TENANT MANUAL 5 January 2006

Transcription

1 TENANT MANUAL 5 January

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3 TENANT MANUAL PEACHTREE MALL COLUMBUS, GEORGIA DEVELOPMENT AGENT General Growth Properties, Inc. 110 North Wacker Drive Chicago, IL Phone: Fax: ARCHITECT MSTSD, Inc Peachtree Street Atlanta, GA Phone: Fax:

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5 GENERAL INFORMATION Key Plan 7 Addresses 8-9 PLANS APPROVAL Drawings and Specifications 10 Landlord s Lease Requirements 10 Landlord s Approval DESIGN CRITERIA General 14 Floor Slab 14 Columns 15 Roof Penetrations 15 Exterior Walls 15 Interior Walls Storefront and Signs 16 Storefront Criteria Sign Criteria Service Doors (Exterior) 19 Service Doors (Interior) 19 Ceilings 20 Mezzanines 20 Fire Extinguishers 20 Landlord Construction Charges DESIGN CRITERIA- FOOD COURT Tenant Space Numbers 22 Sign Criteria 22 Storefront Control Area Finish Criteria Color Criteria 25 Lighting 25 Sanitary Sewer Code Enforcement 26 TABLE OF CONTENTS 5

6 UTILITIES HVAC Water and Sewer Service Gas Service 32 Telephone Service 32 Electrical Service Emergency Lighting 33 Fire Protection Sprinkler System 33 CONSTRUCTION Check-In Procedure 34 Insurance Requirements Work Area 35 Service Corridors 35 Trash Removal 36 Use of MaIl 36 Protection of Work and Property 36 Parking 36 Service Courts 36 DRAWINGS In-Line Tenant Elevation 37 In-Line Tenant Section 38 Court Tenant Elevation 39 Court Tenant Section 40 Parisian Court Tenant Elevation 41 Parisian Court Tenant Section 42 Food Court Tenant Elevation 43 Food Court Tenant Section 44 SUPPLEMENTAL CRITERIA Mechanical/Electrical Data Tabulation Chart 46 ADA Compliance & Hazardous Substances 47 6

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8 GENERAL INFORMATION LANDLORD General Growth Properties, Inc. 110 North Wacker Drive Chicago, IL Phone: (312) Fax: (312) ARCHITECT MSTSD, Inc Peachtree Road Suite 180 North Atlanta, Ga Phone: (404) Fax: (404) LEASING AGENT General Growth Properties, Inc Parkwood Circle Suite 400 Atlanta, Georgia Phone: (770) Fax: (770) MALL OFFICES Peachtree Mall 3131 Manchester Expressway Columbus, Georgia Mall Manager: John Pew 8

9 CODE ENFORCEMENT BUILDING CODES City of Columbus Department of Community Development Inspection and Code Enforcement Department Division th Avenue Columbus, GA Bldg. Official: William Duck, Jr. Senior Plan Examiner: Danny Cargill Phone: (706) Current Mandatory Codes as Adopted by Georgia Department of Community Affairs: SBCCI Standard Building Code (International Building Code), 2000 Edition, with Georgia Amendments (2002, 2003, 2004, 2005 and 2006) SBCCI Standard Gas Code (International Fuel Gas Code), 2000 Edition, with Georgia Amendments (2001, 2002, 2003 and 2005) SBCCI Standard Mechanical Code (International Mechanical Code), 2000 Edition, with Georgia Amendments (2001, 204 and 2005) SBCCI Standard Plumbing Code (International Plumbing Code), 2000 Edition, with Georgia Amendments (2001, 2002, 2003, 2004, 2005 and 2006) National Electrical Code, 2005 Edition, with Georgia Amendments (2006) International Fire Code, 2003 Edition, with Georgia Amendments (2005) International Energy Conservation Code, 2000 Edition, with Georgia Amendments (2003, 2005 & 2006) The Georgia State Fire Marshal's Office current mandatory codes and standards: NFPA 101 Life Safety Code, 2000 edition NFPA 13, 2002 edition International Fire Code, 2003 edition Georgia State ADA Coordinator's Office: Georgia Accessibility Code POWER COMPANY GAS COMPANY Georgia Power Company Post Office Box 1220 (31993) 1112 Fourth Avenue Columbus, Georgia Main Phone: (706) Eugene McNeil, Marketing Representative (706) Atmos Energy 2300 Victory Drive Columbus, Georgia (888)

10 PLANS APPROVAL DRAWINGS AND SPECIFICATIONS It is the intent of the landlord through the design parameters incorporated into this Tenant Manual to motivate the Tenant and/or tenant s architect to produce innovative designs exhibiting the highest standards of retail store design and construction. Drawings and specifications shall be prepared by a licensed Architect registered in the State of Georgia and shall bear the developer s name, name of tenant, store number and the Architect s registration seal (embossed), number and signature. LANDLORD S LEASE REQUIREMENTS Applicable as set forth In the Lease Agreement and as contained herein. LANDLORD S APPROVAL Tenant shall submit to the Landlord s Tenant Coordinator three (3) sets of preliminary prints which shall include the following as a minimum: 1. Key Plan showing location of Demised Premises within the shopping center. 2. Floor Plan locating all partitions, doors, store fixtures, plumbing fixtures and other construction. 3. Elevation or storefront, including intended signage. 4. Identification of all surface materials and finishes. 5. Location and quantity of all items required to penetrate curbed roof openings. 6. Description of HVAC systems including the major items of equipment, the air distribution system, the control system and the condensate disposal system. 7. Lighting plan and description of fixtures. 8. Location of electrical and telephone panels. 9. Reflected ceiling plans. 10

11 LANDLORD S APPROVAL (continued) 10. Description of any special features not adequately described by the above. Following submission and approval of the preliminary plans, the Tenant shall submit to the Landlords Tenant Coordinator 3 sets of completed construction documents containing all of the information required for the preliminary plans, as well as the following information: 1. Complete detailed dimensions. 2. Complete detail drawings of all elements, including the storage/mercantile area, fire separations and fixture layout. 3. Specifications describing all materials and work, including the statement that all work complies with all codes and ordinances. 4. Reflected ceiling plan locating all lighting, emergency lighting and exit signs, air conditioning, fire protection devices, including sprinkler heads and all other materials to be incorporated in the ceiling. 5. Complete description of structural support for all tenant items requiring such support, including load information on all such items. 6. Complete MEP drawing set signed & sealed by a licensed engineer including all required load calculations. 7. A complete electrical plan with the following information must be submitted, with a complete description of all electrical equipment, distributed systems and loads, including riser diagrams. a. Electrical fixtures, outlets and equipment locations. b. Single-line diagrams. c. Final fixture schedule. d. Panel loads. 8. A complete description of all Heating, Ventilating and Air Conditioning equipment and related systems, including but not limited to the following: 11

12 LANDLORD S APPROVAL (continued) a. Equipment capacities (heating and cooling). b. Equipment efficiencies (heating and cooling). c. Air distribution systems. d. Exhaust systems. e. Control system. f. Condensate disposal system. Your HVAC submittal must include completed plans and specifications indicating: a. Design criteria (indoor and outdoor). b. Load calculations. 9. A complete description of the plumbing system including provisions within the same to accept the condensate from the HVAC systems. 10. Distribution and magnitude of all dead and live loads imposed by Tenant construction on Mall construction. 11. Interior finish schedule with flame spread ratings, per code requirements. 12. Color chips and samples of storefront materials (finishes), firmly affixed to 8 1/2 X 11" illustration board and labeled. Where patterned samples are submitted, a large enough sample of the material must be submitted to indicate the pattern and the range of color of the material. 13. Door schedule, including door hardware and fire ratings. 14. Name of Tenant representative and/or construction representative or contact. 15. Estimated earliest date to begin Tenant s construction work. 16. Estimated time required to complete Tenant s construction work. 17. Key plan indicating location and space number of the Premises in the Mall. 12

13 LANDLORD S APPROVAL (continued) Submit plans to: General Growth Properties 110 North Wacker Drive Chicago, IL Phone: Fax: In addition to submitting plans and specifications to the Landlord, it shall also be the Tenant s responsibility to comply with all applicable requirements of all local governing codes and to obtain all necessary permits through the submission of plans and specifications to the City of Columbus Department of Planning and Development. The submission of plans and specifications to the Department of Planning and Development shall only be after correcting all errors and omissions and incorporating the Landlord s comments. Any approval or consent by Landlord shall in no way obligate Landlord in any manner whatsoever in respect to the finished product design and/or construction by Tenant. Any deficiency in design or construction although same had prior approval of Landlord shall be solely the responsibility of the Tenant. All materials and equipment furnished by Tenant shall be new and all work shall be done in a first-class workmanlike manner. 13

14 DESIGN CRITERIA GENERAL The existing Mall is indicated as such on the Lease Plan. Renovation of the Mall concourse tenant sign bands and neutral piers has been provided by the Landlord as shown In the construction drawings for the mall renovation. It is intended that the construction of each store in the existing mall should maintain the high standards required for the mall renovation. To this end, tenants providing renovation work in the existing mall shall follow the same storefront and sign criteria for the new Mall construction. Where shown on the Lease Plan, Tenant storefronts in the existing mall may be extended to the permissible storefront Iine as illustrated by the typical storefront cross section. Due to the varying conditions to be encountered in the existing Tenant spaces, each Tenant undertaking renovations must make thorough inspections of the Demised Premises prior to submitting preliminary design drawings to the Landlord. FLOOR SLAB (Addition) FLOOR SLAB (Existing) Tenant, at Tenant s sole cost and expense, shall provide the concrete floor slab In Tenant s Demised Premises. All new slab on grade concrete shall be minimum 4" thick, 3,000 PSI 28-day reinforced with 6 x 6 W2.9/W2.9 WWF at mid-depth and shall Include a six mil visqueen vapor retarder. A minimum 4" porous fill base of crushed gravel or washed pea gravel shall be provided by the Tenant. (Saw cut construction joints 1" deep with maximum modular spacing of 25 x 25.) On new slab construction, it shall be the Tenant s responsibility to properly match the elevation of the Mall slab, or should there be a difference in elevations, the Tenant will be responsible for making the proper transition between elevations in a safe manner so as not to create any hazards. The Tenant shall be responsible for soil treatment beneath slab and shall furnish the Landlord with a 5-year termite bond upon completion of the treatment. As indicated on the Tenant Package details, a portion of the slab adjacent to the lease line has been provided by the Landlord in some instances. Tenant shall be responsible for confirming actual condition at Tenant s individual location. The floor of the existing mall consists of a 4 concrete slab with 6 x 6 #10 W.M. over vapor barrier over 4" porous fill. The Tenant shall indicate on tenant drawings any proposed cutting or penetrations of the slab. All patching of the slab will be in accordance with the above specifications. 14

15 COLUMNS ROOF PENETRATIONS EXTERIOR WALLS Tenant s space shall have unpainted structural steel shapes and Tenant may not finish or cover the same without Landlord s prior written approval and all such covering materials shall be sufficiently fire retardant to comply with the requirements of the Landlord, the local building and fire department codes, the National Board of Fire Underwriters and the insurance companies insuring the Demised Premises (and the building of which the Demised Premises form a part) against fire. It should be noted with respect thereto that the demising wall columns may be thicker than the demising walls and may project slightly into Tenant s area. Roof structure over Tenant s space shall consist of structural steel framing, bar joists, decking, insulation and built-up roofing. All required penetrations of the roofing system must be clearly shown on Tenant s preliminary plans and specifications and approved by Landlord. All such penetrations will be made by the Landlord s roofing contractor at the Tenant s sole cost and expense, and will include as a minimum one air conditioner curb with temporary cover paid for in advance. In previously unleased space the exterior walls of the shell construction will be left exposed inside the Tenant area. These walls will be finished by Tenant at Tenant s expense as approved by the Landlord and will include the furnishing and installation of R-11 fiberglass insulation batts from floor to roof deck by the Tenant. Tenant shall not penetrate exterior walls without landlord s prior consent. Where service doors exist, tenant will be required to repair or replace any damaged doors, frames, or hardware at tenant s expense. Replacement materials shall be equal to or exceed the specifications for the existing door, frame and hardware. INTERIOR WALLS Landlord provides metal studs at the tenant demising walls in previously unleased space. Tenant spaces previously leased will have gyp board taped and bedded against the roof deck. Tenants will be required to repair and/or replace the existing gypboard in order to maintain a one-hour fire separation between tenants. 15

16 INTERIOR WALLS (continued) STOREFRONT AND SIGNS New demising work will consist of 5/8" fire resistant gyp board taped and bedded airtight against the roof deck. The rear side of the Valance/bulkhead wall located between the neutral piers shall be covered with one layer of airtight 5/8" gyp board by the tenant up to the roof deck. Any required repairs to the bulkhead shall be at the sole cost and expense of the Tenant. The dividing line between Tenant spaces may or may not coincide with column center lines. All treatments, finishes and furring desired by Tenant related to those columns occurring on dividing lines and inside the Demised Premises shall be performed by Tenant in strict compliance with the Building and Fire Protection code requirements, as well as the requirements of the National Board of Fire Underwriters and the insurance companies insuring the Demised Premises (and the building of which the demised premises is a part) in the building of which it is a part against fire. STOREFRONT CRITERIA Landlord shall leave the storefront area open between the neutral piers at Tenant s common dividing partitions and from the Mall finish floor to the underside of the neutral band. In accordance with the approved working drawings and specifications submitted by Tenant and approved by Landlord, Tenant shall construct and complete the storefront to the full storefront opening height and Tenant shall be required to make suitable attachment or termination of construction of the storefront to the soffit provided and proper closure thereof against neutral strips as indicated in details in the Landlords construction drawings. Said storefront shall be structurally independent from Landlord s bulkhead. Tenant must refer to Landlord s construction drawings for typical neutral pier details and locations of any special neutral piers which may affect the size of the Tenant s storefront. The requirements set forth herein represent minimum standards for design, construction and finish of the tenant storefronts. The Tenant s work shall be subject to both the following requirements and specifications, and those contained in the lease agreement. Food Court tenants should refer to the Design Criteria - Food Court section of this Tenant Manual for additional requirements. 16

17 STOREFRONT CRITERIA (continued) 1. Storefront construction shall extend from the floor slab to the underside of the neutral band 14-6 above finish floor, and shall extend horizontally to the neutral piers at each side of the Demised Premises. No portion of the tenant storefront shall project beyond the tenant lease line with the exception of the storefront sign, which may project a maximum of 5 beyond the face of the sign band. 2. Storefronts shall be designed, fabricated and installed by the Tenant at Tenant s expense. The Tenant s storefront area shall include a minimum of 80% open or glass area. All storefront glass must be tempered. 3. Storefront opening heights shall be no less than 8 -O above finish floor. 4. Swinging doors shall not project beyond the tenant lease line. 5. Thresholds or door tracks shall maintain a flush elevation with the Landlord s Mall floor, and any necessary recessing of the track shall be installed in a manner that will not damage the Mall floor. 6. The following materials are prohibited on the storefronts: a. Simulated versions of brick, stone, or wood. b. Plastic laminates other than solid colors. (All plastic laminate must be on particle board or similar substrate.) Plastic laminates are allowed only with Landlords prior approval. c. Pegboard walls and pegboard fixturing systems. d. Vinyl wall covering or wall paper. e. Cork or cork tile. f. Painted gypsum board storefronts. 7. All Tenant storefronts shall be structurally independent, and shall not be suspended from the Landlord s neutral band, mall soffit, roof structure, or attached to the metal roof deck. However, bracing to the Landlord s structure is permitted. 8. Storefronts shall be constructed of noncombustible materials, except where fire resistant treated materials are permitted as approved by Jurisdictional authorities. 17

18 STOREFRONT CRITERIA (continued) SIGN CRITERIA 9. The Tenant is required to extend the Mall floor finish material from the lease line to the storefront closure line. Extension of the Mall floor finish materials shall be coordinated by Tenant through Landlord s Tenant Coordinator. For Mall Tenants other than Food Court Tenants, the sign area and placement of signs within the sign area shall be integrated with the storefront design. Food Court Tenants should refer to the Design Criteria - Food Court section of this Tenant Manual for additional requirements. 1. Each Tenant is required to design, fabricate, install and maintain a sign at Tenant s expense, and must have Landlord s approval. Tenant shall only be allowed one storefront sign unless otherwise agreed to by Landlord. All signs must be approved in writing by the Landlord with respect to design and placement prior to Tenant beginning its work. 2. Signing shall be limited to trading name and logo only. 3. No animated components, flashing lights, formed plastic, injection molded plastic or box-type signs are permitted. 4. Solid panel signs shall not be permitted. 5. Metal letters must be a minimum of six inches in height (for lower case) and must not be less than one inch nor more than five inches in depth, measured from the face of the sign band. 6. Internally illuminated channel letters with opaque metal sides and plastic face shall be approved at Landlord s discretion. Illumination within letters is 3200 K K neon. Letter returns are to be finished to match the sign color as selected by the Tenant or as approved by the Landlord. 7. Exposed neon signage shall be permitted as approved by Landlord. 8. Signs attached perpendicularly to the storefront shall not be permitted. 18

19 SIGN CRITERIA (continued) 9. Sign shall be attached parallel to the storefront. Signs shall not extend perpendicularly from face of sign band. 10. The extent of the combined letters and logos shall not exceed 75% of the storefront width. 11. All lighted signs shall be UL approved. 12. No signs shall be permitted on the exterior of the building unless specifically agreed to in the Tenant-Landlord lease agreement. If permitted, exterior signs shall not exceed 24" in height, shall be located no more than 12-0 above finish floor and no less than 10-0 above finish floor. Color of exterior signs shall be white, unless approved otherwise by Landlord. SERVICE DOORS (EXTERIOR) SERVICE DOORS (INTERIOR) In previously unleased space, Landlord will furnish and install a 3-0 x 7-0 service door (hardware Included) at Tenant s expense. The Landlord will charge the tenant a total of $ per exterior service door. In previously leased store space, it will be Tenant s responsibility to repair or replace the existing door and/or hardware at the direction of the Landlord. Tenant shall furnish and install a 3-0 x minute fire-rated hollow metal service door (with hardware) and hollow metal frame with a 2 header in the wall connecting the Demised Premises to any adjoining service corridor(s) where required by codes and/ or governing authorities. Service doors shall be of equal quality as those provided by the Landlord in exterior walls, and shall be at Tenant s sole cost and expense. The door(s) and hardware shall be in compliance with all codes and governing authorities and shall be for exit purposes. The door shall be installed to swing in an outward direction toward the service corridor. Place door in recessed pocket so swing does not block corridors. 19

20 CEILINGS 1. Landlord will provide a minimum clearance of 12 feet in height from the concrete slab to the top of the Demised Premises, unless otherwise shown in the Mall drawings. Tenant shall, at Tenant s sole cost and expense, construct a finished ceiling having a height of no greater than 12 feet above the finished Mall floor. Ceilings must comply with all codes, ordinances, and governing authorities. Landlord s structure is designed for support of a typical lay-in type ceiling system. Any ceiling system deviation should be reviewed by Landlord s structural engineer and approved in writing. 2. Should the Tenant elect to install a gypsum board ceiling or other inaccessible ceiling systems, the Tenant shall install, at Tenant s sole cost and expense, an access panel so that all Tenant and Mall equipment, utilities, dampers, etc. are accessible and serviceable. 3. Tenant shall under no circumstance place or allow exposed wood framing or blocking above the finish ceiling. All ceiling material must comply with the building codes, fire protection codes and requirements of the National Board of Fire Underwriters and be approved by the Landlord. MEZZANINES FIRE EXTINGUISHERS LANDLORD CONSTRUCTION CHARGES Mezzanines shall not be allowed unless approved in writing in advance by the Landlord. Tenant shall provide fire extinguishers within the Demised Premises to comply with the local fire code. (See Standard Fire Code #603.3.) Installations shall be in compliance with NFPA #10 for location, travel and type of extinguisher. Tenant and/or Tenant contractors will be required to pay for all Landlord provided items in advance before construction may commence. 1. Temporary power for Tenant s work will be available and Tenants contractor will pay $.75/sf or $750.00, whichever is greater, commencing the date Tenant begins construction. 20

21 LANDLORD CONSTRUCTION CHARGES (continued) 2. Trash removal shall be the responsibility of Tenant s General Contractor 3. See also Check-In Procedure and Insurance Requirements in this document. 4. The following applies to tenant spaces in the existing mall and in the new expansion after grand opening. The Landlord may provide for tenant s use during construction of tenant s work a full height temporary barricade at the storefront lease line. Such barricade shall be furnished and installed by Landlord. Tenant shall reimburse Landlord for the use of said barricade and amount of $55 per linear foot of tenant s storefront barricade area. 21

22 DESIGN CRITERIA FOOD COURT DESIGN CRITERIA (FOOD COURT) Food Court Tenants referred to in this brochure shall be Tenants No. F2, F3, F4, F5, F6, F7, F8, F9, F1O, F11 and 1D. SIGN CRITERIA All sign criteria as listed in this document shall apply to Food Court Tenants. The Food Court Tenant shall be required to remove the existing canopy as indicated on the Food Court storefront drawing in this document. The sign band which Food Court Tenants must use occurs 8-0 above the Mall finish floor and extends to 12-6" above finish floor. In no event shall the Tenant sign occur outside of this area without Landlord s prior written approval. 1. Menu board signs must be located only within areas which are designated as such along the bulkhead at the Control Line. 2. Menu board proposals shall be submitted to the Landlord by the Tenant in submission package and are subject to Landlord approval. STOREFRONT CONTROL AREA 1. Ceilings: 2. Walls: The ceiling height in the area between the Lease Line and the Control Line shall be 12-0 above finish floor, except over the service counter as indicated. a. The interior wall at the Control Line (9-0 minimum behind Lease Line) shall be either a bulkhead 7-0 minimum above the finish floor or a closed wall, floor to ceiling, with openings as required to the food preparation area. 22

23 STOREFRONT CONTROL AREA (continued) b. Demised walls to the bulkhead (control line) shall be finished with glazed tile from the floor to 12-0 above finish floor and painted gypsum board above, in colors as approved by the Landlord. c. Tenants who do not close their service areas at the Design Control Line must continue demising wall and floor finishes to closure wall. d. Cooking exhaust hoods along the front face of the wall at the Control Line are subject to the approval of jurisdictional authorities. Exhaust hoods located along the rear side of the menu board wall are recommended. 3. Millwork/Counters/Fixtures: a. Front counters are required at all Food Court Tenants to maintain a consistent design theme. b. Front counters shall be a minimum of 3-0, a maximum of 3-6 in height, and a minimum at 2-0 in depth. Counter fronts shall be furnished by Tenant and shall be subject to approval by the Landlord. c. Front counter facing shall be a hard surface material such as ceramic tile, plastic laminate, brass, or other quality metal. Wood is not acceptable. d. Counter top finish material shall be by Tenant and shall be either solid color plastic laminate, Corian, tile, or stainless steel. e. Tenant s spaces which do not have direct access to the exterior or a service corridor shall include an access door in the counter design. Otherwise, no access doors between the Tenant spaces and the Food Court will be permitted. f. Tenants shall install and maintain dry chemical or other extinguishing devices approved by the fire insurance rating organization and the local fire department. 23

24 STOREFRONT CONTROL AREA (continued) 4. Overhead Rolling Grille: a. Each Tenant has the option to provide an overhead rolling grille closure. b. Overhead rolling grilles shall be by Cookson, Design G 5014 clear anodized finished grille, bottom bar and lock or approved equal. c. Grilles must be supported independently of Landlord s basic building structure. d. Overhead rolling grilles shall be located as indicated. FINISH CRITERIA Tenant shall provide all finishes within the Demised Premises and visible to the public according to the following restrictions: 1. Acceptable finish materials for walls and partitions include white ceramic tile, specialty glazed tile, porcelain panels, glazed brick, painted steel, solid core plastic laminates, stainless steel, or tempered glass. Artificial materials intended to simulate wood, stone, brick, or tile are not acceptable. 2. Acceptable finishes for equipment such as cabinets, counter faces and Fronts (except the public side of main service counter), display cases, cash registers, scales, cooking equipment, etc., include all the finishes allowed in item 1 above. 3. Acceptable ceiling finishes include painted gypsum board and other systems with concealed spine or concealed hanging systems which can be easily washed. 4. Menu board shall be a maximum of 3-0 in height. Design of menu board shall be subject to the Landlord s approval. 5. All floors within the Demised Premises shall be tile. Areas of the Tenant space visible from the Food Court shall be hard tile, color as approved by Landlord. 24

25 FINISH CRITERIA (continued) 6. General Note: Particular attention shall be given to the visual organization of the rear and side walls of serving area. Equipment catalog cuts and layout shall be submitted for approval. COLOR CRITERIA Within an organized architectural framework of Landlord bulkhead and neutral piers, the dominant visual elements will be the individual excitement of the Tenant spaces. Rather than establish binding criteria which would limit the Tenant s color selection, it is the intent of the Landlord to provide guidelines for an innovative design solution in keeping with the Tenant s retail signature. Lively colors, unique counter configurations, and the creative use of materials are strongly encouraged. 1. Tenant store interiors should be lively and engaging in color. No two adjacent vendors will be permitted to use predominantly white, beige, or other light neutral color as their dominant interior color. 2. Each Tenant s design will be reviewed in the context of previously reviewed adjacent storefronts and color schemes. LIGHTING 1. Tenant shall provide all lighting behind the Lease Line. All fixtures visible to the public are subject to the Landlord s approval. 2. Fixtures used for lighting of the menu board and counter tops shall be controlled by dimmers. SANITARY SEWER Restaurant Tenants as designated by the Landlord, shall install at tenant s sole cost and expense a grease interceptor sized to fit its needs (1,000 gal. minimum). The location of the grease interceptor shall be approved in writing by Landlord prior to installation. Food Court Tenants must hook up all store discharges to grease sink provided by Landlord. All lines must be hot water flushed prior to use. 25

26 CODE ENFORCEMENT In addition to the Building Department and the Fire Marshal, one (1) set of plans shall be submitted to: Columbus Health Department Columbus, Georgia Attention: Jell Gary Phone: (706) Note: Two (2) full sets of plans, including architectural, mechanical, and electrical drawings, shall be submitted to the Building Department and Fire Marshal for their comments and approval. Only food establishments need to submit plans to the Columbus Health Department. For these Tenants, Health Department approval must be received prior to submitting to the Building Department. Allow approximately three weeks for Health Department review. 26

27 UTILITIES HEATING, VENTILATING AND AIR CONDITIONING (HVAC) Tenant, at Tenant s sole cost and expense, shall provide and install a complete HVAC system in the Demised Premises, all in accordance with provisions of the lease. HVAC units shall be as manufactured by Trane, Carrier, or York. The Tenant shall design and install all work and/or systems or sub systems related to the HVAC unit, and required by same to be complete and functional in every respect, including but not limited to the air distribution system, the power wiring system, the condensate disposal system, the heating system and the ventilation system. All said design and installation shall be at Tenant s sole cost and expense and shall be in strict compliance with manufacturer s installation requirements. The Tenant s HVAC contractor shall extend the condensate drain from the stub at the roof curb opening and to the sanitary sewer line within the Demised Premises. Tenant shall provide all required piping, fittings, hangers, insulation, etc. as required. The entire cost of the condensate disposal system shall be borne by the Tenant. The Landlord shall have the authority to reject any faulty or improper or nonworkmanlike installation. All said installations shall be corrected at the Tenant s sole cost and expense. The Landlord specifically disallows the use of pitch pockets on this project. In those events where roof penetrations are required for the passage of power wiring, control wiring, condensate drains, refrigerant piping, etc. and said penetrations cannot be confined within the HVAC curb, then and only then, shall the Landlord approve alternate methods. Any such alternate method shall in general require the installation of a pipe curb and shall be clearly defined by the Tenant s drawings and specifications. The Landlord specifically disallows the use of pipe rollers or similar devices, which are potentially damaging to the roofing materials or to the building structure, for moving HVAC units across the roof surface. The Tenant s HVAC control system shall be designed for continuous fan operation during occupied hours. The Tenant s room thermostat shall not be equipped with a fan on- 27

28 HVAC (continued) auto switch which would permit intermittent fan operation but shall have a heat-offcool system switch only. Tenant s Electric Heater: Tenant s electrical heater may be built into the Tenant s air conditioning unit or may be of the duct mounted type. In either case, the heater must incorporate all safety devices required by the National Electric Code and all other local codes and shall incorporate the necessary interlocks to prevent operation in the reheat mode. Outside Air: The Tenant shall introduce outside air for ventilation purposes into the Demised Premises through the air conditioning unit only and then only in a tempered and filtered condition. The HVAC equipment shall include a manual outside air damper and hood assembly capable of delivering up to 25% outside air. The HVAC equipment may include a 100% outside air system so designed and controlled as to provide free cooling under certain conditions. Design Conditions - Heating of the Tenant s Demised Premises: Inside Design Dry Bulb Temperature: 72 F Outside Design Dry Bulb Temperature: 24 F Design Conditions. Cooling of the Tenant s Demised Premises: Inside Design Dry Bulb Temperature: 76 F Inside Design Relative Humidity: 50% Outside Design Dry Bulb Temperature: 93 F Outside Design Wet Bulb Temperature: 76 F Design Conditions - Ventilating of the Tenant s Demised Premises: Total air circulated will be based on internal sensible heat load at peak requirements but shall not be less than code requirements or less than minimum air requirements of the HVAC unit. Tenant s systems shall provide a minimum of 10% outside air for ventilation but not less than 0.1 CFM per square foot of lease area and not less than code requirements should same be greater. 28

29 HVAC (continued) Tenant s toilet exhaust system shall be designed and installed to meet requirements of all applicable codes. Only mechanical exhaust systems shall be permitted. The landlord requires the use of a code approved ductless type, re-circulator tank with a bacteriostatic, chemical filter in lieu of conventional fans which require a roof penetration. All such roof penetrations must be accomplished by the Landlord at Tenant s sole cost and expense. Design Conditions - Building Factors: U Factor for the roof assembly -.1 BTU/HR - F (includes no finish ceiling). U Factor for the exterior wall assembly -.09 BIU/HFI - SF - F (includes 9-11 batts and interior gypsum board provided and installed by Tenant). Ductwork and Air Distribution Devices: All Tenant s ductwork shall be designed, furnished and installed by Tenant in strict accordance with ASHRAE Guide (latest edition) and the SMACNA Construction Standards (latest edition). All ductwork shall be sheet metal. Special Make-Up Air: Where special equipment such as restaurant exhaust systems, etc. tend to create negative pressures within the Tenant s Demised Premises, the Tenant shall furnish make-up air in a quantity equal to that being exhausted, except where approved in writing by Landlord. All ducts, fans, filters, controls, etc. required to deliver said makeup air shall be at the Tenant s sole cost and expense and in a manner approved by the Landlord. Relief Air: Where Tenant s space is not odor producing, excess air may be relieved directly into the Mall. This will not release the Tenant from responsibility of providing the necessary mechanical exhaust as may be required by Code. Restaurant, Grill, or Odor Producing Areas will be as required by Code and as required to eliminate intrusion or infiltration of odors into the Mall, public areas or other Tenant spaces. Hoods, filter, fire protection equipment and any equipment such as exhaust fans and ducts shall be furnished and installed by Tenant at Tenant s sole Cost and expense. Tenant must submit all information pertaining to this Section at the same time that it submits its Preliminary Plans for approval, and incomplete or sketchy submittals by Tenant shall automatically be disapproved by the Landlord. 29

30 HVAC (continued) Exhaust fans will be of the interior type or root mounted type. If root mounted, they shall be installed on a curb which is to be installed by the Landlord s roofing contractor at the sole cost and expense of the Tenant. If interior type, they shall have properly built and installed roof caps approved in writing by the Landlord s engineer. Wall caps will not be permitted. Where roof mounted equipment is used, framing is required when any of the following conditions occur: The largest roof opening dimensions exceeds 12. The combined weight of the curb and equipment exceeds 100 lbs. All such roof opening frames are to be installed at the sole cost and expense of the Tenant and with the approval of the Landlord s engineer who shall be advised concerning the weight and size of all such equipment. All roof cuts and repairs will be performed by the Landlord approved roofing contractor at the Tenant s sole cost and expense. Location of Equipment: All Tenants components will be located within or directly above the Tenant s Demised Premises and so installed and located as to provide ease of removal or maintenance. Tenant shall provide adequate access panels as required by Landlord. Tenant s piping will be in strict accordance with ASTM and ASA standards. Return Air: Tenant shall design its HVAC system utilizing a ducted return air system. The space above the ceiling shall not be used as a return air plenum unless the tenant has verified in writing to the Owner that no combustible materials are exposed within the return air space. Temperature Control System for Tenant s Store: Each of the respective Tenant s Demised Premises shall have its own thermostat or thermostats, depending on the number of control zones, which will control the HVAC equipment operation during regular business hours. 30

31 HVAC (continued) Tenants shall maintain a minimum of 55 degrees farenheit temperature within the Tenant s Demised Premises during winter months. Should the Tenant require any control devices such as time clocks, night set-back thermostats, mark time switches, etc. to perform this function automatically, the Landlord strongly recommends that the Tenant negotiate directly with the HVAC contractor for the installation or retain the services of a qualified control company for the installation. In any case, the system shall be installed in accordance with the manufacturer s instructions and shall be subject to the Landlord s approval. The Landlord requires that each Tenant retain the services of a qualified heating and air conditioning service company to perform routine preventive maintenance on the rooftop air conditioning units and equipment. Failure to maintain the units as recommended by the equipment manufacturer may void the Tenant s HVAC contractor s warranty. All power and control wiring, condensable drains, etc., shall be routed through the roof curb opening and in through pitch pans. WATER & SEWER SERVICE (Existing Tenant Spaces) WATER & SEWER SERVICE (Addition - New Tenant Spaces) Existing tenant spaces are provided with an individually metered water stub and sanitary waste system stub. Tenant shall be responsible for completing all additional plumbing from Landlord s service locations into and throughout the Demised Premises including provisions for condensate disposal. Water and sewer systems within the Demised Premises shall be installed by Tenant. Tenant shall pay to Landlord its proportionate share of the initial water and sewer availability and/or impact tees. Restaurant Tenants must provide a grease interceptor sized to fit its needs (1,000 gal. minimum) at Tenant s sole cost and expense. The location of the grease interceptor shall be approved in writing by Landlord prior to installation. Landlord will provide a sanitary sewer line below grade within each tenant space (no stub-up will be provided). The location of this line within each space may vary. The tenant will be provided with the general location of the line. Tenant shall be responsible for completing all additional plumbing from Landlord s service locations into and throughout the Demised Premises including provisions for condensate disposal. All water and sewer 31

32 WATER & SEWER SERVICE (Existing Tenant Spaces) (continued) GAS SERVICE TELEPHONE SERVICE systems within the Demised Premises shall be installed by Tenant. Individual 3/4" water stub shall be provided by Landlord. Tenant shall arrange for and pay for meter/regulator assembly including tapping fees (to water company). Tenant shall pay to Landlord its proportionate share all the initial water and sewer availability and/or impact fees. Restaurant Tenants must provide a grease interceptor sized to fit its needs (1,000 gal. minimum) at Tenant s sole cost and expense. The location of the grease interceptor shall be approved in writing by Landlord prior to installation. Natural gas services have been extended to the Mall building and will be available for Restaurant and Food Court Tenant use only. See General Information for gas service contact. The Tenant must arrange with the local gas company for meter installation. Tenant s plumber will be responsible for routing the gas line from meter bank at service court to Tenant s space. Tenant shall coordinate routing of gas line with Tenant Coordinator. The Landlord will arrange with the telephone company servicing the entire Shopping Center to install telephone service to the telephone equipment rooms located as determined by the Landlord. Tenant shall arrange with the telephone company to bring such service from said service point into the Demised Premises, and any and all cost so incurred shall be borne by Tenant. ELECTRICAL SERVICE Landlord shall provide an electrical service gutter, 277/480 volt 3 phase 4 wire, and a tap for Tenant s electrical service for the Demised Premises. Landlord shall provide an empty conduit from the electrical service gutter to the Demised Premises. The empty conduit shall be sized to accommodate a copper conductor based on a design load of 20 watts per square foot (of Demised Premises) connected load. Any increase above this connected load must be approved in writing by Landlord. Any change in the conduit size will be at Tenant s sole cost and expense. Landlord shall furnish a meter base with conductors to the line side of meter base. Tenant s responsibility will begin at the load side of the meter base, at which point the Tenant shall furnish and install, at Tenant s sole cost and expense, an appropriately sized fused disconnect switch. Tenant s work shall include providing and installing the electrical conductor from the electrical service gutter to the Demised Premises and the furnishing and installing of the meter and all other incidentals 32

33 ELECTRICAL SERVICE (continued) and appurtenances required for complete electrical service for the Demised Premises. The power characteristics of the electrical service provided shall be 277/480 volt 3 phase, 4 wire, 60 cycle. All electrical wiring to and in the Demised Premises and for the lighting fixtures to be placed therein shall be installed by the Tenant. In accordance with provisions of the lease, all fluorescent lighting and all large power equipment shall be served by 277/480 volt system and all incandescent lighting convenience outlets and small power equipment shall be served by a 120/208 volt system. It Tenant s needs require a reduction of voltage to 120/208 volt system, Tenant shall be required to install and maintain the proper type transformer equipment necessary to reduce the voltage to the 120/208 volt system. The Tenant shall provide all wiring, disconnecting and starting devices for the HVAC units. Any additional controls and interlocks over and above typical thermostat control required by the Tenant shall be furnished and installed by the Tenant, including all wires required by same. All wiring shall comply fully with all applicable codes and shall be installed in a professional and workmanlike manner. Tenant shall be required to submit all the necessary information as to its electrical power needs to the Landlord for approval. EMERGENCY LIGHTING Each Tenant shall provide emergency lighting in accordance with all applicable codes in sales area and stockrooms leading to emergency exits. All such light should be clearly marked on Tenant s electrical plans. FIRE PROTECTION / SPRINKLER SYSTEM Landlord shall provide a fire protection sprinkler line into the Demised Premises. Tenant shall complete all distribution and appurtenances within the Demised Premises at Tenant s sole cost and expense. Tenant s fire sprinkler contractor shall make his connection to the landlord s fire main by providing and installing victaulic connections. Tenant must use Landlord s approved sprinkler contractor and conform to all insurance requirements with regard to design and installation of the fire protection sprinkler system within the Demised Premises. Tenant shall pay for all sprinkler work in the Demised Premises through direct contract with Landlord s approved sprinkler contractor. 33

34 CONSTRUCTION CHECK-IN PROCEDURE Prior to the start of any work, Tenant contractors are required to check in with the Landlord s Construction Coordinator. The following items must be provided or acknowledged prior to any work commencing: 1. Present Building Permits, approved and issued by the Building Department. 2. Furnish proper evidence of required Insurance coverage. 3. Sign for and take possession of keys to service door of Premises (if any) and acknowledge proper installation and operation of said service door. 4. Furnish names and phone numbers (office and home) of Tenant s contractor s supervisory personnel. 5. Furnish names and phone numbers of prime subcontractors. 6. Acknowledge receipt of information concerning all concealed piping, conduit, etc. that is installed below, within or above the Premises. 7. Acknowledge receipt of a copy of these Construction Procedures. 8. Pay for all construction charges as set forth in the Lease Agreement. No work will commence prior to Landlord s receipt of monies for construction charges. 9. Pay to Landlord s Representative (Tenant Coordinator) a security deposit of $5,000, refundable upon acceptance of completed work by Landlord. INSURANCE REQUIREMENTS Tenant and/or Tenant s contractor and subcontractors shall be required to provide In addition to the insurance required to be maintained by Tenant pursuant to the lease, the following types of insurance and the following minimum amounts naming Landlord and any other persons having an interest in the whole Shopping Center as additional insured as their interest may appear, issued by companies approved by the Landlord: 34

35 INSURANCE REQUIREMENTS (continued) 1. General liability coverage with limits of $2,000,000 per occurance and in the aggregate. Additional insureds shall include: Peachtree Mall, L.L.C. GGPLP, L.L.C. GGP Limited Partnership General Growth Management, Inc. General Growth Properties, Inc. 2. Workman s compensation coverage with the following limits for the employer s liability coverage thereunder or statutory limits: $500,000 each accident, $500,000 each disease, $5,000,000 policy limit on disease. 3. Builder s Risk: Completed Value Fire and Extended Coverage covering damage to the construction and improvements to be made by Tenant in amounts of at least equal to the estimated completed cost of said construction and improvements with 100 percent coinsurance protection. 4. Automobile liability coverage with limits of $2,000,000 combined single limit. WORK AREA SERVICE CORRIDORS 5. Payment and Performance bonds for 100 percent of the value of work to be accomplished. All bonds shall be dual or multiple obliges bonds inuring to the benefit of Landlord, Tenant, and other persons as Landlord shall require. Cancellation Clause: 30 day notice Original or duplicate policies for all the foregoing insurance shall be delivered to the Landlord before Tenant s work is started and before any contractor s equipment is moved on to any part of the whole Shopping Center. In all other respects, the insurance coverage above-mentioned shall comply with the provisions of the lease. Insurance carriers shall give a Best s rating of A-VII or better, and shall be registered or authorized to do business in Georgia. All of Tenant s contractor s work, storage of materials, construction office and other functions must be confined to within the Demised Premises, except for: 35

36 TRASH REMOVAL 1. Construction of the Mall side of the storefront. 2. Work required in spaces above or below the Demised Premises. Service corridors shall be kept clear of materials, equipment, debris, and trash at all times, if necessary, the Landlord will clear service corridors of any and all such items and charge the Tenant. USE OF MALL PROTECTION OF WORK AND PROPERTY Contractors and/or subcontractors participating In the Tenant s work shall be required to move and dispose of, at least once a week and more frequently as Landlord may direct, all debris and rubbish caused by, or resulting from the work and upon completion, to remove all temporary structures, surplus materials, debris and rubbish of whatever kind remaining on any part of the whole Shopping Center or in proximity thereto which was brought in or created by the performance of Tenant s work. If at any time Tenant s contractors and subcontractors shall neglect, refuse, or fail to remove any debris, rubbish, surplus materials or temporary structures within 24 hours after written notice to Tenant, Landlord may remove same at Tenant s expense. Tenant/ Tenant s General Contractor shall be responsible for trash containers. PARKING Access to the Mall is not allowed. At no time shall the Mall be used by the Tenant s contractor or its employees for any work whatsoever, or for lounging, eating, rest breaks, etc. The Tenant shall be responsible for seeing that this rule is strictly observed by his contractor. SERVICE COURTS Tenant and Tenant s contractor shall protect their work from damage and shall protect the work of other Tenants and Landlord from damage by Tenant, Tenant s contractor and their employees and subcontractors. Parking for construction personnel will be permitted only in areas designated by the Construction Project Manager or the Tenant Coordinator. Designated parking areas are subject to change and all personnel using these areas will park as directed by the 36 Construction Project Manager or Tenant Coordinator.

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