Mall. atthews. atthews. alls. atthews. loouisville. u i s v ille. e n t u cky. entucky. General Growth Properties, Inc

Transcription

1 Mall M alls Stt.. atthews atthews atthews llouisville,k entucky u i s v ille,k KentucKy e n t u cky loouisville General Growth Properties, Inc. 110 N. Wacker Drive General Growth Properties, Inc. 110 N. Wacker Drive General Growth Properties, Inc. 110 N. Wacker Drive Chicago, IL Updated 2/3/2014 Chicago, IL IL Chicago,

2

3 Table of Contents In t r o d u c t i o n Letter of Introduction Pr o j e c t Di r e c to ry Landlord s address Local permitting address Pl a n s Location and Site Plan Lower Level Plan Lifestyle Wing Plan Tenant Submissions and Permit Requirements Su b m i s s i o n s Landlord s Address For Plan Submission Document submissions Pe r m i t s Required permits and inspections Building code information 7 9 Architectural Design Criteria All Tenants Architectural drawing requirements Signage drawing requirements Design philosophy In-Li n e Te n a n t s ( including restaurant tenants ) Storefront design criteria Control zone criteria Store interior design criteria Storefront signage design criteria Storefront blade sign design criteria Zone 1-9 details Typical Details Food Court Tenants Food court design criteria Landlord supplied architectural items Control zone criteria Interior design criteria Signage design criteria Food court details i

4 Table of Contents Lifestyle Wing Design Criteria Project Description Design criteria Storefront Design Facade Height/Type Zones Facade Type A Facade Type A Stoop Facade Type B Facade Type B Stoop West & South Elevations Elevation Details Facade Design Signage Typical Sign Section Typical Roof Penetration Details Awning Section & Entry Door Plan 55 Mechanical Design Criteria All Tenants HVAC drawing requirements In-Line Tenants Landlord supplied HVAC Design parameter Tenant Supplied HVAC ( food court, restaurant, & special need tenants ) Tenant supplied HVAC Mechanical Details ( all tenants ) Electrical Design Criteria All Tenants Electrical drawing requirements Landlord supplied electrical/ telephone Electrical Details ( all tenants ) Plumbing Design Criteria All Tenants Plumbing drawing requirements Landlord supplied domestic water, sanitary, grease & gas Plumbing Details ( all tenants ) ii

5 Table of Contents Fire Protection Design Criteria Fire Alarm Design Criteria All Tenants Fire alarm drawing requirements Landlord supplied fire alarm 87 Sprinkler Design Criteria All Tenants Sprinkler drawing requirements Landlord supplied sprinkler system 88 iii

6 In t r o d u c t i o n Letter of Introduction This manual has been prepared to assist the Tenant s architect and engineer(s) to prepare drawings and specifications that will meet the Center design criteria. 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 are 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 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 Design Criteria Manual. Lease Outline Drawing (L.O.D.). Tenant As-Builts (if available). Note: This manual is also available on General Growth s website: www. generalgrowth.com. Locate the mall name under Chose your mall. Click on the Downloadable Information button and select the Tenant Criteria Manual link. Pl e a s e f o rwa r d a l l i n q u i r i e s, r e q u e s t s, s u b m i t ta l s, e t c. t o: General Growth Properties, Inc. Attn.: Tenant Coordination Department 110 North Wacker Drive Chicago, IL Phone: Fax: Store Name: Space No: Architectural Firm: Contact: Address: Phone: ( ) Fax: ( ) 1

7 Introduction Center Address: 5000 Shelbyville Road, Ste 50 Louisville, KY La n d l o r d: General Growth Properties, Inc. Attn: Tenant Coordination Department 110 N. Wacker Drive Chicago, IL Building Department: Alison Thomas Jefferson County Code Enforcement Fisca Court Building Ste Court Place Louisville, KY Fire Department: St. Matthews Fire Department 240 Sears Ave. Louisville, KY Health Department: Louisville Metro Health Department 400 East Gray St. Louisville, KY Project Directory Phone: Fax: Phone: Fax: Phone: Fax: Phone: Phone: Fax: Local Utility Agencies Ga s: Louisville Gas & Electric Company 820 W Broadway Louisville, KY El e c t r i c: Louisville Gas & Electric Company 820 W Broadway Louisville, KY Wat e r: Louisville Water Company 550 S 3 Rd St. Louisville, KY Ph o n e: AT&T Phone: Phone: Phone: Phone:

8 Introduction Location and Site Plan Center is located at the intersection of Shelbyville Road and Bowling Boulevard. Location Plan N Site Plan N Certain elements shown on this plan are future or proposed. Landlord makes no representation that the future or proposed development will occur as shown. 3

9 Introduction Lower Level Plan Certain elements shown on this plan are future or proposed. Landlord makes no representation that the future or proposed development will occur as shown. Lower Level Plan N 4

10 Introduction Food Court Plan 5

11 Introduction Lifestyle Wing Plan Certain elements shown on this plan are future or proposed. Landlord makes no representation that the future or proposed development will occur as shown. Lifestyle Wing Plan N 6

12 Tenant Submissions and Permit Requirements Landlord s Address for Document Submission General Growth Properties, Inc. Phone: Attn: Tenant Coordination Department Fax: North Wacker Drive Chicago, IL Document Submission Please keep in mind that submission of plans must be in accordance with the time schedule specified in the lease. Sufficient time must be allowed for Landlord s and Local Jurisdiction reviews and approval processes. Preliminary Landlord plan approval will take approximately 5 working days or less. Final Landlord plan approval will take approximately 10 working days or less. The failure to provide adequate information during any phase will be just cause for return of the submission with no review. The submission at the preliminary phase must be complete in order to fairly evaluate the proposal and to also prevent continuation of work on an unacceptable storefront design. Previously Improved Spaces At previously improved spaces, Tenant accepts the Leased Premises in an as is condition and shall fully remodel the storefront and interior of their store. No Existing material or finishes may be reused without Landlord s approval. Said remodeling shall consist of architectural, plumbing, fire protection, mechanical and electrical work. Tenant shall be responsible for the demolition and removal of any and all existing equipment and finishes related to the Premises at the Tenant s sole expense. The Landlord may furnish the Tenant with existing drawings for a previously occupied space or with a lease outline drawing only. In either case, the Tenant shall be responsible for verifying all existing conditions and dimensions. The Landlord does not represent to the Tenant that previous Tenant documents reflect as-built conditions. The Tenant and his/her Architect should become totally familiar with the information package and the existing condition of the premises before proceeding to the Design Phase. The Landlord is not responsible for errors due to the lack of field verification by the Tenant. Typically, the Tenant will be required to perform a complete remodel of the Premises. Complete remodel consists of the removal and replacement of all improvement beyond the Landlord s base building. Preliminary Documents: Two bond sets indicating: Key plan. Floor plan. Storefront elevation. Reflected ceiling plan. Material sample board (labeled and keyed to plan). Color rendering or photograph of storefront prototype. 7

13 Tenant Submissions and Permit Requirements Final Construction Documents: Three (3) sets on bond of construction documents in 24 x 36 format to scale (containing architectural, mechanical, electrical and plumbing drawings). Refer to appropriate section in this manual for drawing requirements. Note: After Landlord approval, any changes or modifications to the construction documents or Tenant s interior improvements must be approved by Landlord in writing. Sprinkler Documents: Verify procedure and requirements for sprinkler drawings and modification with the Landlord s on-site representative. Drawings and hydraulic calculations must be sealed and signed by a registered fire protection engineer from the State. Sprinkler contractor is required to submit sprinkler shop drawings to Landlord s on-site representative. Hood Documents: Verify with Landlord s on-site representative for food related Tenants the requirements for hood submission. Signage Documents: Two sets of signage shop drawings. Two sets of blade sign shop drawings (if applicable). Required Permits and Inspections Permits required by the Local Jurisdiction 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 Local Jurisdiction and to pay for and secure all applicable permits. Note: All interior Tenant store signage shall be submitted to Landlord for approval. Exterior building store signage will require both Landlord s and the Local Jurisdiction s approval. Inspections: It is the Tenant architect s or contractor s responsibility to verify the field inspections required by the Local Jurisdiction. 8

14 Tenant Submissions and Permit Requirements Building Code Information 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: one Story - Sprinklered Center Construction Type 2B. Tenant Covered Mall. Mercantile use. Applicable Codes: Building 2007 Kentucky Building Code (KBC) Mechanical 2006 International Mechanical Code (IMC) with amendments from KBC Plumbing 2006 Kentucky State Plumbing Code Electrical 2005 National Electrical Code (NEC) - NFPA 70 Fire 2003 International Fire Code (IFC) with local amendments Accesibility Insert, verify with Local City Building Department Food Code Insert, verify with Local City Building Department Energy Code 1993 Ashrae/IES Energy Code Building Permit Requirements Insert, verify with Local City Building Department General Requirements: The Tenant shall cause its general contractor to deposit with Landlord s on-site representative without liability for interest, the sum of $5, 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 including but not limited to punch list items and damage caused to any portion of the mall which the Tenant or the Tenant s contractor fails to complete within the time period required by the lease. A certified check made payable to General Growth Properties must be submitted to Landlord s on site representative prior to work start. The Tenant s contractor shall erect a 13-0 high (minimum) construction barricade to serve the Tenant s area. The barricade must cover the entire storefront width and be constructed using 3-1/2 metal studs with gypsum board taped, sanded and painted per mall requirements. See Landlords barricade detail in this manual for more information.the barricade can extend into the mall area 3-0 only when working on the storefront (2 weeks maximum). The barricade shall not be removed without Landlord s approval. All construction access is through the rear of the Tenant s space. All materials and workman access must be delivered to and brought into the building through the Tenant Contractor designated loading dock(s) and service corridors. Landlord s on-site representative will designate approved loading docks, service corridors, acceptable delivery/usage times, dumpster access, etc. No materials, assemblies, deliveries or workman access is permitted through the Tenant s storefront or in the mall common areas at any time. 9

15 Tenant Submissions and Permit Requirements Description of Landlord s Review: The objective of the Landlord s review procedure are to ascertain that the Tenant and his Architect: Have visited the premises and are familiar with the existing conditions. Have understood and are in compliance with the Tenant information and Design Criteria. Have designed high quality improvements that uniquely identify the retail store and are an asset to the Tenant and the Mall. Tenants may be required by the Landlord to modify their storefront design and/or material palatte in the event that it is similar to a neighboring store. Tenants are encouraged to be aware of neighboring store designs before proceeding with their own storefront design. Landlord s approval does not imply the correctness of the drawings nor any guarantee as to the acceptability of the drawings by the Building Department. It is the Tenant s responsibilty to comply with all codes and requirements of the appropriate jurisdictions and obtain by building department approvals that may be required. Any changes to the Tenant design necessitated by building department review must be resubmitted to Landlord for approval prior to proceeding with construction of affected areas. The information in this manual is considered part of the Tenant s lease plans whether it appears on the plans or not. Upon final approval, the Landlord will instruct the Tenant to proceed with the Pre-Construction Phase. The Tenant and his architect should ascertain the availablity of a General Contractor and the anticipated time required for Building Department approval. Whenever possible, these activities should be performed concurrently with the Design Phase to accelerate the process. However, the Landlord accepts no liability or responsibility due to changes required for the Landlord s final approval. Whereas design objectives change over time, the existence of a particular condition in other improvements at the mall does not imply acceptance by the Landlord. New improvements are expected to comply with the current criteria and surpass the majority of existing tenancies in quality of design, innovative display techniques, excellence of finishes and details. The outcome over time is a Mall environment that reflects contemporary retail design techniques and maintaines its competitive position. The criteria have been selected to define minimum standards and parameters without restricting the possible design solutions. Tenants are encouraged to develop new concepts and select colors, finishes and materials that distinguish their premises. Final Inspection: Upon completion of the work, the Tenant will provide the following documents to the Landlord s on-site management office prior to opening for business. 1. A photocopy of the Tenant s Certificate of Occupancy as proof of final inspection by all Building Department officials. 2. A photocopy of the Tenant s business license. 3. Certificate of insurance as stipulated in the lease. 10

16 Tenant Submissions and Permit Requirements Contractor s Guidelines The following is a brief description of required items/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 s Contractor Manual at the site from an authorized GGP representative for further guidelines. Quality Standards: All work by the Tenant s contractor, including repair work, shall 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 which 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 inure 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. Co o r d i n at i o n: 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. Construction Trash Removal : Tenant and Tenant s contractor(s) are responsible for all trash removal during construction, fixturing and stocking. Trash removal shall be performed using the containers, dumpsters, loading docks and service corridors as designated by Landlord s on site representative. All trash removal shall be performed during the days and times as designated by Landlord. Trash accumulation shall not be permitted overnight in the Leased Premises, mall common areas or service corridors. In the event Landlord provides trash removal at Tenant s request or as a result of Tenant s or Tenant s contractor s failure to remove trash, then Tenant and Tenant s contractor shall reimburse Landlord for its costs. Temporary Electric: Landlord may provide temporary electrical service in designated areas of the mall during construction. Tenant shall request, in writing, permission to connect to the temporary service and distribute temporary service to the Leased Premises in accordance with applicable code and as designated by Landlord s on site representative. 11

17 Tenant Submissions and Permit Requirements Other Contractor Requirements: Tenant and Tenant s contractor shall not commence any work or deliver any materials to the building or site without conducting a pre-construction meeting with Landlord s on-site representative and supplying all required pre-construction documents. Documents shall include but not limited to, a copy of building permit, certificate of insurance, contractor s license, construction schedule and subcontractor list. Tenant shall ensure that all Tenant contractors are bondable and licensed in the State and City of the location of the mall. Landlord shall have the right to approve Tenant s contractors and subcontractors; however, such approval shall not constitute the assumption of any responsibility or liability by Landlord for the actions of Tenant s contractors or subcontractors or the quality or sufficiency of Tenant s Work. All materials, supplies and labor necessary for the construction, fixturing or merchandising of thetenant s premises must be delivered at the times and through the designated truck docks and service corridors as designated by Landlord s on site representative. Tenant s contractor(s) may perform noisy construction, such as jack hammering, saw cutting, core drilling, etc., only during the hours as designated by the Landlord s on site representative. Tenant s contractor shall obtain Landlord s prior written approval for all drilling, welding or other attachment to Landlord s structural system. Tenant s contractor s work shall be subject to inspection by Landlord during the course of construction for the purpose of determining the quality of the workmanship and adherence to Landlord requirements. Tenant s contractor is required to cooperate with Landlord s on site representative and correct any deficiencies noted within 10 days. All work performed by Tenant s contractor shall be performed in strict accordance with the Landlord approved final plans and mall requirements. In s u r a n c e: The Tenant s contractor must fulfill the following insurance requirements, and shall maintain at no expense to the Landlord : Workers Compensation Insurance with statutory limits and Employer s Liability Insurance with limits of not less than $100,000 General Liability Insurance with limits of not less than $2,000,000 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 12

18 Architectural Design Criteria All Tenants 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. 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 All Sheets: Tenant space number to be shown in the title block. Drawings to show column lines with designations. Cover Sheet: Tenant name. Project directory. Location plan with space number. Leased square footage. Architectural symbols list. Drawing list. Occupancy load. Building data, use and construction type. Flame spread ratings of materials (as per code). Landlord provided notes. Floor Plans (1/4 scale min.): Demising and interior partition wall locations dimensioned. Indicate base building columns lines on drawings. Restroom facilities. Location of fixtures and equipment. Recessed service door (if applicable). ADA path of egress indicated. Door and room finish schedules. Typical wall sections. Storefront Interior Elevations and Details: Storefront entry elevation. Interior store elevations. Identification of finishes and colors. Longitudinal and typical section through storefront from slab to roof. Typical section through demising walls. Storefront signage. Blade signage (if applicable). Neutral pier and bulkhead details. Floor transition details. 13

19 Architectural Design Criteria All Tenants Reflected Ceiling Plan: Ceiling heights. Identification of ceiling materials. Exit lights. Emergency lights. Light fixtures. Sprinkler heads. Air diffusers and grilles. Access panels. Signage Drawing Requirements Incorporate signage into storefront elevation. Indicate letter height. Provide typical letter section. Method of wiring and mounting. Indicate color and materials. Blade sign (if applicable). La n d l o r d Pr o v i d e d No t e s: The following Landlord notes must appear on the cover sheet of all Tenant s final construction documents: Tenant s general contractor shall submit a construction deposit with Landlord s on-site representative per Center requirements. Tenant s general contractor must check in with Landlord s on-site representative prior to work start. Tenant s contractor will repaint and/ or repair Landlord s property, (neutral piers, bulkheads, rear corridor, etc.) damaged during Tenant improvement. All ceiling material must have a minimum of a class A fire rating. Support wires for lay-in ceiling grid, lights HVAC equipment, etc. must not be connected to any of Landlord s electrical, plumbing, fire protection piping and mechanical equipment or deck above. All support wires may only be connected to top cord of joist and/ or structural members. All materials used in the construction of this space must be asbestos free. Food related Tenants and upper level Tenant s with bathrooms shall provide a water proof membrane in wet areas. Verify water test procedure with Landlord s on-site representative. Do not channel cut slab on upper level. Core drill only and install supplemental support framing. Any penetration or modifications to structural steel or concrete must be coordinated and approved by Landlord s on-site representative. It is the responsibility of the Tenant s architect to field verify dimensions, utility locations and conditions prior and during construction. Tenant shall not penetrate Landlord s metal roof deck with any type fasteners. It is Tenant s responsibility to maintain the integrity of Landlord s demising walls, floor slab, roof and building structure. Tenant to remove any existing or newly abandoned materials, equipment, piping, ducts and wiring from the premises. Cap service at point of origin and coordinate this work with Landlord s on-site representative. 14

20 Architectural Design Criteria All Tenants Landlord Provided Notes (continued): Tenant s must comply with Title III of the Americans with Disabilities Act (ADA) and all Local and State codes. Free standing security devices are not allowed in the control zone. Security devices shall be concealed from public view. Tenant is to maintain any expansion joints within their leasable area. Install cover plates per Center requirements. Television antennas and satellite dishes are not permitted on the roof or attached to HVAC units. Tenants requiring cable television should refer to their lease and contact the Landlord s on-site representative for additional information. Landlord Supplied Architectural Items Neutral Pier: 6 d x 24 w with a 2 reveal. (See neutral pier detail for more information) Demising Wall Studs: 6 metal studs 16 O.C. typical. Roof Structure: Check as builts. Floor Slabs: See property tech survey. Floor Loading: Insert floor loading information here. No t e: It is the Tenant s responsiblitiy to maintain the integrity of the Landlord s demising walls, floor slab, roof structure and building structure. 15

21 Architectural Design Criteria All Tenants Design Philosophy The following criteria are provided to give the Tenant maximum design flexibility while maintaining a consistent and high quality retail environment at the Center. This criteria will guide the Tenant s designer to create a store design compatible with the overall design intent of the Center. All storefront, interior designs and materials are subject to Landlord s approval. It should be understood that Landlord will review a Tenant design concept with neighboring Tenants and make judgments that will benefit the entire Center. Co n c e p t Storefronts in this center are framed individually by a Landlord s Neutral Frame of painted gypsum board varying in height and width, but not in configuration. Storefronts in the Dillard s and Penney s courts are to be butt glazed and full height demised by the Landlord s metal demising caps. The Storefront drawings provided in this criteria are for illustrative and example purposes only. Tenants may design a unique storefront within the Landlord s Neutral Frame. 1.0 Tenant storefront together with dramatic lighting and integrated signage, should be only the first layer of the overall store presentation. To reinforce visual merchandising, design control zone, running the full width of the storefront and approximately 5-0 of the store depth, should be given special attention in design and merchandising and should be set aside for professional quality displays. Tenants are encouraged to emphasize this area with high quality finishes, platforming, lighting, ceiling height changes and other special visual distinctions on all exposed surfaces. 1.1 Tenant construction must begin on horizontal and vertical lease lines adjacent to storefront frame. Tenant must not modify color or finish of neutral frame. Storefront must be butt glazed and set into a recessed channel in floor. General Tenant Design Constraints: Landlord will provide approximately 11-0 height clearance throughout Tenants space. Additional height may be achieved upon Landlord s written approval. Any alterations to Landlord s structure or utilities as a result of ceiling height increase shall be at Tenant s expense. Tenant s storefront must be self supported. Storefronts shall not be suspended from Center bulkhead. Blocking, decking, framing and raised platforms shall be constructed of noncombustible materials. No combustibles above ceiling (i.e., transformer, water heaters, etc.). Provide 2 high black vinyl store space number and name, at rear exit door (or approved equal). Waterproof membrane is required for all food related and upper level Tenant s with bathrooms. All floor penetrations must be sleeved and sealed liquid tight. Do not channel slab on upper level. Core drill only and install supplemental support framing as required. Support wires for lay-in ceiling grid, lights, HVAC equipment, etc. must not be connected to any of Landlord s mechanical, electrical plumbing or fire protection piping, equipment or deck above. Support wires must connect to top cord of joist and/ or structural members. Any penetrations or modifications to structural steel or concrete must be coordinated and approved with Landlord s on-site representative. A second exit is required if exit travel distance exceeds 75 within space or occupancy exceeds 50 people or space is greater than 1500 SQ. FT. (or as per code). Tenant s that are adjacent to service corridors must provide an alcove so that an exit door is fully recessed behind the lease line when in the open position. Tenant must match service corridor finishes established by Landlord throughout corridor side of alcove and provide sprinkler coverage. (see the Architectural Details section of this book). 16

22 Architectural Design Criteria In-Line Tenants Storefront Design Criteria Storefronts shall be designed, fabricated and installed by Tenant at Tenant s sole expense. Storefronts should be predominantly glass and emphasize well-designed architectural elements. Landlord encourages Tenant to provide a sense of entry and imaginative show window displays. St o r e f r o n t: Opening cannot exceed 50% of the total storefront width or a minimum of 6-0. Totally open storefronts are prohibited. Storefront must be self supporting. Closure shall occur behind the lease line. One entrance per elevation is permitted. Entry height shall be a minimum of 9-0 above finished floor. Swing doors are to be single acting in the direction of egress. Doors shall be fully recessed behind the lease line when in the open position. Door stops must be flush floor mounted. Single track, narrow style sliding glass doors shall be enclosed in a door pocket or partition when in the open position. Door tracks are to be recessed flush with the finish floor. Storefront doors must be equipped with emergency quick release locks, or as required by code. Key plates shall not face toward the mall common area and shall be mounted at 12 A.F.F. Sliding vinyl accordion doors are prohibited. Roll-up overhead grilles are discouraged. All storefront glass and glazing shall be tempered, beveled polished edges and shall be set with 1/8 open butt joints between panes. Silicone joint fillers are not permitted. Glass storefront systems that exceed 10-0 in height must be a minimum of 3/4 thick. Architectural glazing clips are required. Provide 3/4 x 3/4 black metal channel around the perimeter of the storefront separating Tenant s finish from Center s finish (if applicable). All storefronts shall have a minimum 4 high approved durable base. 17

23 Architectural Design Criteria Acceptable Storefront Materials: Gl a s s: Clear tempered with polished and beveled edges. Glass block. Sandblasted or stained glass. La m i n at e s: Corian or equal. Solid core. Vitracore or equal. Matrix or pattern finishes. Matt, and textured finishes. Me ta l s: Anodized aluminum. Brass. Bronze. Copper. Electrostatic colors. Stainless steel. Polished, brushed or textured. Ti l e: Ceramic, mosaic, terra cotta tile. Glass fiber reinforced gypsum. Polished or honed cut stone. Terrazzo. Wo o d: Finish grade hard woods painted or stained. Unacceptable Storefront Materials: Gl a s s: Mirror. Plexiglass. La m i n at e s: Simulated materials: (i.e., brick, stone, wood, etc.). Wood veneer laminates. Me ta l s: Antique. Unfinished. Ti l e: Clay shingles. Simulated masonry and stone. Vinyl tile. Wo o d: Distressed wood. Masonite. Plywood paneling. Unfinished wood. Painted gypsum board. Misc.: Asphalt shingles. Cedar shakes. Vinyl wall covering. In-Line Tenants 18

24 Architectural Design Criteria In-Line Tenants Control Zone Criteria The front 5-0 area from the storefront lease line has been designated as a control zone area. All Tenants must comply with these requirements. Fl o o r: Provide a smooth and level transition from Tenant s space to common area. Vinyl or rubber transitions are not permitted on the sales area. (refer to the Architectural Details portion of this book). Provide 4-0 minimum of hard surface transition flooring material past the point of entry. Ce i l i n g s: Ceiling elevations should vary within the 5-0 control zone. Locate exit sign behind ceiling soffit so as not to be seen from the Centers common area. Recessed incandescent down lights shall be used in the control zone. Track type lighting should be concealed and unobtrusive. Sprinkler heads in ceiling must be concealed, cover plates to be chrome or match ceiling color. Acoustical tile will not be allowed in control zone area. 19

25 Architectural Design Criteria In-Line Tenants Store Interior Design Criteria Tenant s are encouraged to provide a high quality, well detailed and unique interior environment. The interior and storefront design should reflect and compliment one another. The use of quality materials for flooring, walls, ceiling and lighting will accomplish this task. Fl o o r s: Tenant is responsible for installing all finished floor coverings. Provide metal terrazzo or butt jointing between all floor material changes (refer the Architectural Details section of this book). Provide waterproof membrane to base height where water is present, (i.e., restrooms) for upper levels Tenant s and all food Tenant s. Ce i l i n g s: Ceiling heights in Tenant s space shall be a maximum height of 11-0 and minimum of 9-0. Higher ceilings maybe allowed with Landlord s approval. Any alteration to structure or utilities shall be at Tenant s expense. All sprinkler heads must be semi-recessed or recessed throughout the sales area. Li g h t i n g: Tenant shall provide lighting for the entire leased premises. Neon will require PK housing through all penetrations. All store cases shall be adequately illuminated and vented. Display window illuminated during Center hours, controlled by a time clock. All store lighting shall be glare free. Flashing, spinning, chasing or strobe lights are prohibited. Wa l l s: Tenants shall provide the required rated gypsum wallboard for their side of the demising wall. All interior wall surfaces accessible or visible to the public must be finished in an appropriate manner using quality materials and finishes. All music, video, and pet shops require a minimum 2 sound insulation (refer to the Architectural Details section of this book). 20

26 Architectural Design Criteria In-Line Tenants Acceptable Store Interior Elements: Hardwoods. Ceramic tile. Natural stones. Metals. Laminates, Corian, etc. Carpet. Gypsum wall board. Concealed spline. 2 x 2 acoustical ceiling system with 3/8 tegular edge, non-fissured tile. (2 x 4 scored tile is acceptable). Slatwall. Painted gypsum. 2 x 2 fluorescent fixtures with parabolic lenses. Neon with PK housings through all penetrations. Track lighting cannot to exceed 5 in length. Unacceptable Store Interior Elements: Vinyl and rubber flooring and base are not allowed in sales area. Vinyl and rubber stripping between material floor changes. Unfinished concrete in sales area. Outdoor carpeting. Unfinished metals. 2 x 4 fluorescent fixtures. Prismatic or acrylic lenses. Exposed lighting in sales area. Strobe, spinner, chase, or moving type of lighting. 2 x 4 acoustical ceiling system in sales area. Mirrored ceiling. Note: Some elements are not allowed within the Design Control Zone. Requirements for the Design Control Zone shall take precedence. 21

27 Architectural Design Criteria In-Line Tenants Storefront Signage Design Criteria Signage is a major visual element to be provided by the Tenant. Imaginative, progressive and creative signage is essential to the success of the Tenants store. All signage are subject to Landlord approval. Landlord reserves the right to disapprove any signage that does not comply with Landlord s criteria. Signage Requirements: Not to exceed 70% of the width of the storefront. Letters shall not exceed 16 in height and 5 in depth (refer to the Architectural Details section of this book). Limited to Tenant trade name (d.b.a.) only as defined in the lease. Registered trademarks and manufactures labels are not allowed. Signage shall be placed on Tenant s storefront at a minimum of 8-0 A.F.F. Silk-screen signature area maybe applied to the interior surface at 3-0 A.F.F. Verbiage shall be limited to Tenant s name or logo with a maximum letter height of 3. All illuminated signs must be fabricated and installed according to national, local building and electrical codes and must bear UL label. All electrical penetrations through the storefront fascia for sign installation shall use PK housing. Provide access to transformer and local disconnect. A time clock shall control and illuminate Tenant s signage during Center hours. Interior signs that are visible from outside the Tenant s space must be approved by Landlord. All signage must be installed as per code. All wiring, raceways, cabinets, transformers, etc. must be concealed. Neon Requirements: PK Housings required with neon. If exposed neon, paint exposed end of PK to match adjacent surface. Provide clear standoffs. Exposed neon shall be on rheostat dimmer. Use no double backs if possible. If double backs are required, keep to a minimum quantity; paint out to match adjacent surface. Acceptable Sign Types: Fiber optics. Edge lit sandblasted glass. Light boxes if recessed and concealed. Routed backlit letters with translucent face. Dimensional letters of metal, or painted wood. Backlit individual letters pin mounted a maximum of 1 from a non-reflective background. High quality individual channel letters. Exposed neon backed by plexiglass as permitted by the Center. Unacceptable Sign Types: Vacuum formed luminous letters. Paper, cardboard, foamcore, cloth and decals. Signs painted directly on Tenant s storefront sign. Animated and flashing lights or lasers. Projecting box or cabinet type signage. 22

28 Architectural Design Criteria In-Line Tenants Storefront Blade Sign Design Criteria (if applicable) At designated Centers, Landlord encourages all Tenant s to design a unique non-illuminated three-dimensional blade sign. Blade sign and bracket are to be designed as an integral component of the storefront. All signage is subject to Landlord approval. Landlord reserves the right to disapprove any signage that does not comply with Landlord s criteria. Signage Requirements: Tenant shall design, furnish and install the blade sign and bracket. Tenant s name, logo and/ or graphic image. Blade sign to be non-illuminated. Image must be on both sides and right reading on opaque material. Must be of a hard durable opaque material. Maximum signage area shall be 6 square feet. Minimum signage area shall be 4 square feet. Material thickness shall be minimum of 1. The lowest point of the sign shall be at 8-0 A.F.F. Bracket shall extend 4-0 from storefront. All brackets must be structurally designed and mounted to Tenant s storefront by Tenant. Acceptable Sign Types: Wood. Metal. Etched materials. Vitracore or equal. Unacceptable Sign Types: Foamcore. Cardboard. Masonite. Paper. Vacuum formed signage. 23

29 Architectural Details Zone 1 24

30 Architectural Details Zone 1a 25

31 Architectural Details Zone 2 26

32 Architectural Details Zone 3 27

33 Architectural Details Zone 4 28

34 Architectural Details Zone 5 29

35 Architectural Details Zone 6 30

36 Architectural Details Zone 7 31

37 Architectural Details Zone 8 32

38 Architectural Details Zone 9 33

39 Architectural Details Neutral Pier 34

40 Architectural Details Neutral Frame 35

41 Architectural Details Neutral Pier Elevation 36

42 Architectural Details Neutral Pier Penney s Conditions 37

43 Architectural Details Neutral Pier Penney s Conditions 38

44 Architectural Details Typical Demising Partition WALL BUILDING STRUCTURE NOTE: VAV SYSTEMS MAY REQUIRE A RETURN AIR PLENUM. VERIFY IN FIELD THE LOCATION OF ANY TRANSFER GRILLS IN THE DEMISING WALLS. TENANT LEASE LINE (CENTERLINE OF DEMISING WALL) LANDLORD PROVIDES 11-0 MAX. CEILING CLEARANCE HEIGHT (ABOVE CONCRETE SLAB) SUSPENDED CEILING BY TENANT 5/8 TYPE x FIRECODE G.W.B. BY TENANT EXTEND TO UNDERSIDE OF CONSTRUCTION TENANT SPACE FINISH FLOOR BY TENANT METAL STUDS TENANT SPACE CONCRETE FLOOR SLAB NOTE: TENANT PENETRATIONS IN WALL MUST BE SEALED BY TENANT (IF APPLICABLE) 39

45 Architectural Details Typical Rear Alcove TENANT TO PROVIDE 1 HR RATED CEILING AT RATED CORRIDORS ALL FRAMING AND G.W.B. FOR DOOR RECESS BY TENANT TENANT TO PROVIDE SPRINKLER HEAD AND CONNECTIONS TO FEED FROM TENANT'S OWN SPRINKLER SYSTEM AT ENTRANCE VESTIBULE ILLUMINATED EXIT SIGN BY TENANT DOOR, FRAME AND CODE APPROVED HARDWARE BY TENANT (AT 1 HR RATED CORRIDOR DOOR.) SERVICE CORRIDOR TENANT SPACE 6 X 6 GA. METAL ANGLE CORNER GUARD BY TENANT MATCH CORRIDOR FINISH NOTE: 1. ALL RECESSED WALL SURFACES MUST BE PAINTED BY TENANT. 2. TENANT TO SEAL ALL EXPOSED CONCRETE FLOORS. SECTION 5/8" G.W.B. AND METAL STUD FRAMING BY LANDLORD METAL STUD FRAMING BY TENANT 5/8" G.W.B. BY TENANT 4-6 MIN. 1-6 MIN. SERVICE CORRIDOR TENANT SPACE DEMOLITION FOR DOOR RECESS BY TENANT TENANT TO SEAL FLOOR PLAN TENANT TO PROVIDE A 1 HOUR RATED PARTITION WHEN VESTIBULE OCCURS AT A RATED EGRESS CORRIDOR (TYP.) 40

46 Architectural Details Typical Sound Demising Partition TENANT SPACE TENANT SPACE TENANT LEASE LINE 5/8" FIRE CODE GYP. BOARD BY TENANT TO STRUCTURE ABOVE STEEL COLUMN V.I.F. MINIMUM 2" SOUND INSULATION FLOOR TO CEILING HT. (MIN.) BY TENANT ALTERNATING METAL STUDS BY LANDLORD NOTE: REQUIRED FOR ALL MUSIC, VIDEO, PET SHOPS AND ARCADES. 41

47 Architectural Details Typical Floor Transition CONCRETE FLOOR METAL EDGING CARPET CEMENTED DIRECTLY TO FLOOR. METAL TRANSITION (PROHIBITED AT STOREFRONT) MALL FINISH METAL TERAZZO DIVIDER STRIP TENANT FINISH THIN SET BED CONCRETE FLOOR FLUSH FLOOR TRANSITION (AT STOREFRONT ENTRY) NOTE: VINYL AND RUBBER TRANSITION STRIPS ARE NOT ALLOWED IN THE SALES AREA 42

48 Architectural Details Typical Toilet Layout 60" MIN. 15" MIN. 42" MIN. 1'-6" 18" MIN. GRAB BAR Ø5' 48" MIN. CLEAR. 6" PLAN NOTE: IT IS TENANTS RESPONSIBILITY TO FULLY COMPLY WITH TITLE III OF THE AMERICANS WITH DISABILITY ACT. ALL TENANTS MUST PROVIDE A FLUSH VALVE OPERATED TOILET. 12" MAX 42" GRAB BAR 36" MAX 24" 17"-19" 19" MIN. 33"-36" ROLL PAPER HOLDER ELEVATION 43

49 Architectural Details Typical Sign Section 5" 3 1/2" 1 1/2" 1 1/2" METAL STUD NEON TUBE TUBE SUPPORT AS REQ'D TRANSFORMER MOUNTED IN SHEET METAL BOX WITH VENTS - MUST BE ACCESSIBLE FOR SERVICE SEALTITE CONDUIT W/ CONNECTORS PK HOUSING PER U.L. REQUIRMENTS ADJUSTABLE MOUNT CLAMP & BACKING PLATE FOR P.K. HOUSING SUPPORT 3/8"Ø THREADED ROD 44

50 Architectural Design Criteria Food Court Tenants Food Court Design Criteria Tenants are encouraged to develop a unique and innovated design and not a traditional franchise look. It is Landlord s intent that food court tenants convey an open market atmosphere and therefore it is important that Tenant s design shall be compatible with neighboring tenants. Note: All food court tenants must comply with all health regulations and applicable ordinances of Local Jurisdiction. Control Zone Criteria The front service area from the food court lease line has been designated as a control zone area. All food court tenants must comply with this criteria. Co u n t e r t o p: The front counter shall be constructed of solid core surfacing material. Recesses in the top counter surfaces for cash registers, food trays, drink dispensers etc. must be set back a minimum of 8 from the front edge of the counter. Beverage machines and all other miscellaneous equipment on the front counter are subject to design re view. Equipment must be screened and recessed into the countertop, not to exceed 4-0 in height. Sneeze guards, shall be architecturally compatible with counter design and in accordance with code. Provide concealed lighting, in counter designs where appropriate. Countertop Materials: Brushed stainless steel. Natural stone (i.e., marble, granite, slate). Glazed ceramic tile. Solid surface (i.e., Corian, Avonite). Wood with clear finish. Laminate countertops are not acceptable. Ce i l i n g: Tenant shall provide a nonporous washable ceiling. Painted gypsum wall board, metal or a sealed wood ceiling shall be used in the control zone area. Lay-in ceilings are not acceptable in the control zone area. Li g h t i n g: Provide accent lighting at the countertop using recessed incandescent or pendent type fixtures. Provide recessed incandescent fixtures and concealed sprinkler heads within the control zone. Additionally, 2 x 4 fluorescent lighting is not acceptable in the control zone. 45

51 Architectural Design Criteria Food Court Tenants Fl o o r i n g: Provide a ceramic or quarry tile floor and base within the control zone area. Wa l l s: All wall materials shall be washable and nonporous (i.e., epoxy paint, ceramic tile, stainless steel). Provide a food preparation screen wall with service door separating the service and food preparation areas. Service door shall be self-closing to shield the back room from public view. Mirrored walls are not acceptable within control zone area. Menu Board: Menu boards shall be integrated into the overall store design. Menu boards shall be recessed or surface mounted onto the preparation screen wall. Menu Board must be illuminated either internally or externally whichever is best in keeping with the design theme of the store, at Landlord s sole discretion. Store Interior Design Criteria The use of quality materials for flooring, walls, ceiling and lighting is required and are subject to Landlord s approval. Ce i l i n g: Tenant shall provide a nonporous washable ceiling. Acoustic tile. Li g h t i n g: Fluorescent type lighting is acceptable. Fl o o r s: All materials shall be of a washable nonporous surface. Ceramic or quarry tile floor and base in food preparation area. Provide a waterproof protective membrane turned up to base height throughout entire space. 46

52 Architectural Design Criteria Food Court Tenants Signage Design Criteria Signage is a major visual element to be provided by the Tenant. Particular attention should be given to signage and graphics as they are an important part of the over all design theme. All signage is subject to Landlord approval. Landlord reserves the right to disapprove any signage that does not comply with Landlord s criteria. Signage Requirements: Each Tenant is required to design, fabricate, install and maintain, at Tenant s expense, cut out metal letters (1/4 thick aluminum suggested) at the sign valence. Such signage may be executed in the Tenant s letter style and color. Letters must not exceed 14 in height. Signage shall be limited to trading name and logo only. Landlord will provide Tenant s neon signage on metal trellis at Tenant s expense. All menu boards are to have changeable price and menu graphics. Other signage on the menu board is restricted to Tenant name and logo only. All illumination must be external; no internal illumination will be permitted. Photographs will not be permitted on the menu board. Materials should be non-reflective to avoid glare from external light source. No additional signs or advertising may be displayed in Tenant space or on demising piers. Hand lettered, non-professional signs or newspaper advertisements will not be permitted under any circumstances. No manufacturer s promotional signs or displays will be allowed. Service doors to Tenant areas will have standard identification designed and installed by Landlord at Tenant s expense. A steeped bulkhead and sign valence with soffit will be built by Landlord at Tenant s expense. Acceptable Sign Types: Edge-lit, silk-screened on etched glass or Plexiglass Halo-reverse channel with neon lightings in channels Multimedia combining different types of signage Signs created from materials such as brass and wood Individual dimensional letters applied directly to glass or other signing surface shall be at least ½ thick Letters formed from thin metal plate or similar materials shall be pin-mounted at least 1 from surface Letters or logos may be painted or etched directly to inside face of glass Storefronts as a major signage element Store name or logo used as a graphic band on glass storefronts shall not exceed 3 in height and must be 36 from finished floor Unacceptable Sign Types: Animated. Vacuum formed luminous letters. Can signs. Box signs. Foam core. 47

53 Architectural Design Criteria Food Court Tenants Signage Lighting: Signage lighting is encouraged. Electrical service to Tenant s signs shall be from Tenant s electrical service. No exposed conduit, tubing raceways, as well as conductors, transformers, and other equipment, shall be visible. Signage Fasteners: Signage fasteners shall be of hot dipped galvanized iron, stainless steel, aluminum, brass, or bronze. Black iron materials of any type are not allowable. Signmaker Labels: Signmaker labels or other identification shall not be permitted on exposed surface of signs, except those required by local ordinance, such labels or other identification shall be in an inconspicuous location. Note: Exposed raceways, ballast boxes, electrical transformers and sign company names are not permitted. 48

54 Architectural Design Criteria Food Court Tenants Extra Miscellaneous Info From Schedule C: 8. Materials approved for counter top are: stainless steel, brass, copper, ceramic tile, stone or hardwood with clear finish. Unacceptable materials include plastic laminates, bamboard, and plastic wood grains. 11. The Tenant may also have the option of an open storefront upon Landlord s review and approval, with free-standing display cabinets within the demised area. All such cabinets shall conform in design with counters or glass cases as described above. Floor finish between lease line and counter and the counter base, will be mall stone installed by Landlord at Tenant s expense. Tenant must use stone, quarry tile, or ceramic tile in areas visible to the public. 12. Movable and/or portable displays are not permitted. No displays or signs are permitted outside of the lease line. S1. Each Tenant is required to design, fabricate, install and maintain, at Tenant s expense, cut out metal letters (1/4 thick aluminum suggested) at the sign valence. Such signage may be executed in the Tenant s letter style and color. Letters must not exceed 14 in height. Signage shall be limited to trading name and logo only. S2 Landlord will provide Tenant s neon signage on metal trellis at Tenant s expense. S3 All menu boards are to have changeable price and menu graphics. Other signage on the menu board is restricted to Tenant name and logo only. All illumination must be external; no internal illumination will be permitted. Photographs will not be permitted on the menu board. Materials should be non-reflective to avoid glare from external light source. S4 No additional signs or advertising may be displayed in Tenant space or on demising piers. S5 Hand lettered, non-professional signs or newspaper advertisements will not be permitted under any circumstances. S6 No manufacturer s promotional signs or displays will be allowed. S7 Service doors to Tenant areas will have standard identification designed and installed by Landlord at Tenant s expense. S8 A steeped bulkhead and sign valence with soffit will be built by Landlord at Tenant s expense. L1 All lighting within Tenant s premises must by reviewed and approved by Landlord. L2 Tenants are required to install light fixture at Tenant s expense on the trellis above the counter as shown. A lighting track will be furnished by Landlord at Tenant s expense at straight sections of the Picnic trellis, curved sections of the trellis will have monopoint attachments furnished by Landlord at Tenant s expense. Fixtures shall be Capri type KT850P & KA15P with 75PAR30FL lamps. L3 Tenants are required to install light fixtures at Tenant s expense on soffit area above menu board as shown. Fixture shall be by Capri type KT850P & Ka15P with 75PAR30FL lamps. L4 Exposed bulbs used in store interiors must be shielded from the common area. No exposed fluorescent fixtures are permitted. L5 The color temperature of all store interior lighting should be equivalent to that of incandescent lamps. L6 All showcase and displays cases must be adequately lighted and ventilated during hours specified by landlord and controlled by time clock. (See Schedule B) L7 Fluorescent lighting may be used in the area beyond the demising pier, but must be 2 x2 with a parabolic type diffuser. L8 All signage and display illumination shall be illuminated during the hours the center is open and shall be controlled by a 24 hour clock. L9 A 10mm 3200k neon tube will be installed by Tenant at tenant s expense inside the counter rail. 49

55 Architectural Design Criteria Food Court Detail Tenant Plan 50

56 Architectural Design Criteria Food Court Detail Counter Elevation 51

57 Architectural Design Criteria Food Court Detail Counter Section 52

58 Architectural Design Criteria Food Court Detail Si g n a g e 53

59 Architectural Design Criteria Food Court Detail Si g n a g e 54

60 Architectural Design Criteria Lifestyle Wing Project Description The Lifestyle Wing will encompass an outdoor entry plaza with an urban streetscape of exciting retail stores. The addition features exterior facing tenants with facades reminiscent of an urban streetscape with extensive use of stone and masonry, decorative paving, and beautiful landscaping. The project features a grand entral plaza covered with a monumental canopy. Customers can also sit and enjoy the sights and sounds of the large tiered fountain. At night the fountain comes alive as the cascading sheets and dancing columns of water are accented with light. The plaza is intended to have an exciting urban feel, characterized by a variety of storefront designs and the added qualities found along urban streets and in lush urban parks. The plaza leads to a new mall entrance which will give customers convenient access into the center of the existing mall property. The new interior space is accentuated by barrel vaulted skylights that lead to center court. By applying the architecture of the exterior to the interior and adding high ceilings and clerestory, the new Lifestyle Wing creates a special place and experience for all customers. Retailers are encouraged to exhibit individuality in storefront design, subject to the design criteria described in this manual. This criteria ensures that design of the streetscape facades will be compatible with the existing mall, the high quality material palette utilized for the expansion and landscape and design guidelines outlined by the City. Storefront access will be accentuated by geometric paving patterns and low planting areas throughout the area. The plaza will feature landscaping, hardscape, comfortable seating areas and interesting water features - all acting to create an exciting urban shopping experience. Design Criteria Facade Design - General The facade criteria of the Lifestyle Wing is intended to give Tenants a substantial amount of design freedom - promoting each tenant s unique identity and the project goal of creating a high quality and visually rich retail environment. This collaborative approach celebrates each Tenant s image while providing a design framework that visually unites the complex as a whole. As illustrated on the Lifestyle Wing Plan on page 6, the primary exterior storefront facade is located on a plaza accentuated by paving, landscaping, and hardscape. Based on this plan, each facade s design criteria is differentiated and defined according to its location. These facade type designations are indicated on the Tenant Zone Plan, and relate directly to the facade height descriptions that follow. 55

61 Architectural Design Criteria Lifestyle Wing Tenant Scope Tenants will be responsible for the construction of their entire exterior facade from foundation to top of parapet and between demising wall centers on each side. A description of these elements can be found on the Tenant Zone Plan on page 94. Connection to the base building will be in accordance with the information provided in this manual and Landlord s working drawings and specifications. To accomodate each tenant s distinct design program, the landlord-provided interior floor slab, demising walls and the exterior ground slab may be initially held away from the lease line, which will create a flexible zone for the tenant s facade construction. Based on the final approved facade design, Tenants will be responsible for extending the interior slab and demising walls to the lease line as part of the Tenant s fit out. The Landlord will extend the exterior ground slab to the completed tenant facade subsequent to facade construction. Tenants must make a weather tight facade connection to Landlord s existing roof according to the notes provided on pages XX. Building Shell: Landlord shall provide a structurally sound and watertight building shell in accordance with Landlord s base building construction documents for Tenant s proposed use. Building shell to conform to the most recent applicable national, state, and local codes and ordinances. Storefronts: provided by Tenant in accordance with Landlord s base building construction documents. All tenant modifications to Landlord provided facades require Landlord review and approval prior to making modifications and are furnished and installed at Tenant sole cost and expense. 56