The Mall at The Mall of San Juan Temporary In-Line Stores (TILS) Design and Construction Package

Transcription

1 The Mall at The Mall of San Juan Temporary In-Line Stores (TILS) Design and Construction Package J:\common\Tenant Coordination\TILS-NBR\TILS Criteria San Juan

2 TILS Design and Construction Guidelines Index I. Introduction A. Landlord Design Package, p.1 B. Tenant Required Submittals, p.1-2 II. Design and Construction Guidelines A. Introduction, p.3 B. Existing Conditions, p.3-5 C. Fixturing / Visual Merchandise Displays, p.5 D. Storefront, p.6 III. Construction A. Pre-Construction Requirements, p. 7 B. Pre-Construction Meeting, p. 7 C. Construction Guidelines, p.7 D. Store Opening, p.8 IV. Exhibits Exhibit A Storefront Signage Criteria Exhibit B Opening Requirements Checklist Exhibit C General Information Sheet Exhibit D Sample Merchandising Plan This Temporary In-Line Stores(TILS) Manual (the "Handbook") has been prepared by The Taubman Company LLC (sometimes referenced here as "we" or "us") for the purpose of setting out certain confidential information in respect of the shopping centers described in this Handbook (the "Taubman Centers") to be used by each recipient for the sole purpose of preparing your documents. References to the "Handbook" include any information which has been or may be supplied in writing or orally in connection with the Handbook or in connection with any further inquiries in respect of the Handbook. This Handbook is for the exclusive use of the recipients to whom it is addressed. This Handbook and the information contained herein is confidential. In addition to the terms of any confidentiality undertaking that a recipient (sometimes referenced herein as "you") may have entered with The Taubman Company LLC and/or its affiliated companies, by its acceptance of the Handbook, you agree that you will not permit any third party to, copy, reproduce or distribute to others this Handbook, in whole or in part, at any time without the prior written consent of TTC, and that it will keep confidential all information contained herein not already in the public domain. J:\common\Tenant Coordination\TILS-NBR\TILS Criteria San Juan\2 TILS Index Page.docx

3 Temporary In-Line Store (TILS): Design and Construction Guidelines I. Introduction The following information is intended to assist the Tenant (Licensee) in preparing drawings and obtaining the necessary approvals for opening their store at a Taubman Center. For additional information, refer to Sections 15, 16 and 17 of the TILS License Agreement (LA), attached. A. Landlord Design Package The Design Package includes the following: Design and Construction Guidelines Storefront Signage Criteria (Refer to Exhibit A) TILS Opening Requirements Checklist (Refer to Exhibit B) TILS General Information Sheet (Refer to Exhibit C) Space Layout Drawing LOD Miscellaneous Visual Aides - Sample Merchandising (Fixture/Product) Plan (Refer to Exhibit D) B. Required Submittals Upon review of the Design Package enclosures, the Tenant must submit at minimum the following (refer to Sections 15 & 16 of License Agreement): Fixture / Product / Merchandising Plan - Refer to Sample Merchandising Plan (Refer to Exhibit D) Scope of Work or Construction Drawings - Prepare a written description of the scope of work you are going to do, or - Prepare a drawing that illustrates the scope of work Storefront Sign Artwork Material Finish Samples - Actual material samples (such as, carpet, paint, tile, etc.) Fixture Cut Sheets or Pictures/Images of Fixtures - Product catalog descriptions, pictures, etc. 1

4 Submit To: Taubman Company Attention: Michael Cooper Senior Tenant Coordinator 200 E. Long Lake Road Bloomfield Hills, MI Phone: (248) Fax: (248) AND Attention: Russ Schoenrath Senior Tenant Coordinator 200 E. Long Lake Road Bloomfield Hills, MI Phone: (248) Fax: (248)

5 II. Design and Construction Guidelines A. Introduction Experience has shown that the following steps will help showcase your merchandise and maximize visual appeal (overall presentation) of your store thus, contributing to your business success: provide quality fixturing that is unique to your product. provide props that reflect your design image and overall presentation. Unique Storefront Signs - must be fabricated by Landlord recommended sign vendor per Landlord sign criteria. Quality Interior Store Signs/Graphics must be professionally done. Handwritten and computer printed signs are not permitted. Window Displays use unique and desireable pieces of your merchandise to effectively attract customers into the store. utilize existing spot-lighting to highlight the merchandise to effectively lure customers to the merchandise. it is required that you hire a Visual Merchandiser to ensure proper set-up of your store displays and merchandise. Our collective goal is to develop a temporary store that presents itself at the same level of quality as a permanent store without a complete build-out. B. Existing Conditions Site Inspection The space is presented in an as-is condition (refer to Article 1 of the License Agreement). Site inspections are strongly encouraged. Any work necessary to bring the space to an acceptable condition and in compliance with Local Codes shall be at Tenant s cost. Demolition Demolition of any sort is prohibited with the exception of removing previous Tenant s sign, and unless approved in writing by Landlord. Modifications (such as wall relocation / removal) will require an architect or engineer s sealed drawings and any / all applicable permits as required by local municipality, coordinate with the Permit Expeditor. Refer to TILS General Information Sheet for Architectural and Municipality Contact Information 3

6 Space Planning Tenant must review all existing store conditions and carefully plan merchandise/fixtures while allowing for customer circulation as required by local codes. Tenant must also comply with all ADA (Americans with Disabilities Act) requirements regarding heights and clearances specific to cash wraps and fixtures. It is required that Tenant utilize a visual merchandiser to assist with the set up of the store to successfully and effectively showcase products/merchandise. The existing perimeter sales area walls may be merchandised, however, these walls are not structural and may require heavier merchandise to be floor supported rather than mounted directly to the walls. Refer to Sample Merchandising Plan included in your Design Package Finishes Existing finishes such as carpet, floor tile, ceiling tiles and walls may need repair / refinish, replacement, or at minimum a professional cleaning (stains on carpet to be removed, broken tiles replaced, holes in walls patched, etc.). Floor transition strips, uneven floor tile, and exposed electrical chords / wires are prohibited. All sales area walls shall be patched and / or refinished prior to any fixture installation. New finishes (flooring, ceilings, or walls) require samples to be submitted to and approved in writing by Landlord. Sample(s), or photo(s) of Finishes are acceptable Egress and Life Safety Tenant shall maintain store in a manner that will comply with code and not block egress in the event of an emergency. Fire aisles (nominally 44 inches) are to be kept clear of stock/fixtures or debris/trash. Existing Life Safety Systems (sprinklers, exit signs, emergency lights, smoke detectors, etc.) shall not be altered unless approved in writing by Landlord. Batteries for emergency exit signs or lights may have to be replaced. Refer to TILS General Information Sheet for Municipality Contact Information for specific code compliance requirements, coordinate with Permit Expeditor. Refer to Sample Merchandising Plan included in your Design Package Utilities Existing lighting should be operational, however, Tenant should plan to clean and relamp existing light fixtures. Electrical work such as relocating lighting fixtures, adding lights, outlets, wiring etc., typically requires an electrical permit from the local municipality and approval in writing by Landlord. Connecting power, data and phone lines to cash wrap, and establishing service with utility company is the Tenant s responsibility. All new electrical wiring must be installed in rigid conduit and concealed from view. Speaker or data wiring does not need to be in rigid conduit, but needs to be concealed (in a wall, column enclosure or ceiling) and be plenum rated (code compliant). Power poles of any type are NOT permitted. A telephone panel is typically located in the existing stockroom. Contact the local Phone Company for service activation. 4

7 Refer to TILS General Information Sheet for Municipality Contact Information for specific code compliance requirements, coordinate with Permit Expeditor. Refer to TILS General Information Sheet for Utility Company Contact Information C. Fixturing / Visual Merchandise Part of an effective visual merchandising presentation includes the use of creative fixturing, props, and displays. It is required that Tenant uses a visual merchandiser to assist with storefront, window and in-store displays. Fixtures Re-use of a prior tenants fixtures is subject to the Landlord approval. Fixtures must be in good operating condition, cleaned and free of visible defects. Fixturing materials such as slatwall, metal standards, outrigger systems, etc. are to be submitted to and approved by Landlord. All slatwall must have a laminate finish with inserts unfinished exposed edges are NOT permitted. Fixture Layouts must be shown on the Space Layout Drawing provided in the Design Package Displays New displays (wall mounted or freestanding) must be in good condition, of commercial quality in compliance with governmental codes, and consistent with the design of the space and the merchandise being offered. Fixtures with pegboard, foamcore, barnboard/crating, cardboard, wire grid etc. are NOT acceptable. Metal or folding tables with fabric skirts are NOT permitted. Cash Wrap Licensee shall submit photo specifications for proposed cash wrap for Landlord review. Connecting power, data and phone lines to cash wrap, and establishing service with utility company is the Tenant s responsibility. Refer to TILS General Information Sheet for Utility Company Contact Information Cash Wraps shall be placed a minimum of 20 feet back from the storefront lease line. Provide manufacturers product description and / or a photo of new Cash Wrap unit. Refer to Required Submittals Section I. B. 5

8 D. Storefront Shoppers will respond positively to clean, uncluttered stores with displays / show windows that provide a view of the product(s). It is essential to use props, mannequins, furniture and fixtures to promote a professional business statement and successfully showcase merchandise. Mass merchandise (otherwise known as merchandise overload), and extraneous signage usually creates a negative image for customers. It is required to utilize a visual merchandiser to assist with successfully showcasing your store. Displays Display materials should utilize high quality finishes such as, hardwood, laminates, metals and composite materials. Provide sample(s) or manufacturers product descriptions with photo(s) of new displays. Refer to Required Submittals Section I. B. Signage Storefront signage is limited to the Tenant s Trade Name as outlined in the License Agreement (refer to Section 4) see attached. Licensee shall submit artwork to Landlord for review and approval. Upon final approval, Landlord will coordinate fabrication / installation of said signage on behalf of Licensee. Refer to separate TILS General Signage Criteria/Guidelines included in your Design Package Refer to TILS General Signage Criteria/Guidelines for Acceptable Storefront Signage included in your Design Package Taglines and / or other descriptive verbiage is subject to Landlord s discretion and approval. Window vinyl and logos are permitted in most cases and subject to Landlord s approval. It is recommended to duplicate storefront sign within the store where appropriate subject to Landlord approval. 6

9 III. Construction A. Pre-Construction Requirements It is the Licensor s (Landlord s) intent to assist in expediting the construction and opening your store. You are reminded that the space is taken in an as-is condition (refer to Article 1. (b)) and repairs may be necessary. Any defective items not delineated on the Landlord approved drawings, shall be the Licensee s (Tenant s) sole responsibility for repair. No construction shall begin until the Tenant completes the following: Fully Executed License Agreement (signed by both Licensee and Licensor) Landlord Issuance / Tenant Receipt of Premise Availability (PA) Letter Landlord approval of Tenant s Drawings (refer to Section I. B., Required Submittals ) Building Permit (as required by local Municipality Building Department) Completion of Pre-Construction Meeting with Facility Director Review of Center Specific Rules and Regulations with Facility Director B. Pre-Construction Meeting Please bring copies of the following to the Pre-Construction Meeting: Landlord Approved Drawings (per Articles 15 & 16 of the License Agreement) Certificate of Insurance (per Article 15 of License Agreement) Construction Deposit (refer to TILS General Information Sheet included in your Design Package) Building Permit (if applicable) C. Construction Guidelines Build-out work shall comply with the following guidelines: Supervision - shall be provided at all times during construction. Failure to provide on-site supervision will likely result in work stoppage. Deliveries - public entry doors and mall concourse are not permitted for deliveries. Deliveries and trash removal shall occur through the mall corridor system. Mall operations/staff hours are from 7:00am until 4:00pm. Coordinate with specific center as hours may vary. Noise, Dust and Odors - all must be kept within the premises. No business disruption permitted to adjacent tenants. Trash no construction materials are permitted in the compactor (paper and cardboard only). Rules and Regulations refer to center specific guidelines provided by Facilities Director. 7

10 D. Store Opening Inspections Once ALL work has been completed and per the Landlord approved drawings, the Facility Director will inspect the premise (prior to the store opening). Verify/obtain with local municipality if a Certificate of Occupancy and Business License is required, and provide a copy to the Facility Director. Barricade Removal Once all work has been inspected and a Certificate of Occupancy is granted, the Facility Director will authorize the barricade to be removed by facilities personnel for store opening. 8

11 Temporary In-Line Store (TILS): General Signage Criteria Exhibit A Please forward this information to your Sign Vendor. General Guidelines to consider when designing your storefront signage: Licensee shall submit artwork to Landlord for review and approval. Upon final approval, Landlord will coordinate fabrication/installation of said signage on behalf of Licensee. Written approval by the Landlord (Licensor) is required prior to the fabrication and installation of any sign. Lit signs are required at storefront. Interior signage (such as behind cashwrap) is recommended to complete store branding image. Vinyl window graphics is recommended as supplemental store identity. These graphics are limited to 3 in most cases and must be reverse-cut and applied to the back of the glass on interior of storefront. Average letter heights or components are limited to 12, typical. However, certain designs, fonts, or existing storefront conditions may permit otherwise, subject to Landlord review and approval. Banners or flat / 2-dimensional signs are prohibited on the storefront. - Banners will not be allowed as a short-term fix for opening store. All signs must utilize concealed attachment methods- no exposed fasteners. Primary signage is limited to Tenants approved trade name. - Refer to Section 4 of the TILS License Agreement (LA). - Trademarks and/or registration logos are prohibited on primary signs and displays due to legal ownership issues. Handwritten or computer-generated signs are prohibited. Credit card signs or other business logos are prohibited along the mall storefront. Please reference the additional Specific Sign Guidelines and verify all existing conditions in-field prior to design or fabrication of tenant signage. J:\common\Tenant Coordination\TILS-NBR\TILS Criteria San Juan\4 Sign Criteria General Criteria Cover Page.doc

12 TILS Signage Criteria for Premier Centers - Type P Exhibit A Specific Sign Guidelines: Average height of sign letters or components shall not exceed 12, with letters limited to 14 maximum height. All signage is subject to Landlord review and approval. Lit signs are required at storefront. Tenants must utilize colors and stylized fonts when designing signage- avoid block fonts and black / white signs. - One font style with various heights, weights, and one color is strongly recommended in order to provide an economical and timely sign installation. Please refer to the following examples of Acceptable Signage in order to provide guidance in preparing your storefront sign shop drawings for Landlord approval. J:\common\Tenant Coordination\TILS-NBR\TILS Criteria San Juan\4A Sign Criteria Premier Center R2.doc 1

13 Step 1: Step 2: Step 3: Step 4: Step 5: Temporary In-Line Store (TILS): Opening Requirements Checklist The Mall of San Juan Exhibit B Confirm receipt of tenant design package which contains vital information for set up and design of your specific retail space in addition to signage and design criteria. Prepare schedule for completion and have a copy available for Licensor as requested. Preliminary Site Meeting with Facility Director and Specialty Leasing Agent to discuss procedures, approvals, permitting (as needed), rules and regulations and any utility accounts. Submit proposed Storefront sign Artwork and Merchandising Plan(s) to Licensor s Tenant Coordinator for review. Verify all submittal procedures and requirements as required by local municipalities. Sign and return License Agreement and any required deposits to Specialty Leasing Agent. Verify written approvals from Licensor on all signage and merchandising / fixturing plans. Schedule a Pre-Construction Meeting with the Facilities Staff and review any signage and merchandising / fixturing plan comments. Coordinate space preparation, set up deliveries, merchandising and opening schedule. Apply for Certificates of Occupancy (as required) by city, state or local jurisdiction, coordinate with the Permit Expeditor. This will vary by states and the licensee is responsible to comply with all requirements. Licensee submits Certificate of Insurance per center-specific requirements. Licensee completes any approved construction or improvements to space. Licensee s Landlord approved sign vendor coordinates and installs approved signage. Licensee completes store set up and merchandising per Licensors approved plan(s). Licensee successfully completes ALL necessary municipal inspections and receives Business License and / or Certificate of Occupancy. Licensee contacts Management Office and schedules final inspection and walk-through (acceptance by Licensor). Licensor schedules removal of barricade (or window film/paint), as applicable. Open for business Note: Licensee is responsible to change or re-core any locks to the space as necessary. J:\common\Tenant Coordination\TILS-NBR\TILS Criteria San Juan\5 TILS Opening Requirments Checklist Exhibit B.docx 1

14 Temporary In-Line Store (TILS): General Information Sheet: The Mall of San Juan Exhibit C Note: All submittals and requests for approval related to Temporary In-Line Stores (TILS) or License Agreements should be directed to the Landlord s TILS Tenant Coordinator: Michael Cooper, Senior Tenant Coordinator The Taubman Company 200 E. Long Lake Rd. Bloomfield Hills, MI P (248) , F (248) mcooper@taubman.com Russell Schoenrath, Senior Tenant Coordinator The Taubman Company 200 E Long Lake Rd Bloomfield Hills, MI P (248) , F (248) rschoenrath@taubman.com Mall Address The Mall of San Juan Office: (787) Management Office 1000 Mall of San Juan Blvd. San Juan, PR (Tenant addresses will be the same as above with the space number added to the address and labeled as the suite number) Utility Information Electrical: See Lease Metered by Landlord /no action needed Water / Sewer: See Lease Metered by Landlord /no action needed Gas (as needed): Empire Gas Company Inc. (787) josesisco@empigas.com Telecommunications: (voice and data service) Granite Telecommunications Rob Norton Direct Dial: (617) rnorton@granitenet.com Governing Agencies Municipality of San Juan Office De Permiso (MSJOP) Permit Expeditor Taubman has retained a local Permit Specialist for use by all Tenants. This expediting firm will work directly with each tenant at no cost to the Tenant in order to facilitate submitting and obtaining the required Construction Permit and Use permit from the local authorities having jurisdiction. Authorization needs to be given to the Permit Expeditor by each Tenant in order to manage this process. Permit Expeditor Eng. Miguel A. Bonilla, P.S.C Mr. Miguel Bonilla 315 Winston Churchill Ave. San Juan, PR mabmallconsultant@gmail.com (787) J:\common\Tenant Coordination\TILS-NBR\TILS Criteria San Juan\6 TILS Gen Info Exhibit C.docx 1

15 Temporary In-Line Store (TILS): SAMPLE Merchandising Plan Exhibit D J:\common\Tenant Coordination\TILS-NBR\TILS Criteria San Juan\7 Merchandise Plan Exhibit D.docx 1