duct detectors located per Code or as directed by the City of Chula Vista. • Submit a letter to the Landlord’s Operations Manager stating that the fire alarm system has been programmed by the Landlord’s designated contractor and is fully operational.
Tenants who may require a more extensive alarm system, such as restaurants, must contact Landlord’s designated fire alarm contractor. All required additional alarm devices shall be provided by Tenant at Tenant’s expense.
112 Otay Ranch Town Center COMMUNICATIONS SERVICE
COMMUNICATIONS SERVICE
Standard communications service includes a 1-1/4” empty conduit with pull string from the Landlord’s communication terminal board extended into the Tenant space.
Tenants are responsible for providing communications distribution equipment within the Tenant space, extension of feeder conduit to their distribution equipment, and cabling from equipment to Landlord’s communication terminal board.
113 Otay Ranch Town Center