RETAIL TENANT S DESIGN MANUAL

Transcription

1 RETAIL TENANT S DESIGN MANUAL The Pointe, Neworld One Bay Street, #2 Fort Nassau, 1 Bay Street, P.O. Box SP Nassau N.P. The Bahamas This Manual is subject to change from time to time It is critical to refer to the most current version 1st April 2016 REV 00

2 Table of Contents 1. GENERAL INFORMATION 1.1 Introduction 1.2 Building and Consultant Directory 1.3 Key Plan and Criteria Zones 2. DESIGN GUIDELINES 2.1 Glossary of Terms 2.2 Shop Front Criteria 2.3 Food & Beverage Criteria 2.4 Store Interior Design Criteria 2.5 Landlord Control Zone 2.6 Illuminated Signage Criteria 2.7 Interior Finishes Criteria 2.8 Fixtures and Furniture 2.9 Interior Lighting Requirements 2.10 Storefront Security Systems 2.11 Merchandising 2.12 Floor Loads 2.13 Designing for the Disabled 3. BUILDING DESIGN PARAMETERS 3.1 Landlord s Work 3.2 Tenant s Work 3.3 Key Responsibilities Summary 4. TENANT SUBMISSION REQUIREMENTS 4.1 Tenant Information 4.2 Tenant Design Approval Process 4.3 Preliminary Submission Requirements (Step 1) 4.4 Final Submission Requirements (Step 2) 4.5 Final Review and Approval Process (Step 3) 4.6 Development Application Submissions 5. CONSTRUCTION DOCUMENTATION 5.1 Commencement of Tenant Construction 5.2 Procedures During Construction 5.3 Completion of Tenant Construction 5.4 Tenant and Contractor s Acknowledgement Form APPENDIX A BASE BUILDING SERVICES THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 1

3 1. General Information 1.1 INTRODUCTION Purpose of this document This Retail Tenant Design Manual has been created to ensure that all new store designs or renovations / alterations to existing stores, are aligned with The Pointe s established operational or design specifications. All tenant leasehold improvements however small or limited in scope must be fully reviewed and approved by the Landlord prior to commencement of construction. To ensure the design integrity of The Pointe the Tenant is required to adhere to the procedural guidelines specified in the individual lease documents. Nevertheless, it must be clearly understood that in the event of ambiguity the approval to proceed or not to proceed with the Tenant work will remain with the Landlord. It is the Tenant s responsibility to ensure that a copy of this manual is provided to their consultants and contractors and sub-contractors (hereinafter called the contractor(s) and any other person employed by them. Both the Tenant, its consultants, contractor(s) and any other person must fully adhere to the directions provided herein. Failure by the Tenant or its designer(s), contractor(s), or any other person employed by it, to comply with any of the general or specific guidelines because of a lack of understanding or awareness of the Retail Design Manual will not be accepted by the Landlord. It is essential that the Tenant visit the site to inspect and verify all site conditions prior to commencement of design work. The Tenant is responsible for the production of accurate and complete working drawings for the proposed construction within the premises. Although the Landlord will supply the Tenant with lease outline drawings if available, the Tenant must verify the as-built conditions prior to commencement of the Tenant s design. The Landlord reserves the right to add or amend the information and procedures contained herein, which will be in effect upon issuance. Site Details The Pointe is located on the western tip of Nassau s bustling downtown neighborhood just steps from the cruise port. The Pointe is an unrivaled lifestyle and residential development in the Bahamas. Framed by a quarter mile of sun-kissed ocean frontage, this dynamic seven-acre district comprises luxury lifestyle and entertainment, hotels, residences, restaurants and world-class shops interspersed with oceanfront promenades. Retail at The Pointe is a valued and prestigious part of Nassau s developing downtown district and must therefore reflect the sophistication and convenience of a successful development aimed at offering a unique and reliable facility. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 2

4 1.2 BUILDING AND CONSULTANT DIRECTORY BUILDING CONTACTS Landlord The Pointe, Neworld One Bay Street, #2 Fort Nassau, 1 Bay Street, P.O. Box SP Nassau N.P. The Bahamas Building Management The Pointe, Neworld One Bay Street, #2 Fort Nassau, 1 Bay Street, P.O. Box SP Nassau N.P. The Bahamas Tel (242) Fax (242) BASE BUILDING CONTACTS Architect A.D.D. Inc., now with Stantec, One Biscayne Tower, 2 South Biscayne Blvd, Suite 1670, Miami, FL Tel (305) Fax (305) Structural Engineer McNamara Salvia, One Biscayne Tower, 2 South Biscayne Blvd, Suite 3795, Miami, FL Tel (305) Fax M.E.P. Engineer Steven Feller P.E., P.L. 500 N.E. Third Avenue Fort Lauderdale, FL Tel (954) Fax (954) ** If required, design review and consultancy fees for fit-out designs will be paid by the Tenant. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 3

5 1.3 KEY PLAN AND CRITERIA ZONES The following plans are diagrammatic and intended only for the purposes of indicating the applicable criteria for the locations generally as described below THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 4

6 RETAIL SCHEDULE SHOP NUMBER PARK AVENUE NET LETTABLE AREA (NLA) SF APPROX OUTDOOR LICENSED AREA (OLA) SF APPROX R115 (a) 1,802 N/A R115 (b) 1,559 N/A R115 (c) 1,559 N/A R115 (d) 1,559 N/A R115 (e) 1,550 N/A R113 (a) 1,407 N/A R113 (b) 1,178 N/A POINTE PLACE EAST NOTES Area not including egress corridor at rear Area not including egress corridor at rear Area not including egress corridor at rear R101 1, Coffee shop R108 1,101 N/A Convenience store R R R104 1, R R106 & 106 (b) 6,260 2,118 Japanese Restaurant POINTE PLACE WEST R N/A R N/A R N/A R N/A R N/A R N/A R N/A THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 5

7 SHOP NUMBER NET LETTABLE AREA (NLA) SF APPROX POINTE PLACE WEST CTND. OUTDOOR LICENSED AREA (OLA) SF APPROX R108 1,030 N/A R N/A R N/A R N/A R N/A R N/A POINTE PLAZA R N/A R N/A R N/A THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 6 NOTES R117 4,162 1,960 Mediterranean Restaurant R R R R R122 5,655 2,896 American Restaurant BEACH RETAIL R R R R R R Beach Club MARINA & YACHT CLUB Sunset Grille Yacht Club TBD TBD TBD

8 PARK AVENUE KEY PLAN THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 7

9 POINT PLACE EAST KEY PLAN THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 8

10 POINTE PLACE WEST, POINTE PLAZA & BEACH RETAIL KEY PLAN THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 9

11 2. Design Guidelines 2.1 GLOSSARY OF TERMS The following are definitions for terms referred to in this manual; Tenant Lease Line: The line between the Tenant s leased premises and the common area. Tenant work must be limited to the Tenant side of the lease line. The nominal lease line to the built shopfront will be shown on the detailed tenancy plan, together with the approximate leased area. Once the fit out has been completed and accepted by the landlord the actual area of the tenancy will be measured in accordance with the provisions of the Lease Agreement and these guidelines. Closure Line: Is defined by the location of the Tenant s closure system, on or behind the Tenant s lease line. Base building design elements such as columns, walls and floor finishes must be continued by the Tenant from the Tenant Lease Line to the Closure Line. Tenant s finishes cannot extend outside the Closure Line into the common area. Landlord Control Zone: In order for the Landlord to control the quality and diversity of storefront installations within The Pointe, it is imperative for certain standards to be maintained. The Landlord s Control Zone is an area across the entire width of the Tenant s storefront, extending from the Tenant s Lease Line into the space as indicated for each storefront type. The Landlord reserves the right to approve, reject or request modifications to the Tenant s design, quality of detailing, finishes and materials, lighting, signage, security system and closure system within this area. Signage Zone: An area on the storefront in which the Tenant s signage must be installed. Retail Zone: Is defined by the entire retail area that is visibly open to the public from the common space. The Retail Zone extends from the Tenant Lease Line to the Tenant s back wall, including the complete merchandising area. The Landlord reserves the right to approve, reject or request modifications to the Tenant s design, quality of detailing, finishes, material and lighting within this entire area. 2.2 SHOPFRONT CRITERIA The following criteria are to be considered and incorporated into the store designs: It should be noted that all specialty lighting to external street fronts may be the subject of separate application and approval by the relevant regulatory authority. One of a kind storefront designs will be required. Tenants shall not attach to the Landlord s façade by means of mechanical fasteners. Externally, the retail perimeter is defined by full height shopfront type glazing with aluminum frames and doors, running up to a clad soffit (composite material or cement board) and selected stone or concrete block paving. Internally, the concrete floor slabs, blockwork, drywalls and exposed structure frame will form the definition of the shell. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 10

12 Tenants are to use materials of a unique composition giving a backdrop of clarity to the product on display. Variety and individuality are encouraged but it is important to ensure each shop is complimentary to neighboring tenancies and overall to The Pointe development. Shopfronts should be personalized and at the leading edge of innovation in retailing. The finished appearance of the shopfront is a key factor in attracting customers to each shop. Figure 1 illustrates the typical tenancy bulkhead/shopfront arrangement. It outlines the requirements with regard to single or double height space to be constructed by the Tenant. The shopfront bulkhead shown on Figure 1 is indicative to show the design intent and is subject to further design development and/or detailing. Shopfronts are encouraged to be visually as open as possible and encourage circulation between tenancies. However it is essential to design elements to unify the bulkhead and floor of each tenancy. This may be achieved by suitably located vertical elements or by bulkhead projections or wall reveals being reflected in floor treatments. Where the side of a tenancy adjoins public space, the shopfront is typically open or glazed. Movable extensions beyond the Tenant Lease Line may only be approved by the Landlord if it adjoins an outdoor Licensed Area and is subject to review and approval by the Landlord. Any structural column exposed within a shopfront zone including inter tenancy walls must be finished as part of the shopfront works (on the tenant s respective side). Figure 1: typical tenancy bulkhead/shopfront arrangement. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 11

13 Shopfront support structure. The main structure of the building has minimal allowance at the Tenant Lease Line for lateral support of roller grilles and/or shopfronts. The Tenant should ensure that suitable structural support is provided to doors and any openings (or additional openings). No penetrations or modifications to the structure are permitted without the prior written approval of the Landlord. All additional supports or frameworks are to be certified by a qualified Structural Engineer. Due allowance should be made for structural movement and/or tolerances. Any additional structural supports that are required will be at the Tenant s cost. Structural columns in the shopfront zone must be finished by the Tenant and an innovative approach to cladding adopted. Materials All materials must be of a high quality, durable and appropriate for the desired location and presentation of the shop. Preferred materials for use in Tenant s fit out and shop window displays include: Stained, etched, sandblasted, colored or themed multi-pane glass. Stained and/or polished timber. Stainless steel or polished aluminum. Stone. Ceramics. High quality powder coated sections. The following materials are not permitted for use as a material forming part of the façade/ shopfront unless innovation can be demonstrated and special approval granted by the Landlord: Mill or anodized finish aluminum. Exposed un-rendered block or brick. Brush or roller painted shopfronts. Unfinished plaster and plasterboard, cork, sheet vinyl, wall paper, fabric, carpet, laminated plastic, pegboard. Items fixed with screw snap covers or pop-rivets. Surface mounted light fixtures. Surfaces or projections which may prove hazardous for persons visiting and using The Pointe facilities are not permitted. Allowance should be made for concourse cleaning machines impacting the shopfront area. All exposed blockwork, drywall or bare concrete within the base build retail shell must be clad with an approved material. Designers are encouraged to treat materials in an innovative manner. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 12

14 Shopfront Soffit Certain retail shopfronts have been designed with a common external soffit outside of the tenancy to provide a unified backdrop to each shopfront. Tenancies bulkheads and interior ceiling heights may vary in different retail areas and in certain cases the Tenant will need to construct a soffit inside the shopfront glazing as part of the fit out. If required, the detailed tenancy plan will illustrate the soffit and bulkhead requirements specific to each tenancy. External Floor Finish (Hardscape) On shopfronts facing external areas a hardscape finish of patterned concrete, stones or pavers will be laid up the shopfront Tenant Lease Line. The Tenant shall be responsible for building up or ramping the floor at a gradual slope to meet flush with the external floor finishes. Interior Floor Finish Each tenancy shall design and install flooring that will suit its needs and which will be finished in accordance with the recommended materials. In most instances the flooring will have to be laid on secondary topping slab. The base build provides for a either a rat slab or a strip slab around the perimeter of the tenancy so the Tenant s designer can coordinate floor boxes etc. without the need to cut or track existing concrete works. Any topping slabs or finished floor slabs will be constructed at the Tenant s cost. The demarcation on the Tenant s Lease Line between hardscape and the tenancy floor shall be constructed as a control joint. In all cases, the tenancy floor finish must finish flush with the external flooring (hardscape) at the shop s entry point. Reducing strips or ramps are not acceptable outside of the Tenant s Lease Line. Mezzanine Floors If space permits and the Tenant decides to build a mezzanine level in the tenancy, the proposed design shall be accompanied with full structural documentation. Design and construction of a mezzanine level is subject to separate application and approval by the relevant regulatory body in terms of occupancies for fire egress etc. In addition the proposed design shall be accompanied by full structural documentation. If the mezzanine is public facing, the floor finishes must be compatible with the Landlord s requirements for the rest of the tenancy. Movement Control Joints. Where applicable, joints in tenancy floor or wall finishes are to match existing structural and control joints, as indicated on the detailed tenancy plans. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 13

15 2.3 FOOD AND BEVERAGE CRITERIA Tenancies which could be described as offering one or more of the following are bound by the same rules as those governing general retail tenancies with extra requirements as described in this section; (1) Full service or buffet restaurant (2) Bar (3) Fast food (4) Coffee shop (5) Market (grocery) (6) Concession (7) Deli (8) Caterer (9) Fish market (10) Meat market (11) Specialty food store (12) Convenience store (13) Food manufacturer with retail sales The Tenant shall provide design plans to show the location and identification of all equipment and areas including; (1) Bar service area(s) (2) Hand sink(s) (3) Chemical dispensing unit(s) (4) Chemical storage area(s) (5) Ice bin(s) or Ice machine(s) (6) Indoor/outdoor seating (7) Dipper well(s) (8) Goods in/return location(s) (9) Walk-in freezers/fridges/cold storage/reach in coolers/blast chiller/retail display(s) (10) Steam table(s)/hot boxes/cook & hold units (11) Dry storage area(s) (12) Laundry facility/clothes washer(s) and dryer(s) (13) Dish machine(s) (14) Dishwashing sinks(s) (15) Dump sink(s)/knock boxes (16) Utility mop sink(s) (17) Food preparation sink(s) (18) Grease interceptor trap(s) (19) Water heater location(s) (20) Floor sinks/floor drains (21) Wait station(s)/bus station(s) (22) Outdoor cooking/bar/patio areas (23) Dry storage area(s) (24) Restroom facilities, showers, hand wash sinks, toilets and hand washing sinks (25) Hose bibs and hose reels THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 14

16 Objectionable odours shall be exhausted in such a manner so as to prevent their release into the general mall circulation areas or adjacent tenancies, or short circuiting into any fresh air vents. The exhaust system supplied and installed by the Tenant must be designed in accordance with the Landlord s base building requirements and connect in the locations shown on the detailed tenancy plans. Rear stock storage or food preparation areas, which are unsightly and/or not specifically designed to be open concept or are unsightly, are not to be normally visible to the public. Menu boards must be illuminated and coordinate with the design of the general tenancy shopfront signage. Boards and displays must be specifically designed for this project and shall not be of expanded plastic construction. Food & Beverage tenancies requiring exhaust canopies which exceed the Landlord s base building make-up air system will be required to provide a separate system / exhaust fans at the Tenant s cost and subject to review by the Landlord. Exhaust canopies provided by the Tenant must be manufactured by Garland Vent Master, Gaylord or Quest. Exhaust canopies should meet the following criteria; constant cold water spray, hot water wash-down cycle, fusible link activated exhaust dampers, welded ductwork and volume control dampers (for multiple hoods). All exhaust canopies shall be complete with micro-switches for interconnection to the base building s fire alarm system by the Landlord s contractor at the Tenant s expense. Exhaust hoods and fans, shall be installed at the Tenants expense, in accordance with all relevant NFPA regulations and to the review of the Landlord s insurance company and all regulating authorities having jurisdiction. Hoods shall be complete with automatic fire extinguishing systems. All approvals by the regulating authorities shall be the Tenant s responsibility. The Landlord s contractor at the Tenant s expense will perform all openings, installation of supports and curbs and all other construction work affecting the roof. Air handling equipment may not under any circumstances draw air from the general mall circulation area or exhaust into it. The Tenant must install garbage compaction or refrigeration equipment in the tenancy if the Tenant s design requires it for compliance with applicable governing laws, codes and regulations. Check type water meters with remote readout, if required by the Landlord, shall be installed and maintained by the Tenant at the Tenant s expense. Tenants whose business involves the disposal of greasy substances shall provide suitable floor mounted grease traps within their premises, to prevent such substances from entering the sanitary drain lines. Certain tenancies have connections to a central grease trap system; refer to the detailed tenancy plans for points of connection. The Landlord at the Tenant s expense shall perform the maintenance of the Tenant s exhaust and grease traps. The extension of all gas piping to any Tenants equipment, including makeup air units and cooking appliances, shall be by the Tenant. The Tenant shall also provide an electric solenoid gas shut-off valve with manual reset for interconnection with the base building fire alarm system by the Landlord s contractor at the Tenant s expense. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 15

17 Gas meter, to monitor gas consumption, shall be supplied and installed by the utility company at the Tenant s expense. Approved backflow protection must be supplied by the Tenant on all fixtures and equipment with submerged inlets. Vacuum breakers must be installed on water inlet lines for dishwashing machines, garbage disposals and hose bibs. Continuous pressure backflow devices must be installed on water lines where a valve or shut off is located between the backflow preventer and the inlet to the fixture/equipment, such as hose reels, iced tea machines, smoothie machines et. (at the Tenant s expense). All light fixtures in kitchen areas, dry storage areas, dishwashing areas, inside equipment and above areas where open foods are displayed or held must be equipped with shatter proof bulbs or shields that will protect open food, utensils and single use items from broken glass if a bulb is broken. Staff lockers and restroom/showering/changing facilities, if required by Building Control or Health department, must be provided by the Tenant within the leased premises. 2.4 STORE INTERIOR DESIGN CRITERIA All Tenants are required to provide high quality, finely detailed and unique interior designs which are compatible with the shopfront in design and theme. The finishes should be of a high standard suitable for the products and services offered. Clever and efficient design will maximize the use of space in a three-dimensional sense through careful consideration of the volume of the space that the Tenant is leasing. 2.5 LANDLORD CONTROL ZONE The Landlord Control Zone is an area across the entire width of the Tenant s storefront, extending from the Tenant s Lease Line. The entire public facing space at the Tenant s shopfront, including any food service counters are in the Landlord s Control Zone. To maintain a high level of design and finish the Landlord reserves the right to approve, reject or request modifications to the Tenant s design, quality of detailing, finishes, material and lighting within this entire area. 2.6 ILLUMINATED SIGNAGE CRITERIA Shopfront signage is one of the most critical elements of retail at The Pointe. A graphic designer should be employed by the Tenant to prepare a creative proposal for submission and review by the Landlord. General illumination and special display lighting needs to be considered in conjunction with the signage design. It should be noted that all signage and specialty lighting to external street fronts may be the subject of separate application and approval by the relevant regulatory authority. Signage shall be located within the defined limits in front the Tenant Lease Line and should be designed as an integral part of the shopfront design. As a guide, signage should not exceed 6 sq ft per lineal foot of shopfront. The horizontal dimension shall not exceed two thirds of the width of the shopfront. Signs wider than one third of the shopfront must be perforated, segmented or individual letters. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 16

18 A horizontal signboard has not been included as a basic architectural feature because the intent is to encourage more creative signs that are designed to be part of the overall shopfront design. Where applicable the bulkhead above the shopfront glazing will be designed to accommodate lightweight signage (to the width parameters as described in this section). Two illuminated shopfront signs per shopfront elevation will be allowed (depending on the width of the shopfront and subject to review and approval by the Landlord). Signage should identify the shop name or trading name only and not spell out the type of merchandise it is selling or the service it offers. No commercial brands or trademarks are to be displayed other than the approved trading name. The use of a crest, logo or other established corporate insignia or graphics may be permitted with the Landlord s approval. Signage and any strong horizontal back paneling cannot be placed be placed closer than five feet from the margin at either side of an individual storefront. Three dimensional signs are encouraged. Blade signs can be used on external storefronts but should be designed in such a way as to not obstruct adjacent tenancy signs or base building signs. Sign Illumination The minimum acceptable standard for a sign generally is a three dimensional individually illuminated letter type. Illuminated box signs or non-illuminated letters will not be accepted, nor shall any strobe or activating light. Moving or rotating signs are not acceptable, nor are cardboard or foam letters. Certain externally illuminated or non-illuminated signs may be considered, providing their design specifications relate wholly to the theme of the shop. Such techniques as sand-blasted glass, etched stone or polished stainless steel letters, for instance, may be appropriate for merchandising presentation. Signage Design Signage must be imaginative and of high quality. All signage proposals must be designed as an integral part of the shopfront and must be approved by the Landlord. No sign, advertisement, notice or other poster or lettering shall be exhibited, inscribed, painted or affixed to any part of the any shopfront unless specifically approved. Signs, notices or graphic display, particularly self-illuminated signs located in the interior of the tenancy and easily legible from the concourse, shall only be allowed if specifically approved by the Landlord. All attached devices, wirings, clips, transformers, isolating switches, lamps, tubes, labels or plates on signs are to be concealed from public view. No signage contractor labels are to be visible. Any structure required to support signage or any alterations or subsequent rectification of shopfronts or soffits/bulkheads caused by installation of signage shall be the responsibility of the Tenant. In all cases, any additional structure required for the support of signs must be checked by a structural engineer and certification required. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 17

19 2.7 INTERIOR FINISHES CRITERIA Storefront Materials and Finishes The Tenants storefront materials are critical in creating a quality and dynamic retail experience. To maintain a high standard of design and retail animation. Tenants are encouraged to use durable materials of superior quality. All materials are to be designed over a durable substrate and must be long lasting with minimal maintenance requirements. All storefronts shall comply with all governing and building and fire code requirements. The Landlord reserves the right to reject or request substitutions or adjustments to the proposed shopfront finishes. All materials must be approved by the Landlord prior to installation. Floor Finish The finished floor is to reflect the desired theme of the shop interior and must finish flush with the external paving at the entry. The Tenant will be responsible for designing and constructing any secondary topping slab. The base build provides for a either a rat slab or a strip slab around the perimeter of the tenancy so the Tenant s designer can coordinate floor boxes etc. without the need to cut or track existing concrete works. Any topping slabs or finished floor slabs will be constructed at the Tenant s cost. Where shopfront entrances are behind the Tenant Lease Line, the base building external finish is to be adopted to a line that should be agreed with the Landlord prior to installation of interior floor finishes. The following are permissible floor finishes: Stone Timber or parquetry High grade commercial quality carpet High grade commercial quality ceramic tiles, polished concrete, vinyl sheet or tile, rubber flooring or laminated timber flooring will not be permitted as a floor finish unless innovation in their use can be demonstrated and the Landlord provides specific approval in writing. Carpets are to be a minimum of heavy commercial grade and special attention should be paid to the durability and color of any soft floor finish at the shop entry. Tenants are responsible to ensure that store floor coverings are graded to match the floor finish at the shop entrance. There are to be no trip hazards and all slip coefficients of floor finishes must be suitable for commercial grade applications. At entries, lips of more than 1/8 and ramps of more than 1:20 are not permitted. Where applicable, joints in tenancy floor or wall finishes are to match existing structural and control joints, as indicated on the detailed tenancy plans. Chases and/or saw cuts into the structural slab may be allowed subject to the approval of the Landlord and his Structural Engineer. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 18

20 Walls and Columns The full height inter-tenancy walls erected as part of the base building works will be steel stud framed walls lined with sealed but unpainted sheetrock. Walls bounding services corridors and fire exits may be fire rated blockwork or fire rated drywalls. All inter-tenancy walls extend to the inner face of the shopfront mullions The issued detailed tenancy plans verify the type of construction and build-up of all walls surrounding the leased space. All proposed internal partition walls must be full height to ceiling except for change/fitting cubicles. In the case of steel framed inter-tenancy stud walls no direct unsupported loading is to be applied by way of fixtures and fittings. All wall/column surfaces exposed to public view shall be lined/finished smooth and painted. No exposed painted masonry or pre-cats concrete will be accepted unless required as part of a specialist design feature within the shop display area itself. Base board should be affixed to wall surfaces to minimize marking. Skirting trunking may be used to conceal electrical services. No exposed conduits will be accepted. Structural columns that occur within the tenancy zone must be included in the overall tenancy design proposals. While maintaining their structural and fire integrity, appropriate cladding and finishes are to be provided at the Tenant s cost and must be approved by the Landlord. Ceilings Ceilings within the tenancy are to be installed by the Tenant. The ceiling will, as a minimum, be smooth plastered flush sheetrock in public facing areas. Suspended/drop ceilings may be employed in non-public facing areas. Variations to ceiling finishes and/or heights are encouraged. Subject to the Tenant s design, fire rating for ceilings, acoustics and security infrastructure requirements shall entirely be addressed the Tenant Emergency exit signs installed within the tenancy are to be edge lit blade type and are required to be monitored by the base build emergency monitoring system. Ceiling mounted emergency light fixtures need to be provided by the Tenant in accordance with the Landlord s base build requirements as these will also be monitored by the base build emergency system. The Landlord will commission the monitoring system to recognize the Tenant s emergency light fixtures. All fixtures within the Tenant space must be independently supported as free standing fittings not to re-use the Landlord s base build system that is directly fixed to the inter-tenancy walls. It is the Tenant s responsibility to provide sound insulation where required (to contain noise transfer to residential units above for example). Acoustic treatments may be required as part of the Tenant s fit-out to achieve the building s recommended internal noise levels. The Tenant should confirm the requirement with the Landlord prior to commencing the shop fit-out design. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 19

21 2.8 FIXTURES AND FURNITURE Quality, durable materials are to be specified for the construction and finishes of the interior fittings, joinery and furniture. Such materials may include: Glass Ceramics Stone Polished timber Leather Brass Selected plastic laminates Painted surfaces must be hard wearing via the use of baked enamels, powder-coats or lacquers. All materials and finishes are subject to the review and approval of the Landlord. Fixture details will be required to be submitted to the Landlord for approval and drawings should indicate quantities, locations, detailing, finishes and quality. Displays are not permitted beyond the Tenant Lease Line unless in the Licensed outdoor area and with prior approval by the Landlord. Closets for fire hydrants and/or hose reels, required as part of the tenancy, are not to be located in the shopfront zone. The closet should be incorporated into the overall design or added to the back of house zone. The installation of such closets will be at the Tenant s cost, in accordance with the local authorities requirements and the approval of the Landlord. The Tenant will be required to include sprinkler protection to any display show-case, bulkhead, canopy or to suit new walls/full height partitions etc, in compliance with the statutory requirements. The Tenant should consult the detailed tenancy drawings for base build sprinkler provisions. The Tenant s sprinkler work will need to be coordinated and signed off by the Landlord s MEP consultant. Any costs incurred by the inspection and/or approval process shall be borne by the Tenant. 2.9 INTERIOR LIGHTING REQUIREMENTS Tenants must have dramatic and well illuminated storefronts, emphasizing their visual presentation, display windows and architectural features. Tenants are encouraged to seek the advice or services of a lighting consultant when designing the lighting layout to achieve high quality light and individuality. In addition to provision of light fixtures for illumination, lighting design should maintain good visual variety and balance. Lighting color should also be carefully considered to provide enhancement of merchandise. All light fixtures shall be of high quality commercial grade. No lamps or bulbs will be permitted that are directed or aimed into the common area. Exposed or unshielded neon tube lighting will not be permitted in public facing areas. All light fixtures and installations must conform to all applicable Building and Construction Codes and regulations. Tenants are encouraged to use low energy consumption luminaires. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 20

22 Electrical supply distribution is to be via the ceiling, fixed shop fitting units and/or partitioning. Exposed conduit or wiring is not permitted except in feature pendant fixtures for example. Undiffused fluorescent fittings will not be accepted and all general lighting is to be amplified with accent lighting. No fluorescent battens will be allowed to be attached to the underside of the ceiling unless except to areas out of public view, such as storage areas. Pelmet lighting must be diffused or by other means concealed from public view. Imaginative lighting solutions are encouraged. The Tenant shall provide a high level of illumination to the shopfront display which will highlight the merchandise and provide for a daytime (business) and night time (after hours) setting. A zone of minimum 1,200 Lux lighting level at 3ft above the floor is to be installed by the Tenant generally within 6ft of the shopfront. Display lighting should be a minimum of 1,000 Lux and be on a separate circuit to that of the general shop lighting. Shopfront lighting must be controlled to provide glare free illumination at the shop glass line. The Tenant s lighting design should coordinate with any base build light fixtures on the underside of the entry soffit refer to the detailed tenant drawings for locations and specifications. Emergency and exit lighting must be provided by the Tenant and be coordinated with the overall shop lighting design and the Landlord s base build emergency monitoring system. It should be noted that all specialty lighting to external street fronts may be subject to separate application to and approval by the relevant regulatory body (for traffic safety) STOREFRONT SECURITY SYSTEMS The Tenant is to provide any special security systems inclusive of wiring, alarms, locks etc. at the Tenant s cost. Loud audible alarms are not acceptable. Storefront electronic security systems and any other shoplifting detection devices must be integrated into the Tenant s storefront design. Any such devices must be concealed from view from the common areas. Any theft detection/security device system must be submitted with the overall design submission. No system will be installed unless approved by the Landlord. Failure to comply with this approval process may result in the removal of such systems by the Landlord at the Tenant s expense. All wiring to security systems must be concealed from view. Power poles and wiring channels exposed to view are not permitted. After hours security systems should be monitored off-site by Tenant. No audible alarms are permitted after hours CLOSURE SYSTEMS The storefront glazing is provided as parts of the Landlord s base build with doors as shown on the detailed tenancy plans. If the Tenant wishes to construct new door openings on the storefront, then the framing etc. must exactly match those provided by the Landlord. Any additional doors or openings will be subject to the Landlord s approval. In all circumstances, open doors shall not extend beyond the Tenant s Lease Line. Generally, roller doors or grilles will not be permitted. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 21

23 2.12 MERCHANDISING Window merchandising sets mood and character attracts attention and identifies the brand. Displays within the storefront and interior should be bold, strong, imaginative and themed to reflect the products on offer. Merchandise on display should have interest and appeal to entice patrons to explore the tenancy. Window displays should be assembled with consideration towards the following: Avoid locating products at knee or eye level. Avoid cluttering with unnecessary merchandise. Create a story with balance of color, shapes and repetition to draw the eye around the display. Group products together to assist in achieving companion sales (when two different products are put together to form a unique product). Displays should be interesting from all sides. Food Merchandising In addition to the standard tenancy guidelines, special requirements apply to food tenancies. To achieve a high level of presentation the set up and maintenance of food displays is essential. The product should be presented in a fresh, hygienic and organized way to best display the product. Consideration of the following is required when merchandising food: Display cabinets are to be incorporated into the overall design. Labelling and pricing tags should be professionally designed and presented. Food displays should be appropriately illuminated. Food and beverage tenancies should avoid the use of standard stainless steel trays for food presentation. Alternatives including containers of varying shapes, sizes colors and materials should be used. For example glass or ceramic bowls, vases, wicker baskets etc. Various additional items such as sculptures, antiques, kitchen accessories, unusual bottles or containers can be used to increase impact and presentation. Excellence of food presentation and housekeeping are essential. Counter Front and Sneeze Guards Food and beverage counter fronts are subject to approval by the Landlord and should comply with all relevant statutory regulations with regards to Environmental Health etc. Materials should include tiles, stone or polished timber and be compatible with the overall concept. Sneeze guards must be glass, either curved or straight and internally illuminated. Tickets, Prices Tags and Packaging Tickets, price tags and packaging are another opportunity for creativity and innovation. Thought should be afforded to the size of promotional tags, pricing systems, ticketing, shape, color and texture to ensure that these elements do not dominate the product on display. Carry bags and/or boxes should carry the store name and/or logo type. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 22

24 2.13 FLOOR LOADS Base build sub-floor loading provisions are described on the Landlord s detailed tenancy plans. In the case of new walls, posts, stairs or any other major design elements being added to the tenancy, the Tenant is required to engage a Structural Engineer to determine that the design does not exceed the floor load criteria provided. All Structural design fees and costs relating to the floor loading checks and calculations are to be paid by the Tenant. The floor loading is subject to approval by the relevant Local authorities and the Landlord DESIGNING FOR THE DISABLED In designing the tenancy fit-out, access for all customers and staff with disabilities is to be provided in accordance with the relevant local regulations and guidelines. The provision for access is a legislative requirement and it is the responsibility of the Tenant to ensure that all requirements are met. Any finishes to columns should possess 30% luminance contrast with surrounding surfaces. All floor finishes should be designed for people with disabilities to have flush thresholds etc. Any changes in level or steps (or at edges of shop displays etc.) should be clearly distinguishable by persons with visual impairment. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 23

25 3. Building Design Parameters 3.1 LANDLORD S WORK The Landlord will provide the following on a once only basis and in accordance with his detailed tenancy plans and specifications: 1. Basic Space A basic space, as shown on the plan attached to the lease. 2. Walls and Columns Inter-tenancy walls consist of sheetrock and will be sealed and unpainted. Any cutting and patching of the wall for the installation of wiring, plumbing and other fixtures shall be the tenant s responsibility. Columns within the Tenant Leased Space will be unpainted off-form concrete or primed and fire sprayed steel. The unfinished columns and concrete walls will be finished by the Tenant as part of their design. Where steel columns have been 3. Floors The base build provides for a either a rat slab or a strip slab around the perimeter of the tenancy so the Tenant s designer can coordinate floor boxes etc. without the need to cut or track existing concrete works. Any topping slabs or finished floor slabs will be constructed at the Tenant s cost. Refer to the structural slab levels on the detailed tenancy plans and on site. 4. Ceilings Underside of concrete slab (or composite deck) with exposed and fire coated beams visible. Ceiling loads shall not exceed 10 pounds per square foot. Acoustic treatments will be required as part of the Tenant s fit-out if a ceiling is not installed. The Landlord will confirm and approve requirements. 5. Electrical Services (a) Power supply Tenancies will receive a supply cable for three phase supply capacity ranging from amps, depending on the Tenant s functional requirements. (b) Communications supply a 10 pair telecommunications backbone cable will be provided to a point indicated on the detailed tenancy plan. (c) T.V. - Co-axial cabling will be provided to a point indicated on the detailed tenancy plan. (d) Emergency Provision of emergency lighting and exits signs shall be the Tenant s responsibility (linked to the Landlord s monitoring system). THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 24

26 6. Plumbing and Drainage The Landlord will provide access only to the following services for Tenant s connection on an asneeded basis. Access locations for these services vary and shall be verified by the Tenant. The Tenant is not permitted to core through the concrete walls and slabs without express permission from the Landlord. Tenant is required to provide fire stopping to re-establish fire separations and to ensure compliance with all local Building Codes and regulations. (a) Main water supply capped off with a control valve and a ¾ feed provided for tenancy connection. (b) 6 sanitary drainage point provided for tenancy connection. (c) 6 grease waste point provided (for food & beverage tenancies) connected to a grease interceptor trap. 7. Mechanical Services The Tenant should employ a Heating Ventilation and Air conditioning (HVAC) consultant to design and coordinate the specific mechanical provisions for each tenancy prior to finalizing the shop design. (a) Condenser water (CCW) points provided for tenancy connection. (b) Chilled water (CChW) and Heating Hot water (HHW) (in food & beverage tenancies only) points are provided for tenancy connection. Hot water services are provided for normal business hours only. (c) Access to outside air via built in grilles and ducts to shopfront perimeter of tenancies. (d) Kitchen exhaust (KEF) ductwork tapping points provided for restaurants and food & beverage tenancies. Hoods, fans, PCU s and fit-out are required to be installed by the Tenant and are subject to approval by the Landlord (including limits on hours of operation). (e) Propane gas supply will be made available by the Landlord for food & beverage tenancies. The supply will be capped off with a control valve and 7kPa pressure. (f) Sanitary amenities exhaust (TEF) ductwork tapping point provided. (g) Refer to the detailed tenancy drawings for specific provisions and allowances and locations of tapping points and outlets etc. The Tenant should carry out a site inspection to verify the locations of the Mechanical Services equipment prior to commencing with the store design. 8. Fire Services (a) A sprinkler system is provided by the Landlord in accordance with Bahamas Building Code and local regulations based on an open floor plan unfinished space and substantially conforming to the Landlord s base building mechanical drawings. Tenants are recommended to employ the Landlord s sprinkler contractor (and/or have their HVAC consultant liaise and coordinate with the Landlord s consultant) for any modifications to the sprinkler system. Modifications (including fees for permit submittals) shall be at the Tenant s expense. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 25

27 (b) The fire alarm system and sprinkler system is installed in accordance with applicable legislation. Tenants are required to consult with the Landlord regarding any proposed modifications to the fire alarm system and sprinkler system, at Tenant s expense. It is the Tenant s responsibility to seal all penetrations and maintain the required thermal insulation and fire rating of the building structure. Smoke detection and emergency warning intercommunications system (EWIS) connection points are provided. (c) Smoke evacuation equipment in common public areas is provided in accordance with applicable legislation. (d) Fire hoses are provided in accordance with applicable legislation. 9. Tenant s Work recommended to be performed by Landlord s approved Contractors It is recommended the Tenant s work set out below shall be performed by the Contractors designated by the Landlord at the expense of the Tenant. (a) All approved modifications or connections to the base building systems, including all work outside the Tenant s premises i.e. the base building hot water, cooling, ventilation, exhaust, controls, electrical distribution and life safety systems as installed by the Landlord. (b) The provision of additional capacity such as electrical, telephone, air handling, air conditioning etc. (c) Installation of approved modifications to the fire detection and emergency communication system. All work to modify the sprinkler layout of the premises to suit the Tenant s design can be undertaken by the Tenant; however the interface and modifications to the fire indicator panel must be undertaken by the landlord s fire contractor. (d) Design and installation of the ceiling sprinklers, EWIS, smoke detection devices and fire extinguishers based on the retail tenancy fit-out additional hydrants and/or hose reels may be required. Tenants should use the Landlord s designer and the Landlord s Contractor for the installation in order to minimize any problems with coordination of mechanical services with other trades (at Tenant s cost). (e) The Tenant is responsible for any false alarms and consequent charges from the Local Authorities caused by work on their behalf. Detectors must be isolated by a licensed service provider, protected and cleaned as required when work is being carried out. Detectors must also be cleaned on the completion of work or replaced if found faulty. All work is at the Tenant s cost. (f) Patching of base building fireproofing. (g) Any Tenant work which could affect the structural components of the building. (h) Any drilling, cutting, coring and patching for conduit, pipe sleeves, chases, duct equipment or openings or adjustments to the floors, walls, columns or roofs of the building as reviewed by the Structural consultant and approved by the Landlord. It should be noted that the Tenant must provide the Landlord with a fully dimensioned penetration layout. Dimensions are to relate to the building grid system. All Structural Engineering costs are the Tenant s responsibility. (i) Installation of any mechanical attachments or other fasteners to the exterior façade. (j) Supply and installation of meters. A sub-water meter will be provided by the Landlord at the Tenant s cost. (k) Modifications to tenancy plans based on a revised tenancy layout. THE POINTE RETAIL TENANT DESIGN MANUAL PAGE 26