CONSTRUCTION CRITERIA

Transcription

1 CONSTRUCTION CRITERIA

2 Table of Contents: Page Introduction 3 Architecture and Finishes 3 Storefront Signage 7 Structural 10 Heating, Ventilation and Air Conditioning 11 Plumbing 19 Fire Protection-Sprinkler System 21 Fire Alarm System 23 Electrical 24 Page 2 of 26

3 Introduction Information contained in this section has been assembled to assist the architect and the architect's consultants in preparation of Construction Documents and Specifications. The architect is responsible for adhering to the requirements outlined in the Lease Criteria as well as the following criteria. It is also intended to be utilized by Contractors for typical base building needs. Partridge Creek will provide an opportunity for Tenants to express their individual identity & branding through the use of high end, sophisticated and sustainable materials. We encourage the use of sustainable design and construction practices for all aspects of Tenant improvements. Please reference the U.S. Green Building Council s website at usgbc.org for more information. Architecture and Finishes Barricade Requirements Boston Barricade is landlord designated barricade contractor. To the extent the lease allows, all barricade installations must utilize Boston Barricade. Boston Barricade is the designated Graphics provider and installer for the above mentioned barricades. To the extent the lease allows, all barricade graphics are manufactured according to specific Starwood Retail guidelines and approved through Starwood designated processes. (IE: Full wrap scrim fabric with molding) To the extent the lease allows, Boston Barricade will install ordered barricade and graphics within five business days from date of order. Storefront Work Tenant Work 1. Materials: All materials employed in Tenant's storefront shall be hard surface, durable, materials that require minimum maintenance. Consideration for heat, humidity, precipitation, etc shall be given. Wood employed decoratively within or at the storefront, or anywhere within the leased premises, must comply with code requirements. a. Storefront Recess (Entry Alcove) Flooring: Paving at all storefront recesses must utilize mall pavers unless otherwise approved by Landlord. 2. Material Samples: Tenant must provide an 11 x 17 material sample board with their plan submittal (labels must be consistent with the plan submittal legend). In addition, Tenant must provide either photos of finishes from a comparable existing store or renderings of the finishes for the proposed store with their plan submittal. 3. Structural Support: All storefront work requiring structural support shall be floor supported and braced at their head sections by a structural steel framework secured to the existing building structure. All structures will require landlord engineer review. 4. Security: Identify and specify any security system to be used. Door frame mounted or in-floor systems are acceptable provided they are incorporated into the Tenant s storefront design and subject to Landlord Approval. No free standing-exposed pedestal systems are permitted. Page 3 of 26

4 NO Exterior camera systems are permitted. 5. Mechanical Devices: Any mechanical device (time clocks, grille locks, grille controls, etc.) shall be concealed within Tenant's storefront construction. 6. Transitions-U Channel: Tenant to provide 1 U-Channel transition at end of demising walls at the storefront. There are no Landlord provided neutral piers, only U-Channel transitions to the adjacent Tenant. 7. Egress Path: A clear egress path of 10ft is required in front of the storefronts. Tables/Chairs, signage and other obstructions must not be located in this space. 8. Door Swing: All entry doors that swing outward must be setback into recessed openings and not impede the egress path. 9. Exterior Storefronts and Glazing: Where glazing is utilized, it shall be engineered for seismic and wind loads experienced at the project environment. All storefront systems must comply with AHJ Codes. Glazing must be low E insulated glass and have a shading coefficient of not less than.62, with a u value of.31, with this criteria a maximum of 60% of the storefront can be finished in glass. If this requirement is not met, then an energy calculation complying with ASHRAE Standard Energy Code will be required. Walls, Partitions and Separations Landlord Work Demising Walls: Landlord will erect 2 x 6 metal stud partitions dividing the Tenant's premises from the adjacent tenant spaces or common areas at the Tenant's expense. Tenant shall verify Landlord's placement of wall studs prior to space acceptance and advise Landlord in writing of any discrepancies immediately. Failure to notify Landlord of discrepancies shall be regarded as acceptance by the Tenant. Tenant Work Wall Construction 1. Wall Construction: Tenant's interior partitions shall be constructed of metal stud framing with gypsum board finish on all sides with taped and spackled joints. a. Tenant demising walls and steel columns shall receive a minimum of one layer of 5/8" fire code gypsum wallboard with taped and spackled joints from floor to underside of structure above. b. Tenant shall provide and install non-combustible fire stops as may be required at separations from the adjacent leased premises and ceiling above mall areas. Exit/Access/Doors and Corridors 1. Exit/access doors: shall be minimum 3'-0" x 7-0" x 1-3/4" - 1 hour fire door or code Page 4 of 26

5 permitted equivalent and frame with hardware in accordance with governing codes. Hardware must match existing building standards and keyways. 2. Finishes: After installation of Tenant exit/access door, Tenant shall restore base building service corridor to original condition. a. Corridor Vestibules: Exit/Access doors shall be installed in recessed vestibules constructed by tenant and extend adjacent corridor finishes into the vestibule. Provide corner guards as per the Landlord's specifications. b. Projections: Tenant door may project a maximum of 7 inches when fully open into the exit passageway per Code. c. Exit/access door: Exit/access door shall be painted per color specified by Landlord and labeled with store name and number as specified by center management. Back door sign is a landlord purchased item. 3. Wall Construction: Exit/access corridor walls shall receive one layer of 5/8" fire code Type X gypsum wallboard on both sides from floor to underside of structure above. All joints must be taped and spackled. Ceiling Work 1. Ceiling Heights: Tenant is responsible for field verification of the existing conditions. Ceiling heights above the height shown on the Space Layout Drawing and listed below may be possible but Landlord does not guarantee clearances for such ceilings. In some cases, existing utilities may be relocated by Tenant at Tenant's expense. Written approval from Landlord is required before proceeding with such work. a. Allowable Ceiling Height: +/ Tenant is responsible for field verification of the existing conditions. b. Storefront Height: +/ Metal suspension systems : Metal suspension systems shall be used for all ceilings and shall be secured to Landlord's structural framing only. No connections to Landlord s roof deck will be permitted. 3. Gypsum Ceilings: Gypsum ceilings and soffits are required in the Design Control Area/sales display area at the storefront (typically +/- 6-0 from the lease line back into the store). a. When using an acoustical lay-in tile ceiling in the sales area, tiles must be 2' x 2'. All ceiling tiles in the sales are must have an exposed tegular edge. i. Provide a change in ceiling height for interest, so the entire ceiling is not completely flat. ii. Combustible materials of any sort may not be used or stored above the Tenant's ceilings. b. All diffusers, grilles, tracks, speakers, etc., must be painted to match finish ceiling. Page 5 of 26

6 4. Access Panels: Provide access panels to permit servicing of all Tenant and Landlord Equipment located above the ceiling. Access panels in hard surface ceilings must be a flush panel door with a tape-in drywall bead flange. Access panels should be installed on vertical ceiling soffits or located as inconspicuously as possible. 5. Open Ceiling: If tenant elects (with Landlord Review and Approval) not to provide a ceiling, the tenant will be responsible for transferring plenum return air thru their space. Sales area display will still require gypsum ceiling +/- 6-0 from lease line back into the store. Floor Finishes 1. Slope: Tenants finish floor elevation must be at least 1 above mall pavers and be sloped to align with pavers at entrance only. 2. Expansion Joints: Expansion joints in sales areas must be detailed and illustrated in the Construction Documents. Expansion joint material must be compatible with the floor finish materials. 3. Sidewalk- Rear Service Door: Tenants with rear service/egress doors which open onto landscaped areas will be required to provide a 5-0 wide by 4 thick concrete sidewalk. Said sidewalk shall extend to the nearest existing mall sidewalk as determined by landlord. Any revisions to the malls landscaping and irrigation system will be by Landlord at Tenants expense. Interiors-General 1. Toilet Rooms: All Toilet Room floors shall have a Landlord approved perimeter waterproof membrane and Tenant's finish floor. All Toilet Rooms shall have ceramic tile sanitary floors and base that extend a minimum of 4 above finish floor. Floor drains and thresholds are also required. a. All bathrooms are to have an ADA complaint marble threshold (or equivalent) to help contain water in the event of a leak. 2. Rubbish Storage Rooms: Provide a storage area for rubbish in all food or beverage service operations with waterproof membrane as needed. 3. Cooking Oil Disposal: Food service Tenants must ensure the cleanliness of customer-facing areas of the business, back of the house, and external areas. Rendering tanks must be within the Tenant premises. Where possible, we recommend an automated oil management system (similar to for supply and disposal of cooking oil. 4. Food Preparation and Service Areas: All food preparation and service area floors shall have a perimeter Landlord approved waterproof membrane and Tenant's finish floor. They also must have an adequate number of floor drains. 5. Health Code: All finishes shall be in compliance with Health Code Requirements (or approved by local health authority). 6. Stock Rooms: Tenants may exit through Stock Rooms if: Page 6 of 26

7 a. The stock room is of the same hazard classification as that found in the main retail area. b. Not more than 50% of the exit access is through the stockrooms. c. Stock room is not subject to locking from egress side. d. Forty-four inch (44 ) clear aisle defined by full or partial height fixed walls and leads directly to the exit without obstructions. Page 7 of 26

8 Storefront Signage Primary Storefront Signage Dimensional and Location Requirements 1. Permitted Number of Signs: a. Restaurant Tenants: Restaurant located on the perimeter of the retail building with tenant storefront and customer access facing the parking lot side of such building may be allowed (1-3) Primary building identification signs (1 per façade, subject to Landlord Design Review and Approval), and secondary identification signage per the secondary signage description. b. In-line Retail and Restaurant Tenants: In-line Retail and Restaurant Tenants facing the interior of the retail building are allowed (1) primary building identification sign and secondary identification signage per the secondary signage description. 2. Allowable Sign Area: a. Restaurant Tenant: Each restaurant tenant (facing parking lot) will be allowed to install (1) primary building identification sign on each façade (maximum of 3 sides). The tenant sign area may not exceed 200 total sq. ft. with a maximum of 100 sq. ft. per facade. Total allowable area includes both primary and secondary signage. i) Calculation of area of a sign: For purposes of calculating permitted sign area, the area of a sign shall be the smallest three contiguous rectangles, triangles or circles which will encompass all elements of the sign. ii) Size: The tenant's letter height may not exceed 24" in height and no supporting structure may project more than 12" out from the wall. Signs may also be mounted on or above a structural canopy or building projection, but may not be mounted on or above a building roof. Tenant's may choose from options A, B, C or D below. (1) Option A: Internally illuminated letters a. Materials: Individual Pan Channel Letters with Opaque metal returns with or without translucent acrylic faces. Restrictions: Letter forms may not exceed 24" in height and a return thickness of 8". (2) Option B: Silhouette or halo-illuminated letters a. Materials: Fabricated metal with polished, brushed or baked enamel painted finish, backlit with warm white neon. Restrictions: May only be used against solid sign panel. Letter forms may not exceed 24" in height and must have a return thickness of 6" to a maximum of 8" in depth. (3) Option C: Mixed Media a. Materials: Option A or B in combinations with non-illuminated letter or graphic forms. Restrictions: minimum of two (2) colors shall be used. Page 8 of 26

9 b. In-line Retail Tenant and Restaurant Tenants: Interior facing tenants will be allowed (1) primary identification sign. The tenant sign area may not exceed 100 total sq. ft. Total allowable area includes both primary and secondary Signage. i) Calculation of area of a sign: For purposes of calculating permitted sign area, the area of a sign shall be the smallest three contiguous rectangles, triangles or circles which will encompass all elements of the sign. ii) Size: The average height of sign letters or components shall not exceed twelve inches (12 ). Letters are limited to sixteen inch (16 ) maximum height. (1) Signs shall not project beyond the storefront more than two inches (2 ) if less than eight feet (8 ft.) above finished floor line, nor more than four inches (4 ) above eight feet (8 ft.). iii) Location: The extreme outer limits of the sign letters and components shall fall within a rectangular area that can be defined as follows: (1) The sides shall not fall closer than twenty-four inches (24 ) to the side lease lines of the premises; and (2) The top side of which shall fall no closer than twelve inches (12 ) to the soffit of the mall fascia. c. Prohibited Sign Types i) Signs with exposed neon or other lamps or signs using flashing lights. ii) Sign manufacturer's name, stamps or decals, or registered trademarks. iii) Signs with exposed raceways, ballast boxes or transformers. iv) Signs with painted letters. v) Signs employing luminous, vacuum-formed plastic letters. vi) Signs of exposed box or cabinet-type design that employ transparent, translucent or luminous plastic background panels. vii) Shadow box type signs. viii) Signs employing un-edged or uncapped plastic letters with no returns. ix) Paper, plastic or cardboard signs. In addition, stickers or decals of any kind are not permitted on the storefront glass or in entry area, unless approved by Landlord. x) Signs with exposed fasteners, vents or weep holes. xi) Signs with an orientation other than horizontal, that is, no vertical, perpendicular or (1) diagonal signage, etc., unless approved by Landlord. Page 9 of 26

10 Secondary Identification Signage Description: In addition to the primary sign, each tenant is allowed secondary message or identification signage as described under options A, B, C, or D below. Tenants may elect to provide one or all of the options. 1. Option A: Awning Sign a. If the tenant elects to install an awning as part of his storefront, the tenant may apply graphics to the awning. Awning graphics shall not exceed 50% of awning surface area and must be landlord approved. 2. Option B: Applied Letters a. Applied letter graphics may not exceed 50 sq. ft. If applied to glass it must be applied to the back of the glass (second surface), be located a maximum of 4'-0" above the floor and be no more than 5" in height. 3. Option C: Blade Signs a. Tenant may elect to install perpendicular blade sign within the center 1/3 of his storefront (unless otherwise approved by Landlord). Blade signs may not exceed 36" x 36" or 6 sq. ft. (whichever boundary is met first). Restaurant Tenants (facing parking lot) are allowed (1-3) blade signs (subject to Landlord design review and approval. In-line retail tenants (interior facing) are allowed (1) blade sign. Blade sign shall be one of the following types: i) Dimensional panel type sign externally illuminated by fixtures specified or approved by Landlord. ii) Perpendicular sign box or panel with neon lettering or neon highlights to accentuate the tenant identity. 4. Option D: Wall Signs a. Tenant may elect to install wall signs. Total area of wall signs may not exceed 100 square feet for restaurant tenants (type C and type D) and 50 sq. ft. for in-line retail tenant (type D). b. No individual sign may exceed 10 square feet. Wall mounted signs may be externally illuminated. Only wall signs for restaurant tenants (type C and type D) may be internally illuminated. Awnings Awnings: Where applicable, the tenant may install an awning(s) on the Tenant Storefront. Fabric or metal colors, form, size and proportion shall be subject to the Landlord s review. Backlit awnings may be acceptable. Submit shop drawings for Landlord review and approval. Page 10 of 26

11 Structural Modifications and Alterations: Modifications and alterations to Landlord's framing structure and floors will not be permitted without Landlord's prior written approval. In the event that Landlord approves Tenant's request, Tenant shall leave Landlord's structure as strong or stronger than original design with finishes unimpaired. Conditions vary by location. Refer to Base Building Structural drawings for more information and Field verify all structural conditions: 1. Floors on Grade: Tenant shall provide a four inch (4 ) concrete slab with a minimum strength of 3,000 PSI on a reinforced with 6 x 6 W2.9 x W2.9 WWF on a vapor barrier (10 mil minimum). Tenant shall provide additional compacted sand fill and remove excess as required, and provide compaction to 95% modified proctor. a. Structural Design Loads: First Level: 125 psf - subject to Landlord review and approval. 2. Mezzanines: all structural enhancements of the floor framing and associated structure are the sole responsibility of the Tenant. Tenant shall submit structural mezzanine framing drawings and structural calculations verifying capacity of the base building structure, prepared by a structural engineer registered in the State of Michigan for Landlord s review and approval. 3. Roof: Structural design loads subject to Landlord review and approval. Tenant shall submit loading, roof framing analysis and support details - prepared by a structural engineer registered in the State of Michigan for Landlord s review and approval. 4. Vibration Isolation and Sound Attenuation: Vibration isolation requirements must be provided for all equipment (floor mounted and suspended). a. Speaker systems must provide sound attenuation materials and installation methods so as not to infringe on adjacent tenants quiet enjoyment. b. Speakers must be located +/- 20 ft. from store entry. General Requirements 1. Transitions: All floor finishes at the storefront lease line shall be the same finish floor elevation (flush) as the Landlord's mall floor and provide recessed Schluter Type or equivalent transition strips i) Tenants finish floor elevation must be at least 1 above mall pavers and be sloped to align with pavers at entrance only. ii) All toilet rooms are to have an ADA compliant marble threshold (or equivalent) to contain water in the event of a leak. 2. Expansion Joints: Expansion joints must be detailed and illustrated in the Construction Documents. Expansion joint material must be compatible with the floor and storefront finish materials. 3. Anti-Fracture Membrane - Floor Isolation It is recommended to install an Anti-Fracture Membrane at the column lines, transitions between the structural slab and any shrinkage cracks that are evident. Page 11 of 26

12 Heating, Ventilation and Air-Conditioning All In-Line Tenants Shall Connect to the Central Air Conditioning Supply System Landlord Work 1. Central System: Landlord will provide a variable volume, central air conditioning system completely installed including air-side economizer operation with the following: a. Conditioned, filtered, fixed temperature, variable volume air to each Tenant space through a series of vertical duct shafts and horizontal supply ducts. b. Conventional high velocity supply ducts (size V.I.F.) stubbed into or in proximity to each Tenant space. c. The air conditioning supply system as provided by the Landlord will be designed and installed to maintain the following conditions in the sales area only. i. The system is designed to maintain the leased premises at 76 F. + 2 F. DB and 50% RH + 5% RH, when summertime outdoor temperature is 88 F. DB and 72 F. WB and Tenant's total internal sensible and latent heat gain does not exceed 27 BTU/hour per square foot of leased premises. 1. Lighting: 6.0 watts/sf 2. Occupancy: one person/75 SF d. Landlord s system will not operate during shopping center off-hours as determined by the Landlord. 2. Variable Air Volume Devices (VAV): Landlord may provide (Lease Specific Item) a standard variable air volume control devices complete with electric heat, electronic controls and zone sensor thermostat(s). VAV control device sets may be available from Landlord s Field Representative for installation by Tenant s contractor. Fan powered variable air volume control device sets may also be available for certain exposure zones and for tenants using only one zone. All existing VAV boxes are as is and should be rebuilt if tenant elects to utilize. 3. BAS System: Tenant VAV control communications loop & junction box will be provided by Landlord in close proximity to the Tenant's premises. One junction box is provided for each VAV Duct Tap and shall be in close proximity to Landlord s VAV system Duct Main. 4. Toilet Exhaust: Toilet exhaust ducts stubbed into or in close proximity to each Tenant space. Exhaust fans by Tenant per code. Page 12 of 26

13 General Requirements (Applies to Each System) 1. Energy Code Calculation Factors (verify with local codes): 1. Roof (mall) U = Slab on Grade (tenant) U = 0.13 (perimeter insulation required in the vertical position, R=7) 2. Glass (tenant) U = 0.49 min. with sc = Walls a. Storefront (tenant) U = b. Rear (mall/tenant) U = c. Adjacent to uncond. Spaces (mall/tenant) U = Air Distribution System: Tenant shall furnish and install standard low-velocity air distribution system to sales or dining areas of the leased premises. Tenant may elect to supply air to other than sales or dining areas with the understanding that temperature, as stated above, may not be maintained. 3. Ductwork: Design, fabricate and construct all ductwork from minimum 26 gauge sheet metal in accordance with the latest ASHRAE and SMACNA standards. Caution, fiberboard ductwork and flexible ductwork is not permitted. a. Tenant s supply-air ductwork shall be insulated and all ductwork shall be installed in concealed space above ceilings. Space between ceiling and structure shall be used as a return-air plenum. 4. Points of Connection: Verify points of connection to existing ducts, waste, vent and water stubs in the field and with Landlord s Field Representative. 5. Odors: Tenant shall not permit odors from within the leased premises to enter other areas of the center. If any Tenant or occupant of the center objects to odors from the leased premises, the Landlord may, at Landlord s discretion, instruct the Tenant to control such odors. Failure to correct the situation would be a material breach of the lease. If Tenant s mechanical system is unable to function in a manner to prevent odors from leaving the premises, Tenant shall make the necessary adjustments or additions to its present system to the satisfaction of the Landlord s Field Representative. 6. Access: Equipment must be installed allowing clear access for servicing. Access must also be provided to Landlord Equipment as well (see access panel requirements). 7. Return Air Openings: Tenant s shall provide return air openings with fire dampers in adjacent demising walls for passage of return air. Sizes of return air openings and approximate locations shall be determined by Landlord Engineering review. 8. Exhaust Hoods: Tenant exhaust hoods on roof shall be up-blast type and be located a minimum of 20 ft. away from all fresh-air intakes. Provide exhaust to remove all hot food odors. Page 13 of 26

14 a. Non-grease laden ductwork that passes through service corridor or adjacent tenant walls shall have UL approved fire dampers located in ductwork at wall and floor. Provide approved access doors for service to fire dampers. b. All grease laden ducts that pass through fire-rated partitions are to be encased suitable material and fire rating approved for use by the code authorities. 9. Roof Work/Equipment: Tenant's roof equipment shall be located in areas designated by the Landlord to specified heights and according to Landlord's approval. Exception: should weight or location of equipment by Tenant require supports, screens, catwalks or roof hatch and ladder, they shall be provided by Tenant according to Standard Project Details. Landlord will determine when and where the above shall be required. a. Structural Design Loads: Subject to Landlord review and approval. Tenant shall submit loading, roof framing analysis and support details - prepared by a structural engineer registered in the State of Michigan for Landlord s review and approval. b. Finish: All such equipment shall be factory-finish painted according to the Landlord's paint schedule and specifications. (Benjamin Moore HC 100) c. Identification: Tenant's roof equipment shall be clearly identified with Tenant's name. d. Support: All equipment rails and curbs shall be positively anchored to the supporting structure and all equipment secured to the rails/curbs to resist the effects of winds (per code). Anchorage requirements shall be included on the Tenant s Mechanical plans. e. Cutting and Patching: Cutting and patching of roof openings, when approved by the Landlord, shall be done by the Landlord s roofing contractor at Tenant's expense. 10. Temperature Controls: Final temperature control wiring connections to the VAV device sets and the central BAS control communications loop and junction box will be made by Landlord's BAS contractor at Tenant's expense. Thermostats are supplied by Landlord at tenant s expense. 11. Air Balancing: Tenant shall engage a separate temperature control contractor for final setup of system(s) operations and air balancing, working with Landlord BAS contractor. Tenant will provide the Air Balance report to the facility upon completion of the Tenant HVAC system. 12. Registers: All Tenants shall provide ceiling return-air registers or grilles (maximum velocity 400 FPM net). 13. Control Wiring: Tenant shall install Landlord furnished code complying temperature control wiring and conduit as required per manufacturer s recommendations or the Landlord s review comments. All control wiring shall be in conduit. 14. Mechanical Load Tabulation form: Must be supplied to landlord, certified and included with Construction Documents for Landlord review. Quantity of air supplied to the leased Page 14 of 26

15 premises will be verified by Landlord upon review of Tenant s Construction Drawings and Mechanical Load Tabulation form. Tenant Work Tenant, at its sole cost and expense, shall prepare Construction Drawings and Specifications for and shall initially construct or provide all heating, ventilation, exhaust Equipment, including controls, ducts, insulation and all structural, plumbing and electrical for the leased premises. Each Tenant shall provide an individual system proceeding from the high-velocity air conditioning ducts and the toilet exhaust duct provided. All equipment shall bear UL labels. Tenant must meet all requirements of ASHRAE/IESNA Heating 1. Heating Equipment: Tenant HVAC equipment shall be designed to maintain the leased premises at an inside dry bulb temperature of 70 F when the outside temperature is 6 F dry bulb with average wind velocity of 15 MPH. a. Tenants utilizing a single air conditioning zone (max cfm) will be require a fan powered VAV device set complete with electric heat, electronic controls and zone sensor thermostat(s). b. Tenants utilizing a multiple air conditioning zones (max cfm) will be require a fan powered VAV device set(s) complete with electric heat for exterior exposures, and standard VAV device sets with electric heat (50% shut-off) for all interior zones. 2. Supplemental Systems: Those Tenants affected by external heat losses (exterior walls, doors, windows, floors, etc.) may install independent electric heat from Tenant s power source upon Landlord approval and consisting of the following: Ventilation a. Roof: By self-contained, thermostatically controlled electric unit heaters installed in the space between ceiling and roof. Unit heaters shall be designed to maintain a minimum inside dry bulb temperature of 55 F in this plenum. Thermostat shall be set and locked at 55 F. b. Exterior Walls, Doors, Windows: By self-contained, thermostatically controlled electric heaters or electric baseboard type radiant heaters. Heaters shall be designed to maintain a minimum inside dry bulb temperature of 70 F in affected spaces. 1. Sales Area: Central air conditioning supply system will provide minimum outside air per occupant, as required by code. 2. Toilet Rooms: Tenant shall connect to landlord provided exhaust duct stub and exhaust per local code requirements. Exhaust fans by Tenant per code. Exhaust equipment shall be of ceiling or in-line type complete with backdraft damper and minimum 26 gauge sheet metal duct connection to Landlord s toilet exhaust system. Page 15 of 26

16 Air Conditioning Variable Air Volume Devices (VAV ): Tenant shall install a minimum of one Landlord approved VAV control device set. Standard VAV control device sets are required to be of the variable volume type with 90% shut-off, complete with electric heat, electronic controls and zone sensor thermostat(s). Fan powered VAV device sets are required to be of the variable volume type with 90% shut-off, complete with electric heat, electronic controls and zone sensor thermostat(s) (Supplied by landlord). Note that VAV control device will require a 480v, 3 phase, 4 wire dedicated electrical circuit. Tenants designated to install INDIVIDUAL Heating, Ventilating and Air Conditioning Systems Tenant Work Tenant, at its sole cost and expense, shall prepare Design, Construction Drawings and Specifications for its specific Heating, Ventilating, and Air Conditioning (H.V.A.C.) system including, but not limited to, air moving equipment, air distribution exhaust ductwork and controls; as well as all required structural supports, piping, plumbing, and electrical work related thereto. All equipment shall be in compliance with the Township and State energy conservation regulations. All equipment shall bear UL label. Roof equipment shall be permanently labeled with Tenant s name and space number and finished to match landlord specifications. (Benjamin Moore HC 100) General Requirements 1. Rooftop H.V.A.C. equipment: shall be mounted on manufactured, vibration isolated, roof curb. All duct drops shall be contained within curb enclosure. Units shall be restricted to designated locations and mounted in accordance with Standard Project Details. Condensate lines shall be allowed to discharge onto splash blocks. Roof equipment shall be permanently labeled with Tenant s name and finished to match landlord specifications. (Benjamin Moore HC 100) a. Tenant s H.V.A.C. system shall prevent its air from migrating into the open-air common area or adjacent Tenant spaces. 2. Economizer Cycle: Tenant s H.V.A.C. system shall be provided with an automatically controlled economizer cycled which will allow the introduction of 100% fresh-air for cooling purposes anytime the outside temperature is below 60º Fahrenheit. Relief-air shall be mechanically exhausted. 3. Dampers & Louvers: All outside air, relief air, and general exhaust (toilet room, storage room, etc.) ductwork shall be equipped with back draft dampers. Roof terminations shall be equipped with manufactured, louvered hoods. 4. Standards: Design fabricate, and construct all ductwork from galvanized sheet metal in accordance with the latest ASHRAE and SMACNA standards. (See page 13; section 3) 5. Controls: All equipment and control systems must be compatible with Landlord s Building Automation System (BAS). Wiring and sensors provided by landlord. a. Commercial grade temperature controls shall be provided for the H.V.A.C. system as supplied by the equipment manufacturer Page 16 of 26

17 6. All display windows and exterior lobbies shall be conditioned. 7. Insulate and Conceal: All supply and fresh-air ductwork shall be insulated and all ductwork on all levels shall be installed in concealed space above ceilings. Heating, Ventilating and Air-Conditioning System Parameters 1. Capacity: Refrigeration capacity shall be adequate to maintain inside conditions of 76º (+/- 2º) Fahrenheit dry bulb and 50% relative humidity when outside conditions are 88º Fahrenheit dry bulb and 72º Fahrenheit wet bulb. a. Heating capacity shall be adequate to maintain 70º Fahrenheit inside temperature when outside conditions are 6º Fahrenheit outside dry bulb. i. Sales Area shall be heated by means of electric duct heaters. ii. Stock Area shall be heated by electric unit heaters or electric duct heaters. 2. Air Conditioning units: Single rooftop package system, U.L. listed and ARI rated. 3. Minimum Air: H.V.A.C. system shall provide minimum air circulation of 1.25 CFM/SF of sales area, 0.5 CFM/SF of service and stock areas and minimum 15 CFM outside-air per occupant, but not less than 15% of all air supplied to the leased premises. 4. Toilet Rooms: Shall be exhausted per local code requirements. Exhaust fans shall be of ceiling or in-line type complete with back draft dampers. Extend discharge ducts through roof, in accordance with project standard detail. General Requirements (Applies to Each System) 1. Air Distribution System: Tenant shall furnish and install standard low-velocity air distribution system to sales or dining areas of the leased premises. Tenant may elect to supply air to other than sales or dining areas with the understanding that temperature, as stated above, may not be maintained. 2. Ductwork: Design, fabricate and construct all ductwork from minimum 26 gauge sheet metal in accordance with the latest ASHRAE and SMACNA standards. Caution, fiberboard ductwork and flexible ductwork is not permitted. 3. Points of Connection: Verify points of connection to existing ducts, waste, vent and water stubs with Landlord s Field Representative. 4. Odors: Tenant shall not permit odors from within the leased premises to enter other areas of the center. If any Tenant or occupant of the center objects to odors from the leased premises, the Landlord may, at Landlord s discretion, instruct the Tenant to control such odors. Failure to correct the situation would be a material breach of the lease. If Tenant s mechanical system is unable to function in a manner to prevent odors from leaving the premises, Tenant shall make the necessary adjustments or additions to its present system to the satisfaction of the Landlord s Field Representative. Page 17 of 26

18 5. Access: Equipment must be installed allowing clear access for servicing. 6. Kitchen Exhaust, MUA Systems & Roof Equipment: For lease spaces designated for food and beverage services Tenant shall provide all process requirements, hood exhausts, equipment vents, and other contaminated exhausts. When permitted by the Landlord, they shall extend in ductwork through the roof. a. Tenant shall furnish and install, if applicable, a complete kitchen exhaust and makeup air duct system. Ductwork shall be fabricated of metal in type and gauges specified by NFPA 96 for the use intended and shall be designed and constructed according to all codes and the latest ASHRAE and SMACNA standards. b. All process exhausts, hood exhaust, equipment vents, and other contaminated exhaust, when permitted by Landlord, shall discharge vertically to the atmosphere 20 ft. minimum horizontally away from any fresh-air intakes, properly dispersing odors or fumes away from same. All grease hood exhaust fans must be equipped with internal grease collection receptors. Additionally, all grease hood exhaust fans must be surrounded by a self-contained grease retention system (8-0 minimum) to protect the adjacent roof surfaces. i. Kitchen equipment will be required to use air pollution control devices ( APU ) in the kitchen exhaust systems. ii. Exhaust hoods on roof shall be up-blast type. Provide exhaust to remove all hot food odors. c. Kitchen ventilation systems are to be approved by local health authorities. d. The Tenant is responsible for providing exhaust fans and make up air equipment to serve these ducts on the roof. e. Tenants will be required to use UV lights in kitchen hoods. UV lights for grease mitigation are required in the kitchen hoods. f. Provide approved access doors for such dampers. All grease laden ducts that pass through fire-rated partitions are to be encased in suitable material approved for use by the code authorities. g. Tenant roof equipment shall be located in areas designated by Landlord to specified heights and in accordance with Landlord s standard details for equipment on the roof. h. Should weight or location of equipment by Tenant require supports, screens, cat walks or roof hatch and ladder, they shall be provided by Tenant in accordance with standard details. Landlord shall determine when and where the above shall be required. i. All above equipment shall be finish painted in accordance with Landlord s paint schedule and specifications. (Benjamin Moore HC 100) j. Tenant s roof equipment shall be clearly identified with Tenant s name and space number. Tenants should consider using UL listed pre-fabricated modular grease duct system components. Page 18 of 26

19 k. Non-grease laden ductwork that passes through service corridor or adjacent tenant walls or upper level floors shall have UL approved fire dampers located in ductwork at wall and floor. Provide approved access doors for service to fire dampers. l. Support: All equipment rails and curbs shall be positively anchored to the supporting structure and all equipment secured to the rails/curbs to resist the effects of winds (based on code). Anchorage requirements shall be included on the Tenant s Mechanical plans. m. Cutting and Patching: Cutting and patching of roof openings, when approved by the Landlord, shall be done by the Landlord s roofing contractor at Tenant's expense. n. Tenant may use gas heating equipment in conjunction with the air-conditioning make-up air and plumbing systems. 7. Mechanical Load Tabulation form: Must be submitted to Starwood Planning Review, certified and included with Construction Documents for Landlord review. Quantity of air supplied to the leased premises will be verified by Landlord upon review of Tenant s Construction Drawings and Mechanical Load Tabulation form. 8. Air Balancing: Tenant shall engage a separate temperature control contractor for final set-up of system(s) operations and air balancing. Tenant will provide the Air Balance report to the facility. 9. Registers: All Tenants shall provide ceiling return-air registers or grilles (maximum velocity 400 FPM net). 10. Control Wiring: Tenant shall utilize and install Landlord furnished code complying temperature control wiring in tenant supplied conduit as required per manufacturer s recommendations or the Landlord s review comments. All control wiring shall be in conduit. Page 19 of 26

20 Plumbing Landlord Work 1. Points of Connection: On-site water supply mains for domestic and fire protection, shut-off valves, and fire hydrants. Tenant Work a. Water: A interior domestic water branch line stubbed at a point to be determined by Landlord. 2 interior domestic water branch line for Restaurant stubbed at a point to be determined by Landlord. b. Sanitary: A sanitary waste line and plumbing vent branch lines stubbed below and above Tenant s premises at a point to be determined by Landlord for retail Tenants. A sanitary waste line and plumbing vent branch lines stubbed below and above Tenant s premises at a point to be determined by Landlord for restaurant Tenants. c. Gas: Gas Utility Company meter manifolds at exterior service courts. d. Grease Waste: A Grease waste line and plumbing vent branch lines stubbed below and above Tenant s premises at a point to be determined by Landlord for designated food and beverage service Tenant spaces. e. Grease Interceptor: A grease interceptor has been provided for each designated food and beverage Tenant space by the Landlord in adjacent loading dock. Each space is required to have internal interceptor per code. 1. System: Plumbing fixtures and piping system including all rough-in and final connections for same. Installation of all hot and insulated cold water lines, drains, and vents, electrical water heaters, water meter, and final connections to Tenant's specialty equipment. All installed per governing codes. 2. Plumbing Fixtures and Accessories: Shall be of commercial quality and shall be of water conserving type. 3. Floor Drains: Floor Drains with trap primer shall be required in toilet rooms. 4. Drains and Waterproofing: Floor drains (4") and elastomeric waterproof membranes shall be provided in toilet rooms and kitchens, and/or other rooms with water supply or drainage. 5. Hammer Arrestors: Provide water hammer arrestor behind access panel in Tenant restrooms. 6. Grease Waste: Food and Beverage Service Tenants shall connect all grease laden waste to the common grease waste system designated for their space. Landlord is responsible for coordinating regularly scheduled servicing of the grease interceptor system (exterior only) at Tenants expense. a. In addition to connecting to the common grease waste system, each Food and Beverage Service Tenants will be required to connect their three (3) compartment sinks to a floor mounted grease trap within their space. Cleaning/maintenance of the grease trap is the Tenant s responsibility. Page 20 of 26

21 7. Floor Penetrations: Pipe sleeves shall be installed in penetrations through floor slabs. 8. Water Meter: Water meter within the leased premises is provided by Tenant. Install meter near floor (preferably in Toilet Room and +/- 5ft AFF) in an easily accessible location. Meter shall read in gallons. (Neptune T-10 reading in gallons, no multiplier) 9. Gas: Food and beverage service Tenants shall make gas service arrangements with the gas utility company. Routing of gas line shall be approved by Landlord prior to construction. 10. Drain Pans: Tenants located above any base building or Tenant mechanical/electrical rooms shall install drain pans below all piping installed by tenant (running through the rooms), properly drain and comply with all local and state codes. Page 21 of 26

22 Fire Protection Sprinkler System Landlord Work 1. Tenant Fire Service Main: Interior Tenant Fire Service Main (TFSM) routed to each Tenant space at a point to be determined by Landlord. TFSMs have been hydraulically calculated to provide a minimum of 600 gpm to the most remote Tenant on each level. 2. Monitoring: The TFSMs are monitored by the Landlord s fire alarm system. Tenant Work 1. Design and Approval: Tenant fire sprinkler contractor shall provide a hydraulically calculated fire protection sprinkler system, fire extinguishers, and other equipment within Tenant's premises shall be in accordance with the Landlord's Insurance Underwriters' Fire Rating Inspection Bureau (FM Global), NFPA 13, all applicable state/local code requirements. Since the entire fire protection system for the project is required to be an inter-related, centrally controlled installation, Tenant shall cause to be designed and installed, by a qualified sprinkler contractor acceptable to Landlord, said system within Tenant's premises according to the Landlord's requirements; and shall submit for Landlord's review, shop drawings, specifications and hydraulic calculations for the sprinkler system that have been approved by the Fire Rating Inspection Bureau (FM Global). Landlord's approval of this shall not constitute the assumption of any responsibilities by Landlord for the accuracy or sufficiency of the sprinkler system. Tenant shall be solely responsible for the system within the leased premises. a. FM Global approval is needed prior to Tenant s start of construction. 2. Tap: TFSM provided by the Landlord within the Tenant space. Tap into the TFSM shall be by the Landlord s sprinkler contractor at the tenant s expense. The TFSM serving the Tenant space is not to be used as a cross main for the Tenant provided system. Only one tap into the TFSM is allowed. a. Tenant shall provide a supervised sprinkler valve at point of connection to mall sprinkler main. Mall monitors both control valve and flow from this tap. Valve is to be zip tied off upon completion with approval inspection. Placard must be placed on ceiling under area of control valve. Fire Protection Design Criteria 1. Fire Sprinkler System Design Criteria as Follows: a. Tenant Lease Spaces: Density 0.20 gpm / sq ft b. Operating Area: Hydraulically most remote 2,500 sq ft (locations of partitions shall be ignored when choosing remote area). c. Temperature Rating / Response Type: Ordinary. d. K-Factor: 8.0 Minimum e. Where storage/merchandise is high piled and or hazard commodities are stored coordinate design criteria with NFPA 13 and FM Global. f. TFSM s have been sized based on hydraulic calculations, to provide the above described water supply. Tenant sprinkler calculations need only to be taken back to the Page 22 of 26

23 connection on the TFSM. g. All sprinkler systems components shall be UL Listed and FM Global approved for fire protection. h. All vestibules must have exterior fire protection at entrance doors. i. Provide dry chemical fire protection for range hoods, etc. 2. Lease Space Available Water Supply a. 39 psi static, 30 psi residual, while flowing 600 gpm to the hydraulically most remote point of the Tenant Fire Service Main. Fire Sprinklers Sprinklers in finished ceilings may be fully pendent with flat or recessed escutcheons. Fully pendent type sprinkler heads are permitted only in stock/storage areas. Page 23 of 26

24 Fire Alarm System Landlord Work Landlord will provide an addressable fire detection annunciator loop with fire detection interface junction boxes and required addressable modules in each tenant space. Tenant Work 1. Tenant shall furnish and install all code complying and Landlord approved fire and smoke detection equipment and materials within tenant s premises and exterior conduit and fire alarm cable to the nearest mall central fire detection interface junction box, work shall also include and occupant notification voice alarm system with speakers, strobe devices and power modules. 2. Tenant shall provide monitoring/detection functions for the following: 1. Sprinkler system flow switch and valve shutoff 2. Smoke/fire detection system devices in tenant installed air-handling equipment 3. Ansul type hood extinguishing systems 4. Any required area smoke detectors 3. All tenant installed devices, equipment and materials shall be compatible with and of the same manufacturer as the mall base building system. 4. The final connection of tenant s fire alarm cable to the mall central fire detection/notification annunciator junction box modules and testing of tenant s fire detection/notification system shall be by Landlord s fire alarm contractor at tenant s expense. 5. Final acceptance testing of the Tenant s premises fire alarm system shall be performed by the Landlord s base building contractor concurrent with the base building s fire alarm system final acceptance test, at the Tenant s expense. Page 24 of 26

25 Electrical General Requirements 1. Electrical Data Tabulation Sheets: Must be filed with landlord plan review department, certified by engineer of record, and submitted with Construction Document for Landlord Review Process. 2. Tenant Electric Design Loads: a. Retail Space on Central AC Supply System: 9 watts/sq. ft. (6 watts/sq. ft. lighting & 3 watts/sq. ft. misc.) b. Food Service (sit down style) on Central AC Supply System: 50 watts/sq. ft. c. Retail Space with Independent HVAC System: 15 watts/sq. ft. d. Food Service Space with Independent HVAC System: 100 watts/sq. ft. 3. Lighting Control: Utilize daylight sensors and dimmable ballasts to control light levels in daylit zones of your space where appropriate and occupancy sensors for lighting in auxiliary spaces (non-sales areas). a. Select high quality, energy efficient fixtures considering aesthetics and the visual comfort of occupants. (LED) 4. Access: Equipment must be installed allowing clear access for servicing. Landlord Work 1. Electric Service Conduits: Landlords shall provide electric service conduits from Tenant s leased premise to nearest Tenant Electrical Closet. (Lease Language Dictates) 2. Electric Service Characteristics: Power for the leased premises is available at 480/277 volts, 3 phase, 4 wire, 60 hertz. Maximum electric service size for retail tenants shall be 200 amps. Where Tenant services are anticipated to be in excess of 200 amps, landlord review and approval is necessary. 3. Meter Compartment and Circuit Breaker: Landlord has provided a Tenant Distribution Switchboard located in a Landlord Electrical Closet in the general vicinity of the tenant. All tenant circuit breakers in the Landlord Distribution Switchboards are to be furnished by tenant and installed by Landlord contractor at tenant expense. 4. Telecommunications Service Conduits: Tenant shall provide telecommunications service conduits from Tenant s leased premise to nearest Center Telecommunications Closet. Tenant Work 1. Electrical Service Feeders and Other Equipment: Tenant shall provide electrical service feeders in conduit from Landlord's metering switchboard to Tenant's premises. Tenant shall coordinate metering and power requirements with Landlord. All conductors shall be insulated copper wire, type THHN/THWN. Electrical service shall be located in tenant s space. Page 25 of 26