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TYSONS CORNER CENTER
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August 2009 Full Update
February 2010 Revised Rolling Grille Guidelines – removed the word “six” to reflecttheincreaseinthenumberofguidelines.
March2010 Imagereplacement(a12)
December2010 PaintedSurfacestextrevised,metalpanelsinforevised
September 2011 ProhibitedMaterialslistupdatedtoincludetiles
August 2012 Malladdresscorrection;Updatedverbiageonpga4,item9
January2014 RevisedWalls/Partitionscontent(a20)
December2014 AdditionofLEDlightinginpublicTenantareashallberecessed(a19)
February 2015 Revisedwaterproofmembranebeneaththefinishfloorsurface upto4”.(a20)
April 2015 AllstorefrontmetalpanelsmustmeetLLrequirements(this notemustappearonfinaldrawingset).(a15)
July 2015 Abovenormalsoundlevelsmustprovidesoundisolation(a18)
March2016 Revised#9onpagea4
October2017 Updatedcurrentlayout
ADDENDUM LOG TYSONS CORNER CENTER
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ARCHITECTURAL DESIGN CRITERIA
General Storefront Requirements a4
Neutral Pier Details a5-a8
Storefront Design Criteria a9-a14
Windows & Glazing a9
Rolling Grille Design Guidelines a10-a12
Awnings, Overhangs and Umbrellas a13-a14
Materials a15-a17
General Material Requirements, Metals, Stone a15 Wood, Tile, Pre-cast Stone and Concrete, Plaster, Faux Finishes, Painted Surfaces a16-a17
Prohibited Materials a17
Interiors a18-a21
DCA a18
Celings, Lighting a19-a20
Walls/Partitions, a20-a21
Floor and Wall Base Toilet Room Requirements
Exiting a21
PLEASE VISITWWW.MACERICH.COM
TOVIEWPLANSUBMITTAL&APPROVAL
PROCEDURESandCONTRACTORRULES&
REGULATIONS
TABLE OF CONTENTS TYSONS CORNER CENTER
ThefollowingCriteriaApply: • TenantswillprovideaflushtransitionbetweentheirflooringandtheMallflooring.
• Storefronts visible from the upperlevel must take special care thatthe topsof storefrontsarefinishedto match the storefront design.There are to be no exposedconduits,raceways,accesspanelsorequipmentvisiblefromupperlevel.Inaddition,allsurfacesofanyvisibleprojectionsmustalsobefinishedtomatch.
• The underside of the entry portalsoffitshallbefinishedtomatchthestorefront. Gypsum board will notbepermitted.
• Stores less than 800 square feetshall be required to have durablefloors and gypsum board ceilingsthroughoutthesalesarea.
• Pedestal type security systemsnot allowed. Tenant must specifyconcealedsystem.Tenanttosubmitspecifications to Landlord forapproval.
• Entrydoorsarerequiredandaretobeaminimumof9’-0”inheight.
All other doors are to be hinged or pivot-type doors. Doors aresuggested to be the height of theglazed storefront, where possible.Maximum opening allowed forstorefrontentranceis8’-0”.
• All upper level storefronts arerequiredtoextenduptoaheightof13’-6”(+or-)AFF,verifyinfield.Alllowerlevelstorefrontsarerequiredtoextenduptoaheightof14’-0”(+or-)AFF.VerifyinField.LowerlevelTenantstorefrontshallterminateateithertheceilingabovetheirstoreorat14’-0”(+or-),whicheverislower.Any existing mall HVAC diffuserswithinthetenantstorefrontareaareto be incorporated into the tenantstorefrontdesignutilizingfull-width,linear stylediffusers. Eachexistingdiffuser is rated for approximately550cfm of airflow. Tenant Lineardiffusers shall be rated tomeet orexceed required airflow based onquantityofexistingdiffusers.TenantLinear diffuser must be designedandfullyintegratedintostorefront.
• Mall tile is to be installed outsideof Tenant storefront and up to the
closurelineoftheentrydoors.Malltile is available through the Mallmanagementoffice.
• Materials used in the constructionof storefronts shall behighquality,durable, authentically portrayedand code compliant. The entirestorefront area is subject to theLandlord’s scrutiny for quality offinishes, detailing and constructionmethods.
• The success of the storefrontdesign is largely dependent on how creatively materials anddesign details are used to develop a unique, butwell executed imageforeachTenant. The followingareminimum standards for the useand installation of materials forstorefront construction. Proposedmaterials and colors are to besubmitted on a color materialsample board to the Landlord forreview during the preliminary design review process. (Refer to PLANSUBMITTAL&REVIEWPROCEDURESformoredetailedrequirements.)
• All storefront designs and plans aresubjecttoLandlordapproval.Theover-all image should bewell coordinated,fully integrating components such asentries,displaysandsignage.
• Storefronts must be of the highestcaliber:expressingstateoftheartandmaterialqualityandmeetingorexceed-ingtheverybestexamples.Toachievethisgoal,Tenantsshallbe required toselectanArchitectwhohasexperienceinretailTenantdesign.
• Projections or awnings, whererequired, must be three-dimensional,emphasizing creative, dynamic formsanddesigns.
• Allstorefrontconstructionshallbeselfsupporting from the floor and inde-pendent of the building fascia andbulkhead structure. Storefronts maybe braced to the overhead structurewithintheTenantspace.Aminimumof60%of the storefront is tobedisplaywindows.
• Three-dimensional articulations in bothstorefrontplanandheightare requiredforallstorefronts.
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G E N E R A L S T O R E F R O N T R E Q U I R E M E N T S
TYSONS CORNER CENTER
Tysons Corner Center has several neutralpier conditions throughout the mall. Thefollowingdrawings(seepagesa6,a7anda8)areexamplesof2typicalconditions,andthekey plans of their locations throughout themall.ConsultTenantCoordinatorforspecificquestionsandclarification.
• Inallcases,regardlessoftheneutralpiercondition at the demisingwalls, the Tenantstorefront lease line is marked by the end(Tenantside)ofthefirstsoldiercourseofMalltilethatborderstheMallfield(Herringbone)pattern.Seepagea6forclarifications.
• TheTenantisresponsibleformaintaining,protectingandrefurbishingtheMallneutralpierasaffectedbyconstructionorasdirectedbyTenantCoordinator.
• Where Tenant finishes terminate at theneutral pier, the use of a 3/4” (maximum)metalrevealchannelisrequired.Blackisthepreferredcolor selection for this reveal,butLandlord,atit’ssolediscretion,mayrequireadifferentcolor.LandlordwillconsiderTenant
finishesterminatingattheneutralpierwithouttheuseofarevealonanindividualbasis.Therevealifused,mustalsobeinstalledalongthetopoftheTenantstorefrontbetweenthemallbulkheadand theTenantfinishes. Inall casesthefaceoftherevealistobeflushwithTenantfinishesandcornersaretobemitered.
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N E U T R A L P I E R D E TA I L S
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MallFeatureColumn(Typical) 6”or8”‘C’Channel(Typical)
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C O N T I N U E D
N E U T R A L P I E R D E TA I L S
NEUTRAL PIER CONDITIONS 1ST FLOOR
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NEUTRAL PIER CONDITIONS 2ND FLOOR
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STOREFRONTWINDOWSANDGLAZING
Storefront design cannot consist of glazing only.Tenantmustintroduceotherdesignelements/mate-rialsasperLandlord’srequirements.
Windowconfigurationandglazingcomprisethelarg-estcompositionalelementsofstorefronts.Theyestab-lishagreatdealofthedesigncharacteranddefinetherelationshipbetweeninteriorandexterior.Theglaz-ingsystemsestablishtheframeworkforthedisplayoftheTenant’simageandmerchandise.Size,proportionandpatternshouldbecarefullyconsidered.
The transparent surfaces of the storefront serve animportantdesignroletothestorefrontandtheinte-riorbycreatinganarchitecturaldisplayarea.Theuseofglazingshouldbecreativelyexploredandcarefullydetailed.Thefollowingcriteriaapplies:
1. Exteriorglassunitsshallbeaminimumof1”insu-lated,lowEunits.
2. Largepanesofglazingmustbeofsufficientthick-nesstomeetcodeandbeproperlysupported.
3. Allglassshallbetempered.
4. Stained, leaded, etched, beveled, fritted, glassblock and other types of innovative glazing areencouraged.
5. In framelessassemblies,glasspanel jointdetailsmustbetopqualityandaresubjecttostrictLand-lord review. Glazing edges must be polished,groundorchamfered.Glazingchannelsatcornerconditionsmustbemitered.
6. Tenantsmayberequiredtoprovideseismicclipstostabilizetallexpansesofglass.Siliconesealantatglazingjointsisnotpermitted.
7. Reflective glass (including the extensive use ofmirror) and/or tinted glass is not permitted onstorefrontsorinthestorefrontentryzone.
8. Tenantsarenotrestrictedtoasymmetricaldesign,particular proportions, sizes or types of glazingsystems.
9. Tenantsareencouragedto“open-up”theirstore-frontbyextendingtheirglazingtotheextentsoftheirleaseline.
10.Butt-jointglazingisencouragedforshowwindowsthat infill larger storefront forms. Glass shall beclearpolishedplateortemperedglassasrequiredbycode.
11.Windowmullionsarerequiredtomeetallmate-rialandfinishstandards.
12.Glazingshouldbepredominantlycleartoempha-sizemerchandisedisplay.
13.Decorativeglazingsuchascolored,beveled,sand-blasted or etched glass may be used to createaccentpatternandinterest.
14.Glazingshallbeaminimumof½”thick,cleartem-peredglasswhereusedinconjunctionwithmul-lionsorframedsystems.
15.Largepanesofglassshouldbeengineeredbycoderequirements.Sectionsofglassaretobeinstalledsothatcornersandabuttingsectionshavenosashmaterialprovidingseparationorsupport.
16.Weathertightconditionsmustbemaintained.
17.Noreflectiveortintedglasswillbeallowed.
18.6”durablebasealongentirestorefront length isrequired.
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S T O R E F R O N T D E S I G N C R I T E R I A
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ROLLINGGRILLEDESIGNGUIDELINES
Landlordstronglyencouragestheuseofglassdoors.IntheeventarollinggrilleisrequiredbytheTenant,LandlordwillonlyconsiderthisoptionifTenantmeetsalloftheguidelinesidentifiedinthisdocument.AllstorefrontdesignsaresubjecttoLandlordapproval.
Guideline 2Tenantstorefrontscannotbeononeplane;three-dimensionalstorefrontarticulationsarerequired.Tenantstorefrontsmustbevisuallyinteresting.
Guideline 1Tenantswitharollinggrillearerequiredtofollowtheguidelineslistedbelow:• Entrygrilleopeningnottoexceed30%ofthewidthofthestorefront• Maximum40-50%ofstorefrontmustbedisplaywindows• Minimum15-30%ofstorefrontmustbehardsurfacematerial
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Guideline 3Tenantstorefrontsmustincludeaportalentrance.Theobjectiveistoclearlydefinetheentrancewhileenhancingtheoveralldesignofthestorefront.
Guideline4Maximumopeningheightallowedforrollinggrilleis10’-0”.
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Guideline 5Rollinggrillesystemmustbeconcealedfromview;tracksshallnotbevisibleinwalls,floorsorceiling.Horizontalrollinggrillesarenotallowed.Keyswitches,buzzer,etc.,shallbehiddenfromview.
Guideline6Afinishedceilingdesignisrequiredattheentrance.
Guideline7Pedestaltypesecuritysystemsarenotallowed.Tenantcanspecifyconcealedsystem.TenanttosubmitspecificationstoLandlordforapproval.
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AwningTypeCreativematerialsand formsofawningsareencouraged topromote identityamongTenants.
• Creative,imaginative,unusualshapes
• Semi-spherical
• Multipleawnings
• Unusualmaterials(suchaslouvers,wood,wire,metal,etc.)aresubjecttoreviewbyLandlord’sTenantCoordinator
AwningswillbeconsideredonacasebycasebasisdependingonlocationintheMall.
Awning SignageSignagemaybeincorporatedintotheawningdesignwhichmaybepainted,silk-screenedorintegratedwithintheawningitself.Thesignageshouldbeproportionaltotheawningsizesothatitdoesnotclashoroverpowerthestructure.WordingshallincludeTenant’snameand/orlogoonly.Taglineswillnotbepermitted.
AwningLogosLogosarehighlyencouragedonawnings.SymbolsappliedtoawningsprovideahighlyeffectivemethodofTenant identitywhileaddingcolorand interest to thestorefrontdesign. Logos should be silk-screened or paintedwhen on a fabric awning. Three-dimensional‘medalliontype’logosshouldbeintegratedwhentheawningisdesignedoutofglassand/ormetal.Sizeoflogoshouldbeproportionaltotheoverallsizeoftheawning,subjecttoLandlordapproval.Logoshallbesubmittedalongwithawningandsignageshopdrawings.
• Thelowestpointofanyawningorshadeelementshallbe8’-0”abovethefinishedfloor.Itisthedesigner’sresponsibilitytoensurethatawningsconformtoallappli-cablecodes.
• Awningframeworkshouldbepaintedtomatchtheawningfabric.
• Materialssuchasplasticorvinylwillnotbepermitted.
• Innocaseshallawningsbeenclosedontheundersideandinternallyilluminated,allowingtheawningtofunctionasacannedlightsource.
• AwningsmustbecleanedandmaintainedingoodconditionbyTenantatTenant’sexpense.
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AWNINGDESIGNGUIDELINES
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OVERHANGS
Overhangsarepermittedinstorefrontsprovidedthattheyareanintegralpartofthestorefrontdesign.Theundersideofoverhangsmustbearticulatedwitharchitecturalelementssuchasbrackets,coffersorexposedbeam-ends.
UMBRELLAS
Umbrellas are only allowed in the Tenant’s exterior Leased Premises andcannotoverhang into thepublic right-of-way.Umbrellas shouldbe small inscale(maximum6’-0”indiameter)andnomorethan9’-0”highatthepeak.Wood or wrought iron are the only acceptablematerials for the umbrellastructure.No insignia, graphicsor text ispermittedon theumbrella fabric.TheumbrellafabricmustbeflameretardantmaterialinacolorapprovedbyLandlord’sTenantCoordinator.
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GENERALMATERIALREQUIREMENTS
• Theuseofnaturalmaterialsisencouraged.Allmaterialsusedinstorefrontsmustbedurableandnon-corrosive.
• Carefulattentiontothedetailingorjoineryofdifferingmaterialsisnecessary.Acarefullydefinededgemustbeestablished between differentmaterials and surfaceson the storefrontaswell asbetween theTenantandLandlordfinishes.
• Allfinishedstorematerialswithin6’-0”ofthestorefrontpointofclosureshallbedurablesuchasglass,tile,metal,stone,terrazzo,plaster,hardwoodorsimilarmaterialsapproved by the Landlord. Reflectivewallpaper, vinylwall coverings, plastic laminates, mirror, slatwall ortambourwillnotbepermitted.
• Any wood material used for storefront constructionmustcomplywithallcoderequirements.
MetalsAll storefront metal panels must meet LL requirementsbelow(thisnotemustappearonfinaldrawingset):
• All seams between metal panels must be identifiedon the storefront elevation and must be properlyaddressedduringdesignreviewprocess.Metalpanelswillnotbeallowedtodirectlycomeintocontactwithadjacent panel. Reveals, turn-in seams, welding or
similarmustbespecifiedanddetailedoutontheplansforapproval.
• Minimum 18 gauge metal panels are required. Thismustbecalledoutontheirplansforapproval.
• Novisiblefasteners
• Min½” thickfire-ratedplywoodsubstrate is requiredandmustbecalledoutontheplans.
• High quality is expected for all metal applications.Metal such as shop-painted aluminum and steel,stainless steel, solidbrass, bronze,pewteror enamelcoatedsteelmaybeusedforhardware,trimandpanelswhenwelldesignedanddetailed.
• Lap joints and seamsmust be even and straight andconcealed when possible. Outside corners are to bemiteredorcontinuousbreakshaped.
• Fabrication must be either heavy gauge material orthinnergaugematerialshoplaminatedtosolidbacking.Innocaseisoilcanning(resultingfromlightreflectionfromanunevenorbuckledsurface),scratches,warps,dents,occlusions,visibleseamsorotherimperfectionsallowed.
• Sealants on natural metals are required to preventtarnishing and must be maintained by Tenant atTenant’sexpense.
• Textured or brushed stainless steel, galvanized,sandblasted and etched metals are encouraged increativeapplications.
• Uniquetreatmentssuchaspatina,rusted,etchedandimprintedmetalswillbeconsideredforspecialdesignobjectives.
• Polishedmetalsshouldbesolid,notplatedandlimitedtoaccenttrim.
• Simulated finishes such as metallic laminates andanodizedaluminumarenotpermitted.
StoneGranite,marble,limestone,slate,adoquinandothernatu-ralstonematerialsmaybeusedinstorefrontapplications.Stonemaybepolished,unpolished, sandblasted,flamed,honed,split-faceorcarved.Carefulcraftsman-likeatten-tiontodetailisrequiredatallconnectionsandtransitionstoothermaterials.
• Edge details must prevent visible unfinished edges.Exposed edgesmust be quirkmitered, chamfered orpolishedtomatchadjacentsurfacefinish.
• Thetransitionbetweenstoneandadjoiningmaterialsmustbedefinedbyuseofmetalreveals.
• Stoneused as a pavingmaterialmust be flushwhenmeetingotherflooringmaterials.
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Stone(cont’d)
• Naturalstonemustbeprotectedagainststaininganddiscolorationbymeansofsealersappropriatetothematerial.
Wood
Painted or stained wood may be used in many design applications,suchaswindowframes,decorativetrimormoldingandforsolidareas,suchasdecorativebulkheads.In some cases, it may be used for larger architecturalelements, such as columns and entablatures. WoodpanelingandplankconstructionarenotacceptableunlesspresentedinahighlyimaginativeconceptandapprovedbytheLandlord.
• Alldetailingandconstruction is tobeexecuted inahighquality,craftsman-likemanner.
• Woodusedintheconstructionofthestorefrontmustbekilndried,millqualityhardwoodandmustmeetlocalflamespreadrequirements(ClassIII76-200).
• Paintedwoodmusthaveashopqualityenamelfinish.
• Wood without a paint finish must receive a clear,preservativesealant.
• Extensiveuseofnaturalwoodfinishesisdiscouraged.AllstainsandfinishesmustbeapprovedbyLandlord’sTenantCoordinator.
TileTile may be used in diverse applications. Its use isencouraged to introduce light, decorative texture orgraphicqualitytoastorefront.
• Porcelain, ceramic or glass tiles in glazed or naturalfinishesmaybeusedasaccentsand in limitedfieldapplications. Patterns used over large areas areexpected to have a sophisticated, well executeddesignconcept.
• Smallandintricatemosaictilepatternsmaybeutilizedfordetailandaccentonly.
• Alltilemustbecarefullydetailedatoutsidecornerswithbullnoseedgesorspecialcornertrims.Lappedorbuttjointsarenotpermitted.
• Groutcolorshouldmatchthebackgroundcolorofthetilesoasnottoemphasizeagridpattern.
Pre-castStoneandConcreteMany pre-cast stone and concrete products arecurrentlyavailablethatmaybeacceptableforstorefrontapplications.TheuseofthesematerialsisatthediscretionoftheLandlord.
Plaster Plaster, cement plaster (stucco) and Venetian plasterfinishes may be considered for limited storefrontapplications, provided the finish texture is a light dash,
sandor smoothfinish. Plasteror stuccofinishes shouldbeusedincombinationwithotherhighqualitymaterialssuchasstoneormetalandnotbetheprimarystorefrontmaterial.
Faux FinishesFauxfinishesmaybeusedattheLandlord’sdiscretion.
• Actualsamplesofthefauxfinishmustbesubmittedto the Landlord. Photographs of previous examplesarehelpfulbutmaynotbesubstitutedforanactualsample.
• Faux finishes must be executed by a commercialartisanspecializinginthatmedium.
PaintedSurfacesAnypaintappliedtothematerialsinthestorefrontistobespecifiedandisundertheapprovaloftheLandlord’sDesignConsultant.Allpaintshouldbeofhighqualityforanevenanddurablefinish. The followingcriteriamustalsobeobserved:
• Paintedwoodsurfacesmustbeproperlypreparedandsealedpriortotheapplicationofahighgradeenamel.
• Paintedmetal shall have a factory applied finish ofbakedenamelorpowdercoattreatment.
• Painted gypsum wall board will be allowed only within the interior of the storefront, not on the exteriorstorefront.
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• RequiredMDFfinishprocess:
• 1 Coat primer, 2 coats finish (sprayed and sanded betweeneachstep).
• Min.thicknessforMDFis3/4”onstorefronts.
• All seams, nail or screw holes, imperfections and joints areto be filled, sanded andmade invisible. Any finish work onMDFconsideredlessthanperfectbytheLandlord,willnotbeaccepted.
• LandlordretainstherighttolimitorprohibittheuseofMDFontheTenantstorefront.
• RequiredMDFfinishprocess: 1Coatprimer,2coatsfinish(sprayedandsand betweeneachstep). *SpecifydrywallbehindtheMDF Min.thicknessforMDFis¾”onstorefronts.
Prohibited MaterialsThe following is a list of prohibitedmaterials. In rare instances,special consideration may be given for the use of a prohibitedmaterial if itsapplicationishighlyoriginal,creativeandessentialtothethemeordesignconceptofthestorefront.ExceptionswillbedeterminedbytheLandlordduringdesignreview:
• Plastic laminates; Plastic spandrel panels or applied plasticlaminated materials
• GlossyorlargeexpansesofacrylicorPlexiglas
• Pegboard
• Mirror
• Highlypolishedorplatedmetals-exceptastrim
• Reflectiveglass
• Simulatedmaterialssuchasbrick,stoneorwoodveneer
• Distressed woods such as pecky cedar, rough sawn lumber,softwoods
• Anodized aluminum
• Vinyl,fabricorpaperwallcoverings
• Plywoodorparticleboard
• Sheet or modular vinyl
• Luminousceilings,including“eggcrate”
• Vinylawnings
• Shingles,shakes,rusticsiding
• 4”x4”,6”x6”,12”x12”tiles
• Glazedtiles
• OthermaterialsdeemedunacceptablebytheLandlord
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Tenantsarerequiredtoproducehighquality,welldetailedandexecutedinte-riorsolutionsthatareunique,imaginativeandstylized.
Thestore interior is typicallyviewedasa continuationof the storefront indesignandmaterials.Wallsaretohavemodulationofdisplaysystemsandbuiltinarchitecturalcomponentsthatreinforcethestoredesigntheme.
Tenants with above normal sound levels must provide sound isolation indemising walls, floor, ceiling including pipes, conduits and wires must bedesignedsothatinnoeventshalltenantnoiseemitsoundsand/orvibrationswhichwouldcausetheambientnoiselevelanywhereintheadjoiningprem-isestobeincreasedbymorethan3dBaduringtheadjoiningspaceoperatinghoursor(ii)whichwouldcausethevibrationlevelintheadjoiningspacetobemorethan70vdBduringtheadjacentpremisesstoreoperatinghours,or(iii)whichcanbeunreasonablyexperiencedintheCommonArea.
TheLandlordwillstrictlyenforceallTenant’srighttoquietenjoymentoftheirLeasedPremises.
DesignControlArea(DCA)TheDCAistheareaatthefrontoftheTenantspacethatextendsfromthepointofclosuretoallpoints6’-0”intothespace.TheDCAincludesalldisplaywindowsandretailgraphics,displayfixtures,signs,materials,finishes,colorandlightingfixtureswithinthearea.
TheDCAcanbeconsideredanextensionofthestorefrontpresentationandshouldconveyastore’smerchandiseidentityandgenerateactivity.Itshould
conveyexcitementandgivetheconsumerareasontostopatthestore.ProportionandscaleofobjectswithintheDCAisaspecificconcerninsuccessfuldesign.Aswiththeactualstorefrontdesign,theobjectswithinitmustbeinproportiontothespacearoundthem. Incorporatingelementsthatraise fromtheflooror lower fromtheceilingcancontrolthescaleoftheDCA.Pedestalstodisplaymerchandiseorlightpendantshangingdowncanbeexamplesofobjectformsthatcancontrolscale.Thesesolutionscanvaryandaresomewhatdifferentfromtraditionalandtypicaldisplayzones.
TenantsshallusethefollowingdesigncriteriafordisplayswithintheDCA:
• Design drawings shall have a display layout plan. The layout plan shall have cutsheets forfixtureand/ormannequintypesand includephotographsofanyexist-ingstorefrontsaTenantmayhavethatwillenhancethelayoutplan.Arenderingisrequiredifphotographsarenotavailable.
• Displaysshallbedeliberateanddesignatedasintegratedelementsofthestorefront.
• Securitydevicesmustbeconcealed;freestandingpedestalsarenotpermitted.
• LargetemporarysignsforspecialsalesorclearancesshallnotbehungintheDCAincludinganysignstapedorsuctioncuppedtostorefrontglazing.
• Nopegboard,slatwallormetalshelvingofanykindmaybeplacedinorextendintoanypartoftheDCA.
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CeilingsTenants inZones1through5and inZone7maychoosetohaveanopenceilingwhichmay incorporateanopengridorbepainted.TenantsinZone6arerequiredtoinstallceilings throughout the spacedue to theplenum returnsystem. Tenant installed ceilings shall conform to thefollowingcriteria:
• Hard surface ceiling required through the entirestorefront DCA. This distance shall be a minimumwidthof8’-0”infromtheinnermostpointofclosureline.
• Custom ceiling treatments are required. Multi-levelgypsum wallboard, concealed spline, decorativepatterned ceiling panels and other “high-tech”materials are encouraged. The use of ceilings on asingleplaneisnotpermitted.Theuseofbeams,stepsand ‘islands’arerequiredalongwiththe imaginativeuseoflightingfixturesandfittings.
• Firesprinklerheadsaretobefullyrecessedinhardoracousticalceilings.
• Standard24”x48”acousticalpanelsarenotallowedinthesalesarea.
• Ceiling concepts implementing exposed structure,where permitted, electrical and mechanical systems
must be coordinated with the Landlord for specifictechnicalanddesignrequirements.
• All suspended ceilings shall stop within 2’-0” ofthe demising walls within the Tenant sales area.Suspended ceilings shall be terminatedwith a soffit,covelightingdetailorothermeansofafinishededgealongpartitionwalls.Exposededgesshallbeproperlyfinished. Wall-to-wall suspendedceilingsonasingleplanearenotallowed.
• Allceilings,relatedframing,blockingandaccessoriesshallbenon-combustible. Nocombustiblematerialsmaybeusedabovefinishedceilingsurfaces.
• All“hung”ceilingsandceilingcomponentsaretobesupportedfromthestealstructure,notthedeckingorroofdeckabove.NoTenantceilingsaretobesuspendedfrom ductwork, pipes, conduits, equipment, etc.Further, all unused hanger wire, support structures,and components from the previous Tenant(s) build-outaretobecompletelyremovedbythisTenant.Donotabandoninplace.
Lighting• Lighting can greatly contribute to the design of a
Tenant’s store, emphasizing architectural forms,highlightingsignageandaddingcolorandvisualdrama
towallsandotherdesignelements.Thecreativeuseof dramatic lighting is encouraged at entries, showwindowsandmerchandisedisplays.
• The DCA of the Tenant space must employ lightingfixturesconsistentwiththecharacterofthestorefrontdesign. All lighting fixtureswithin theDCAmust berecessed downlights, MR16 low voltage or similartypes.Fluorescentfixtureswillnotbepermitted.
• Track lights shall be finished tomatch ceiling; otherfinishestobeapprovedbyLandlord.Trackheadsareto be accommodated with shields or louvers. TracklightsarenotallowedinDCA.
• Fixturesmustbepositionedsothatbrightglareisnotdirectedontothepublicareas.
• All fluorescent, incandescent, LED and HID lightingfixtures in public Tenant areas, other than track anddecorativefixtures,shallberecessedwithnodirectlyvisiblelampsources.
• Bare lamp fluorescent or incandescent fixtures maybeusedonly in concealedareas and/or stockrooms.Fluorescentfixturesshallhaveamaximumsizeof2’x2’andhavesilverparaboliclouversormetallicfinishedeggcrate diffusers. All lighting fixtures shall bear theU.L.label.
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Lighting(cont’d)
• Concealed light coves to highlight architecturalelementswithinthestorefrontarehighlyencouraged.
• Wallsconcesmaybeusedtocastlightontostorefrontforms,providedthatbarebulbsarenotexposedandthat thefinishand formof thesefixturescoordinatewiththeoverallstorefrontdesign.Fixturecutsheetswill be required to be submitted if this light form isused.
• Exterior mounted decorative light fixtures areencouraged where appropriate for the storefrontdesignconcept.Fixturecutsheetsmustbesubmittedforreview.
• All lighting must be reviewed and approved byLandlord.TenantisresponsibleformaintenanceofalllightingwithintheentireLeasedPremises.
• Tenant shall comply with all applicable energyconservationandbuildingcodes.
• Nostrobe,spinnerorchasetypelightingshallbeused.
• Allshowcasesanddisplaycasesmustbeadequatelylitandventilated.Directvisualexposureofincandescentbulbsand/orfluorescenttubesisprohibited.
Walls/Partitions• DemisingwallsmaybeprovidedbetweentwoTenants
and/orTenantandexit/servicecorridors. InZones1through5andinZone7,wallswilltypicallyconsistof3⅝”or6”metalstuds(providedbyLandlord),and⅝”,typeXfirerateddrywall(providedbyTenants),tapedfromfloortobottomofroofdeck,ordeckabove(orasrequiredbygoverningcode)oneachside.InZone6,demisingwallconstructionwillbesimilartootherzonesbutdrywall(providedbyTenant)shallstop18”-24”fromthedeckabovetomaintaintheHVACreturnplenum.AtLandlord’soption,demisingpartitionsshallbe of unfinished masonry, concrete or metal studs.Demising walls are not designed to accommodatecantileveredoreccentricloads.IfTenantplanstousea demisingwall for support of shelf standards, lightsoffitsorheavyattachments,Tenantshallreinforcethewallasrequiredbyprovidingadditionalsteelstudsorindependentsupportsfortheshelfstandards.
• ExistingcorridorseparationwallsadjacenttoTenant’sspace have finishes by the Landlord on the corridorsideonly.Tenantshallfinishtheinteriorasrequiredbycodeforfireratedwall.
• DemisingwallsandceilingshallbesoundinsulatedtoachieveaminimumSTCratingof50byTenantswhoproduce above 80 dB (including but not limited to
musicstores,arcades,etc.).TheLandlordwillstrictlyenforceallTenant’srighttoquietenjoymentoftheirLeasedPremises.
• Tenantshallprotectfireproofedcolumnsandbraceswithgypsumboard,andfurrasrequired.
• The followingare required forhair salons,petshopsandallfoodpreparationtypeTenants:
• Walls containing “wet” areas to be constructed ofmetalstudswithwaterresistant⅝”type“x”gypsumboard.
• Demising walls of pet shops shall have sheet metalinstalledonstuds,behinddrywall,up3’-0”fromfloor.
• TenantPremisesadjacenttoatwo-hourwallconditionwill be required to apply two (2) layers of ⅝” type“x” gypsum board or other material to adequatelycompletethewallconstructiontoprovideatwo-hourrating.
• Stockroom Partitions. When Tenant chooses not toinstall a ceiling within Tenant’s stockroom, Tenantshall extend the partition separating the stockroomfromotherareasofthestore,totheundersideofthestructureaboveinordertoisolatethestockroomfromthe sales area attic space. Tenant to verify if this isallowedbycode.
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Walls/Partitions(cont’d)
• WallFinishes.Allinteriorwallsurfacesmustbefinishedinanappropriatemannerandbeincompliancewithall applicable codes. All Tenant space interior wallfinishesaretomeetaClassIIIflamespreadratingorasrequiredbylocalcode.
• Metal or plastic laminate inserts are required forslatwall. No visible substrate at slats. Slatwall is notallowedwithinthefirst8’-0”ofstoreentrydoors.
• Recessed wall standards are permitted. No openshelving with visible brackets or surface mountedsystemsareallowed.
• requiredbylocalcode.
• Metal or plastic laminate inserts are required forslatwall. No visible substrate at slats. Slatwall is notallowedwithinthefirst8’-0”ofstoreentrydoors.
• Recessed wall standards are permitted. No openshelving with visible brackets or surface mountedsystemsareallowed.
FloorandWallBaseTenantsshallinstallafloorcoveringinTenant’ssalesareawhichconformtothefollowingcriteria:
• Hard surface floor and base required through theentire DCA, including any permitted pop out areas.Carpet,vinylorrubbermaterialsofanysortwillnotbepermittedwithintheDCA.
• Exposedconcretefloorsshallbesealed.
• Wood installations shall be hardwood with wearresistantsurface.
• Ceramic, quarry and stone tile installationsmust becommercialgradewithnon-slipsurface.
• Carpet must be commercial grade and must haveproperfireratingstomeetlocalcodes.Carpetingwillnotbepermittedwherecolor,qualityorweaveisnotsuitableforhightrafficareas.Note:CarpetmaynotbeusedatthestoreentrywithintheDCA.
• Sheetormodularvinylmaybeusedinsupportorstockroomsnotvisiblefromthesalesarea.
• Tenant shall provide a transition strip betweenopposingfloorfinishes.Thisincludes,butisnotlimitedtocarpetandwoodorcarpetandtile.
• Tenantshallprovidewoodbaseinsalesarea.
• Any floor materials other than those mentionedabovewillnotbeallowed.Samplesofallfinishesmustbe submitted for approval and included in Tenant’spreliminarysubmissions.
ToiletRoomRequirements• Toiletfacilitiesshallbedesignedincompliancewithall
applicableADA&BuildingDepartmentCodes.
• Providea3”floordrainandcleanout.
• Eachrestroommusthaveanexhaustsystem.
• Floor finishes in toilet rooms shall be ceramic tilewithacoved6”base.Tenantisrequiredtoprovideawaterproofmembranebeneaththefinishfloorsurfaceuptoaheightof4”alongallwalls.
• Toilet roomwalls and ceiling shall be constructedofmetalstudswithwater-resistant⅝”type“x”gypsumboardappliedtotheinteriorsideofthetoiletroom.Ataminimum,interiorwallfinishesshallbealightcoloredenamelpaintwitha4’-0”highwainscotextending24”oneachsideof,and24”beyondthefrontportionofanywaterclosetorurinal.
• The ceiling shall be a minimum of 8’-0” above thefinished floor level, be constructed of ⅝” type “x”water resistantgypsumandbefinishedwithenamelpaint.Theceilingshallcontainavent,whichshallbeconnected to the Landlord’s exhaust system or aspursuanttotheCenterrequirements.
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ToiletRoomRequirements(cont’d)
• All toilet rooms and other wet areas shall have a waterproof membrane installed on the floor andat least 4” up perimeter walls. Membrane is to beflood tested by Mall personnel after all plumbingpenetrationsareinstalled,butpriortofinishflooringinstallation.
ExitingAllretailTenantspacesmustprovidetwoexitsfromthepremises if required by code and/or Landlord’s TenantCoordinator.Allexitsmustbeengineered incompliancewithallapplicableADA&BuildingDepartmentCodes.
All Tenant doors exiting into Mall corridors must berecessedintotheTenantspacetonotopenpasttheleaseline.
AllTenant rearexitdoorsare tobe labeledwithTenantname, address and space number. The use of 3” blackvinyllettersisrequired.
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