Tenant Design Criteria Manual February 2014

Transcription

1 Welcome To Tenant Design Criteria Manual February 2014 Mic Mac Mall 21 Micmac Boulevard Dartmouth, Nova Scotia

2 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL Contents PART I GENERAL PROCEDURES... 6 Landlord s Drawing and Specifications... 6 Tenant Work by Landlord... 6 Tenant s Fixturing Period... 6 Approvals... 6 Execution of Base Building Changes... 6 Occupation... 6 Execution of Tenant s Work... 7 Tenant s Contractors... 7 Fire Extinguishers... 7 Protection of the Works... 7 Cleanliness of Work... 7 Inspection... 7 Tenant Work Permit... 7 Deliveries... 8 Permits... 8 Local Authorities... 8 Schedule A... 9 Authorized Contractors PART II REGULATIONS FOR CONTRACTORS Mall Management Contact Performance of Tenant s Work Construction Safety Enclosure of Premises Security of Premises Emergency Contact Temporary Services Access & Deliveries Work Areas Working Hours Garbage Removal Damage to Landlord s Property Testing of Services Access Panels Scaffolding & Tools Mall Floor Area Deficiencies Parking General Engineering Review PART III DRAWING SUBMISSIONS General Procedures Preliminary Design Final Tenant Working Drawings and Specifications Plumbing Heating, Ventilating and Air Conditioning

3 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL Electrical Special Equipment Special Facilities Title Blocks Interpretation PART IV DESIGN CRITERIA Introduction Definitions Base Building Materials Permitted Tenant Materials Tenant Lighting Controls Sign Controls Sign Types Key Plan... Error! Bookmark not defined. Key Plan Lower Level... Error! Bookmark not defined. Key Plan Middle Level... Error! Bookmark not defined. Key Plan Upper Level... Error! Bookmark not defined. Retail Condition A... Error! Bookmark not defined. Retail Condition A Example... Error! Bookmark not defined. Retail Condition B... Error! Bookmark not defined. Retail Condition B Example... Error! Bookmark not defined. Retail Condition C... Error! Bookmark not defined. Retail Condition C Example... Error! Bookmark not defined. Retail Condition D... Error! Bookmark not defined. Retail Condition D Example... Error! Bookmark not defined. Retail Condition E... Error! Bookmark not defined. Retail Condition E Example... Error! Bookmark not defined. Retail Condition F... Error! Bookmark not defined. Retail Condition F Example... Error! Bookmark not defined. Food Court General Condition... Error! Bookmark not defined. Food Court Example... Error! Bookmark not defined. Retail Signage Criteria... Error! Bookmark not defined. Food Court Signage Criteria... Error! Bookmark not defined. Detail 1... Error! Bookmark not defined. Detail 2... Error! Bookmark not defined. Detail 3... Error! Bookmark not defined. Detail 4... Error! Bookmark not defined. Detail 5... Error! Bookmark not defined. 3

4 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL AMENDMENT TO STOREFRONT RETAIL EXAMPLES All Tenants are required to design storefronts to incorporate a full height opening of 11-0 or 10-0 depending on their location. A dropped bulkhead to a minimum height of 8-0 will be considered only at the door/signage location not exceeding 50% of the storefront width. Continuous dropped bulkheads are not acceptable and will not be approved for construction. 4

5 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL AMENDMENT TO PART I GENERAL PROCEDURES HAZARDOUS MATERIALS The Owner has undertaken an independent environmental report which details the types and locations of hazardous materials, if any, which may be present in the building. A copy of this report is available for review and risk assessment by the Tenant and his Designers, Contractors, Suppliers, and Agents. The report is located at the Mall Management Office. 5

6 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL PART I GENERAL PROCEDURES This section is to be read in conjunction with the Tenant s Schedule C of the Landlord s and Tenant s Work. Landlord s Drawing and Specifications The Landlord shall have Drawings and Specifications for the Landlord s Work, as described in schedule C available for inspection at the office of the General Contractor or the Tenant Coordinator. Questions regarding these drawings should be directed to the Tenant Coordinator. Tenant Work by Landlord Work carried out by the Landlord for the Tenant at the Tenant s expense shall include, but not be limited to the following: Sprinklers Mall Floor Finish from the Lease Line to the Closure Line Roof Openings, Roofing Structural Openings in Floors & Walls Hoarding of Storefronts not completed by opening date Tenant s Fixturing Period The Landlord will attempt to give the Tenant at least 5 days notice as to when the Tenant may start work in his premises and commence the fixturing period designated in his Offer to Lease. The Tenant shall make every endeavour to meet the Opening Day as established by the Landlord. Approvals The Tenant Coordinator s written approval for all Tenant s Work is required. The Tenant shall submit copies of all his working drawings to the Landlord s Tenant Coordinator for approval, as set out in Part II of this Tenant Design Criteria, and within the period of time defined in the General Provisions of the Schedule C to the Offer to Lease. Execution of Base Building Changes As soon as the nature of the work and the price is agreed, any Tenant s base building changes shall be executed under the authority of a Tenant Work Order. This will be prepared and issued by the Tenant Coordinator. It must be signed by the Tenant within three working days of being issued to him and returned directly to the Landlord s Tenant Coordinator. Failure to return the signed Tenant Work Order within this period shall entitle the Landlord, at his option, to cancel or to proceed with the Tenant s Work, and to change the Tenant for the work. Occupation Commencement of the Tenant s work shall constitute acceptance of the Premises by the tenant and acknowledgement that the Landlord s Work has been substantially completed. 6

7 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL Execution of Tenant s Work Tenant s Work shall be executed by the Tenant s Contractor with Labour compatible with Landlord s forces. All Tenant s Work shall comply with the Design Criteria for Architectural, Mechanical, and Electrical work enclosed herewith. It is imperative that all Tenants engage qualified designers in the preparation of Tenant working drawings. Tenant s Contractors Subject to Landlord s approval, the Tenant must engage the services of a General Contractor for the Tenant Improvements. Fire Extinguishers All Tenants are advised to check that the fire extinguishers supplied by the Landlord provide adequate coverage for their individual spaces. This should be checked with the local Fire Department. Tenants are required to provide a fire extinguisher within their premises during the construction period suitable for Class A, B & C fires. Protection of the Works The Tenant shall continuously maintain adequate protection for all his work from damage and shall take all reasonable precautions to protect the Landlord s property from all damage arising in connection with his contractor, and if such damage should occur, the Tenant shall make good at his own expense. The Tenant shall adequately protect adjacent property and the public as required by Law and the Contract Documents. The Landlord may choose to provide, at the Tenant s expense, a dustproof hoarding within one foot of the leaseline for the duration of the Tenant s work. Cleanliness of Work During the Construction Period the Tenant s staff and contractors are responsible to remove garbage from the premises to the garbage containers provided by Tenant s Contractor. Inspection The Landlord or the Tenant Coordinator on his behalf, shall at all times have access to the work whenever it is in preparation or in progress. The Tenant shall keep one copy of all approved Drawings and Specifications on site, in good order, available to the Landlord s representatives. Tenant Work Permit The Tenant or his contractor shall request a Tenant Work Permit from the Landlord s Tenant Coordinator before proceeding with any work on the site. A Tenant Work Permit will be posted once the following have been completed or supplied: 1. Tenant s working drawings approved by the Landlord 2. Name of Tenant s Contractor and Superintendent approved by the Landlord 3. Insurance Certificate ($5 million liability) 4. Copy of Building Permit Application 7

8 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL The Tenant Work Permit form will be predominantly displayed in the Premises where work is taking place and is to remain there during the duration of the Tenant s Work. Deliveries All materials must be removed from the Loading Area immediately. All materials left by contractors in this area will be removed by the Landlord s forces at the Tenant s expense. Fire lanes are to be kept clear at all times. Permits The Tenant is wholly responsible for securing all approvals and permits required by all authorities having jurisdiction. Proof of application for Building permit must be submitted to the Tenant Coordinator. The Tenant shall provide the Landlord with a copy of an occupancy permit or equivalent thereof where issued, upon completion of the premises. Local Authorities BUILDING CODE HAVING JURISDICTION: NATIONAL BUILDING CODE OFCANADA BUILDING PERMITS: Building Application Halifax Regional Municipality Community Development Planning Services Eastern District Alderney Gate PO Box 1749, Halifax, NS B3J 3A5 Planning: Development: Phone: Phone: Fax: Fax: UTILITIES: HEALTH DEPARTMENT: Hydro and Water To be coordinated through Mall Management If there is to be Food Handling in the proposed premises, the plans must first be submitted to the Health Department for approval prior being submitted to the Building Inspector for a Building Permit. The address for the Health Department is as follows: Department of Agriculture, Food Safety Division 1741 Brunswick St., Homburg Bldg. 3rd Fl. Halifax NS B3J 3X

9 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL Schedule A All that certain lot of lands situate, lying and being on the northern side of Glen Manor Drive in the City of Dartmouth, province of Nova Scotia, and being Block L-1 as shown on a subdivision plan of Micmac Village, signed by Walter E. Servant, N.S.L.S., dated May 5 th, 1972 and which said Block L-1 may be more particularly described as follows: BEGINNING on the south western boundary of Circumferential Drive at the most northern corner Block L-2. Mailing Address: 21 Micmac Boulevard Dartmouth, Nova Scotia B3A 2N

10 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL Authorized Contractors The following companies have been given Exclusive Authorization to utilize or alter various systems within Mic Mac Mall pending Management Approval. No other representatives will be granted permission in these areas listed below: Sprinklers Life Safety Systems Dave Vincent Viking Fire Protection Refuse Removal Fire Alarm Systems Engineering Structural Miller Waste Systems Edwards Service Division Calvin Carter CBCL Limited

11 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL PART II REGULATIONS FOR CONTRACTORS TENANT CONSTRUCTION Tenant construction may proceed only after completion by the Tenant of the following: a) APPROVED DRAWINGS Submission to and approval by the Landlord of the tenant s final and complete working drawings. A set of prints bearing the Landlord s signed stamp of approval must be kept on the Leased Premises for the duration of the construction period, and be available to the Landlord s representative for reference. b) INSURANCE Submission to and approval by the Landlord of evidence of Tenant s contractor s insurance coverage in the amount of $5,000, to cover the construction period and naming the following as additional named insured: Canada Inc. Commerz Grundbesitz Investmentgesellschaft GmbH for the account of Haus-Invest Canada Inc. Ivanhoe Cambridge Inc. Mic Mac Mall Limited Partnership c) PERMITS All permits and approvals which are required to be obtained from all government authorities having jurisdiction have been obtained and where required, have been posted at the Leased Premises. Copies to be sent to the Landlord s Tenant Coordinator. d) PERMIT DRAWINGS INSPECTIONS Permit drawings must be kept on site at all times and must be maintained in good order. Upon completion of contractor s work, the permit drawings must be turned over to the Tenant who must keep them in a safe place for future reference. The Tenant s contractor is responsible for arranging for all inspections as required by authorities having jurisdiction before occupancy. e) Address form to be completed with name and telephone number for emergency contact. Prior to leaving the Job Site the Contractor shall: 1. Confirm final inspection by Building Inspector 2. Submit Final Electrical Inspection Certificate Mall Management Contact Operations Manager: Scott Coakley Phone: (902) scott.coakley@ivanhoecambridge.com Tenant Coordinator Contact Tenant Coordination Manager: Bevin Wellwood Phone: (416) bevin.wellwood@ivanhoecambridge.com 11

12 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL Performance of Tenant s Work The Tenant or the Tenant s representative shall secure all approvals and permits, in its name, required for the Tenant s Work from the Authorities having jurisdiction and shall submit to the Landlord s proof of such approvals and permits having been obtained prior to commencing any Tenant s Work. The Tenant s Work shall otherwise be carried out in accordance with the following provisions: This is an operating Shopping Centre, and Tenants who have construction to carry out are required to bear this is mind when scheduling and directing their work. The Landlord requires the active cooperation and consideration of all concerned, so that interference with the business of operating merchants is kept to a minimum. a) Work shall be done as expeditiously as possible in a good and workmanlike manner and with firstclass new material; b) It shall be done in compliance with such reasonable rules and regulations as the Landlord or its agents or contractors my make; c) It shall be done in such a manner as will not interfere unreasonably with the work being done by the Landlord in respect of the Leased Premises or in any other portion of the Shopping Centre; d) It shall be subject to the reasonable supervision of the Landlord or its agents or contractors; e) It shall be done at the risk of the Tenant; f) It shall be done so as not increase the premiums payable in respect of insurance or Taxes included in the Lease, provided if such premiums or Taxes payable are increased, the Tenant shall pay to the Landlord the amount of any increase that is directly attributable to the Tenant s Work; g) The Tenant, its employees, contractor, and contractor s employees shall not enter onto any roof of the Shopping Centre or make any opening in the roof this work must be performed ONLY by Landlord s approved contractor; h) No load greater than the design live load of 100 pounds per square foot, uniformly distributed, shall be imposed on any concrete floor. No unusual loads may be suspended from the underside of the roof structure and no holes shall be drilled through the floor without the written approval of the Landlord first to be obtained; i) The Tenant shall maintain the Leased Premises in a reasonably clean and orderly state and shall be responsible for removing from the Shopping Centre all excess material and garbage resulting from its work; and j) Objectionable odours from the Leased Premises shall, at the Tenant s expense, be exhausted in such a manner so that they do not escape into the Mall or other tenant s premises and so that they do not short circuit into any fresh air vents. This work including the application of paints and varnishes shall be restricted to after normal Shopping Centre hours of operation. Any Tenant s Work that is not in accordance with plans, specifications, information and revisions delivered to and approved by the Landlord or that is not otherwise in accordance with the Landlord requirements and that has not been removed or corrected forthwith after demand may be removed or corrected by the Landlord at the expense of the Tenant. 12

13 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL The Tenant shall pay to the Landlord the actual cost of such work performed by the Landlord plus fifteen percent (15%) of such cost for the Landlord s overhead expense and profit, within thirty days of receipt of an invoice from the Landlord. The Tenant and all of its contractors, agents, and employees are subject to the following regulations in carrying out the Tenant Work in the Leased Premises. Construction Safety It is the Tenant s responsibility to ensure that its contractors comply with the requirements of the Occupational Health and Safety Act, Regulations for Construction Projects. Any additional safety regulations which may be imposed by an authorized representative or the Landlord, must also be followed, immediately and fully. Should failure to comply result in any construction delay or injury, the Tenant will be held fully liable for all costs and other responsibilities arising there from. Enclosure of Premises If the Leased Premises is located in an operating section of the Mall, the Leased Premises must be enclosed with a suitable temporary painted hoarding prior to the commencement of any construction by the Tenant or its forces. The hoarding may project beyond the Lease Line by three feet only. Any dispute which may arise with respect to the suitability of the hoarding will be resolved by the Tenant Coordinator, immediately after which the Tenant s contractor will take whatever remedial action has been directed. Upon opening of the Mall, the Leased Premises must be enclosed in accordance with the above. Security of Premises The Tenant is fully responsible for the security of the Leased Premises and its contents from and after the day of handover to the Tenant by the Landlord. Emergency Contact The Tenant must provide the Landlord s representative with the name and telephone number of the party to be contacted in case of an emergency having to do with the Leased Premises. Temporary Services A fee of $1.00 per square foot will be charged to the Tenant for temporary services, which include power, lighting, heating, water and standard Mall security. Any Mall security for work carried out during times other than regular working hours will be charged at rates determined by the Mall Management Office. Operable fire extinguishers must be kept within the Leased Premises throughout the construction. All methods of temporary heating, must be approved in writing by the Landlord prior to their use. Access & Deliveries Personnel access and material and equipment deliveries to the Leased Premises are to be by designated routes only. In general, Tenants, their agents and construction personnel, will be permitted access to the Mall as required to reasonably carry out their work. Materials will not be allowed through the Mall except as specifically approved by the Landlord, which approval will not be given unless there is no other reasonable route to the Premises. 13

14 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL Work Areas All construction materials, tools, equipment and work benches must be kept within the Leased Premises throughout the construction period. With special arrangement, scaffolding mounted on proper supports, may be used in the Mall area to permit the installation of storefronts and signage, subject to the requirements of the Landlords construction schedule. Working Hours Tenant construction may be carried out in the Leased Premises during regular working hours, ie: 8:00am to 4:30pm, Monday to Friday. Any work which would interfere with the operation of the centre (ie: noise, deliveries, obstructions) must be carried out at times other than this, and specifically arranged with the Landlord. Garbage Removal The Tenant is responsible for ensuring that its contractor removes all garbage and debris on a daily basis from the Leased Premises and into a suitable container. Should it be necessary for the Landlord s forces to remove Tenant s garbage or debris due to inaction by the Tenant s forces, the Tenant will be invoiced for the full cost thereof, subject to a minimum charge of $ per occasion. Temporary storage of garbage or debris outside the Leased Premises will not be permitted. Mall compactor is not to be used by any contractor this will be strictly enforced. An open type container shall be utilized, at the Contractor s cost and its placement will be dictated by the Landlord. Damage to Landlord s Property Under no circumstances may the Tenant or its contractors drill, cut or chase openings of any description in any part of the basic structure without first notifying the Landlord. Any work of this nature which the Tenant may require will be performed by an approved contractor only after all precautionary measures and available testing techniques have been conducted. The Tenant, its agents and contractors are prohibited from access to the roof of the development, sprinkler rooms or electrical rooms. The Tenant will be held fully responsible for damage of any nature caused by the Tenant, its agents or contractors to any part or item of the Landlord s property. Should such damage occur, the Tenant will be charged with the full cost of all necessary work, plus a fifteen (15%) fee for the Landlord s overhead. Testing of Services The Tenant must obtain Mall Management permission 48 hours prior to conducting tests of plumbing, gas or fire protection systems. The Tenant will be held fully responsible for any damages which may result from such testing, notwithstanding prior approval having been obtained. (Cost to Tenant for sprinkler systems drainage is $ per occasion). This work must be performed ONLY by Landlord s approved contractor. Access Panels The Tenant must provide a suitable method of access through wall, ceiling or floor finishes or construction as necessary to permit access to services or equipment which require servicing, or where required. If this is not done, the Landlord reserves the right to cut access panels, as required, at the Tenant s expense, any time. 14

15 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL Scaffolding & Tools Temporary scaffolding mounted on rubber tired rollers may be used in the mall area to permit the installation of storefronts and sign panels. The type of scaffolding to be used in the mall area will be subject to the Landlord s approval. All work benches, bench saws, tools, equipment and construction materials must be confined within the limits of the Leased Premises. Mall Floor Area When being moved across the mall floor, all merchandise, materials and equipment must be transported on rubber tired units. Deficiencies The Tenant shall make good any deficiencies listed by the Landlord s Tenant Coordinator or by the Building Inspectors, whether in his own Premises or adjacent Premises affected by the Tenant s construction. Otherwise, the Landlord will make good any such deficiencies at his own discretion and at the Tenant s expense. The Landlord will endeavour to notify the Tenant in writing prior to this action being taken. Parking Parking of vehicles by the Tenant, its agents or construction personnel will be confined to those areas and those times as directed by the Landlord. General The foregoing regulations may be amended or added to by the Landlord at any time, and the Tenant shall abide by such changes or additions upon notification. In addition, the Tenant may be advised by the Landlord of special conditions which apply solely to its store, or to a small group of stores and shall follow instructions received from Tenant Coordinator or other authorized representative of the Landlord. Engineering Review The Tenant shall be responsible for payment to the landlord of an Engineering Review Fee of $

16 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL PART III DRAWING SUBMISSIONS General Once the Tenant has received his Tenant Design Package and preliminary design work has been completed, the Tenant or his Architect/Designer is to contact the Tenant Coordinator, in order to clarify the particular conditions applicable to the area leased, and to discuss possible solutions to layout, materials and storefront design, which will be compatible with the overall design concept for the Mall. Procedures All approvals called for in General Provisions of Schedule C will be given by the Tenant Coordinator. When drawings and specifications are approved, they will be stamped Approved for General Design. Only and the Tenant will thereafter be responsible for: 1. Resubmitting changes to base building to the Tenant Coordinator for pricing, and 2. Tendering Tenant s Work with his own Contractor. All changes to Tenant Work being done by the Landlord must be processed through the Tenant Coordinator. Preliminary Design The Tenant shall supply three sets of Preliminary Design Drawings. Final Tenant Working Drawings and Specifications The Tenant shall supply a colour board, three prints of each drawing or electronic drawings in AutoCAD 2009 either on disk or by to the Tenant Coordinator, as required by General provisions of Schedule C. a. Floor plan of Premises - Scale ¼ =1-0 b. Lighting plan - ¼ =1 0 c. Interior wall elevations - ¼ =1-0 d. Storefront elevations - ¼ =1-0 e. Sign, logo, and lettering details - ½ =1 0 f. Specifications, interior finish and colour schedule, colour chips and materials specified, on and 8 ½ x 11 board Plumbing a. Floor plan of rough-in - ¼ =1-0 b. Specifications Heating, Ventilating and Air Conditioning a. Floor plan, duct layout, size and manufacturer of grilles and diffusers, where applicable - ¼ =1-0 b. Specifications c. Heat gain/loss calculations must accompany drawings 16

17 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL Electrical a. Floor plan showing total electrical power and lighting layout (including H.V.A.C. wiring) - ¼ =1-0 b. Fixture schedule showing quantity and watts for each fixture, power outlet and piece of equipment (H.V.A.C., signs, cooking equipment, etc). c. Special lighting, i.e. signs, logo, etc. d. Specifications of fixtures e. Total electrical load. Service size required at 120/208 V f. Completed table of electrical loads Special Equipment Plans or sketches showing location of equipment which the Tenant intends to install, complete with catalogue sheets, specifications and sketches of same, showing water and electrical consumption, weight H.P. and phase, controls, exhaust ducting and other requirements necessary to provide direction to the Contractor to enable the installation to be completed. Special Facilities Plans or sketches of special facilities o other details which affect the building. Title Blocks Drawings are to be sized on a multiple of 8 ½ x 11 and shall have a title block in bottom right hand corner. ALL DRAWINGS MUST INDICATE STORE NUMBER IN THE TITLE BLOCK. Interpretation Where there is a discrepancy between this Design Criteria (or sketch plans) and the Base Building Working Drawings, Working Drawings will prevail. The Offer to Lease, Schedule C shall take precedence over all the documents. 17

18 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL PART IV DESIGN CRITERIA Introduction This Criteria establishes basic guidelines for Tenants and their designers. It states limitations and objectives of Tenant s design concept, and has been formulated to allow and encourage Tenants to make the best use of the mall setting. The intention is to allow each Tenant to fully express the individuality and character of his store and business. The emphasis is placed on the most important element The Merchandise. Variety and creativity of the storefront design is allowed by the design criteria and will be encouraged by the Landlord in order to further complement the theme of this original and unique complex. Tenants are required, for their mutual benefit to comply with the design criteria. It is also required that prior to commencement of detail drawings, the Tenant or his consultants review the design criteria, building structure and building code requirements, along with the Schedule C to the Offer to Lease and arrange a preliminary design review meeting with the Landlord s Tenant Coordinator. In addition, any interpretations required of the design criteria will also be made through the Landlord s Tenant Coordinator. Definitions Lease Line: Closure Line: Design Control Zone: The line establishing the perimeter of the rentable area. i.e. separation line between mall and Tenant s space 9refer to Architectural Plan for correct location of lease line. The line establishing the location of the closure doors, grille, etc. The location of the closure line may vary according to different mall locations (refer to the Criteria Drawings for details and examples). The area between the Lease line and the Closure line. Within this area the Landlord shall control and approve all aspects of the Tenant s design (refer to the Criteria Drawings for details and examples). Base Building Materials CEILINGS: FLOORS: ROOF STRUCTURE: DEMISING CAPS: LANDLORD S STOREFRONT BULKHEAD: Generally glass skylight or drywall/formglas light coves painted a light neutral colour. Combination of stone tiles in warm colours. The border tile, when extended from the Lease line to the Closure line is by Landlord at Tenant s expense. Clear height to u/s of structure varies greatly and should be verified on site. Painted formglas with wood cap and stone base. Drywall/formglas mouldings on metal studs, painted light neutral colours. Any blocking or structural support required for the Storefronts to be provided by the Tenant. 18

19 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL Permitted Tenant Materials Any permanent storefront frames, mullions, rails, etc. To be natural woods or metals as described in the following paragraphs. Any panels, etc. may be a variety of materials. However, they must be compatible with those materials installed by the Landlord around the storefront. Generally the Tenant s storefront is to be located on the Lease line. However where the Closure line (door location) is set back, the set back is to be no greater than 3-6 from the Lease line in typical retail areas. Edges of the joints of frameless glass storefronts shall be ground, polished and sealed with silicone sealant. When opaque materials are to be used within the storefront design, the proportion between opaque and transparent materials will be to the Landlord s approval. The use of curtains, drapes and other shielding devices within the Tenant s storefront is not permitted. However, if a certain degree of opacity is required, tinted reflective glass may be used, subject to the Landlord s approval. The storefront opening varies between the floor and the underside of the bulkhead as indicated in the drawings. This variance normally occurs as a result of differences between the various criteria types. The materials listed below have been selected to encourage variety and creativity of storefront design. STOREFRONTS DEMISING WALLS FLOORS CEILINGS Glass: etched, sandblasted, tinted, clear Plastic laminates: solid colours only Wood: natural, stained Mirror: clear, tinted Metals: chrome, stainless steel, bronze, copper, brass, light bronze anodized or painted aluminium Tile: good quality glazed and unglazed tiles are acceptable Natural stones: marbles, granites, slate Other Opaque Materials: silver/gold leaf, brick (to match base building), solid mirror which may have a portion of backing removed for display, paint or mylar on the store interior side Demising walls exposed to the mall area within the Design Control Zone to be finished by the Tenant and approved by the Landlord. For suggested materials see the STOREFRONTS section above. No painted drywall or wallpaper of any kind is allowed. The base building flooring (12 x 12 stone tile) is installed by Landlord and terminates at the Lease line. The border tile is to be extended to the Closure line within the Design Control Zone by Landlord at Tenant s expense (refer to Architectural Finishing Schedule for base building floor specifications). Painted drywall and/or materials allowed in the STOREFRONTS section above. 19

20 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL STOREFRONTS ON THE LEASE LINE TO BE: A. Completely open storefronts are discouraged in order to promote the use of display windows. B. Fixed glass with wood or metal frames or clear silicone butt joints to vertical edges of glass. No exposed clips or mouldings shall be permitted. C. Doors on the Closure line of stores with fixed glass display windows to be full height swinging frameless or framed doors on pivots with a bottom rail and top patches. Note: Sliding/folding storefront grilles are acceptable storefront closures (Elegance, Futura or equal only). Tenant s without a rear exit may require a storefront egress and/or service door in accordance with the Local Building Code (i.e. Food Court Tenants). ANY OTHER PROPSED MATERIALS MUST BE APPROVED BY LANDLORD. Tenant Lighting Controls With the variety of Tenant types created by the merchandise mix, a variety of lighting qualities are required to suit these uses. Stores with storefront merchandise display will require the following. Note: To keep Tenants electrical and A/C loads within their Schedule C allowance, Tenants are encouraged to use low voltage lighting and other energy efficient fixtures. a. Tenants shall provide a high level of incandescent illumination within the Storefront Area b. All fixtures are to be of a high standard approved by the Landlord. c. Within the Tenant s display window, the Tenant must shield light fixtures with a baffle so designed as to shield the lamps below eye level (5-6 ), unless otherwise approved by the Landlord. The Landlord reserves the right to adjust such baffles after installation is completed, should such exposed lighting cause conflict with the mall design. d. All of the recessed incandescent lighting within the Storefront Area will be on separate time clocks connected to the Tenant s distribution panel. Hours for operating the aforementioned lighting and signs shall be determined by the Landlord in operation of the mall. For other merchandising uses such as refreshments, cafes, bars and/or other uses that require a specific mood-type lighting to create the desired atmosphere, approval of the design concept and fixtures must be obtained by the Landlord. No exposed fluorescent lighting within the sales area of the store will be permitted. Up-lighting onto the Landlord s ceiling must be prevented. Other than reflected ambient light from the Tenant s floor space, i.e. any light fixtures which develop up-lighting directly, must be covered so as not to allow any light spillage. 20

21 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL Sign Controls All signs or logos must conform to the design criteria and shall receive the written approval of the Landlord prior to fabrication. Illuminated signs are encouraged on storefronts. They are to be a maximum of 6 thick and 20 high. Height and thickness will be subject to design approval (refer to Criteria Drawings for specific details). Tenant s sign details, including the size, materials and graphics, thereof, must be approved by the Landlord at least two weeks prior to opening. Tenant s name or logo only will be permitted. No slogans, advertisements, animated, flashing or moving signs of any kind will be approved. No back illuminated box signs will be approved. No formed plastic letter will be allowed. The Tenant is encouraged to use non-illuminated graphics only on glass or solid panels. They may be applied on the inside surface of glass storefronts in gold leaf, pressure sensitive vinyl or other method, after the Landlord s approval. Signs on fixed glass with opaque borders may be mylar on glass, paint, applied gold or silver leaf, or solid mirror with portion of silvering removed for display or other alternates to Landlord s approval. 1. One sign or other graphic treatment is allowed per storefront elevation. If additional signs are required per special conditions, the Tenant shall obtain Landlord s approval. On elevations, in excess of 30 linear feet, a second sign is permitted, only with Landlord s approval. 2. Any Tenant having a corner storefront, with one or more elevations, may incorporate one sign per elevation, with Landlord s approval. Length of signage shall not exceed 50% of the storefront width. 3. No exterior signage will be allowed on any part of the building. Stores with direct exterior front and/or access are governed by the exterior storefront criteria. In these cases, exterior signs may be allowed, with Landlord s approval. 4. No labels or other identification (including sign manufacturer s label) shall be permitted on the exposed surface of signs, except those required by local ordinance. Such labels or other identification shall be an inconspicuous location. 21

22 MIC MAC MALL TENANT DESIGN CRITERIA MANUAL Sign Types A. The use of etched glass in a creative way is encouraged, the letters are sandblasted through the rear side of the glass, and the resulting areas are frosted and can be internally illuminated with an approved source. B. Solid channel letters are pin-mounted off an internal Tenant signage bulkhead, and approved light source is concealed inside the letter, consequently the letters are defined by a halo effect. C. Letters are internally illuminated through translucent acrylic with an opaque over-face, the letter reads dark with an illuminated outline effect. D. The use of neon tubes in a creative way is encouraged. Letters that lend themselves to neon displays should not be used. No flashing or animated signs are permitted. E. Combinations of two or more techniques are acceptable. This example shows a combination of internally illuminated letters and surface mounted neon. 22

23

24

25

26

27

28

29

30

31

32

33

34

35

36

37

38

39

40

41

42

43

44

45

46

47

48

49

50

51

52

53

54

55

56

57

58

59

60

61

62

63

64

65

66

67