CONSTRUCTION CRITERIA

Transcription

1 CONSTRUCTION CRITERIA

2 Table of Contents: Page Introduction 3 Architecture and Finishes 4 Storefront Signage 9 Structural 13 Heating, Ventilation and Air Conditioning 15 Plumbing 25 Fire Protection-Sprinkler System 28 Fire Alarm System 30 Electrical 31 Diagrams and Details 35 The Shops- Design Criteria (Spaces ) 46 Page 2 of 50

3 Introduction This Tenant Manual contains the criteria and procedures to be strictly observed by Tenants, their Architects, Contractors, and other representatives to insure the efficient design and construction of the Tenant spaces. Conformance to the criteria and procedures in this manual will expedite plan reviews and the construction of the Tenant stores. It is imperative that you and your consultants have a mutual understanding of the lease, its attached exhibits, the existing conditions of the space (through site survey), and the contents of this manual. It is the Tenant s sole and complete responsibility to identify and understand all existing conditions in the Tenant s lease space. Please note that this tenant manual has been compiled by combining several tenant manuals for the property and its many renovations from 1956 to the present. Some sections that apply to the enclosed mall, do not apply to the exterior Shops. Some sections that apply to an expansion area, may not apply to the original mall area. It has been our intension to clarify any items that conflict but after you have read the complete tenant manual document, please let the tenant coordinator know if you discover conflicting information that is not explained somewhere in the information. The Landlord shall have absolute right of approval over all materials, colors and finish selections, plans and designs. The Landlord requires the use of high quality materials throughout the Tenant leased premises. The Landlord may, at its discretion, consider deviations from these Design Criteria in the interest of the overall project. The Mall at Green Hills will provide an opportunity for Tenant s to express their individual identity & branding through the use of high end, sophisticated and sustainable materials. The following Construction Document Criteria and the Design Criteria, which are available on our website at were created to help define the Design Philosophy. We encourage the use of sustainable design and construction practices for all aspects of Tenant Improvements. Please reference the U.S. Green Building Council s website at usgbc.org for more information. Page 3 of 50

4 Architecture and Finishes Storefront Work 1. Storefront Design: The Design Control Area is the area between the lease line facing the common Mall area and the control line. The control line shall typically be recessed a minimum of 6'-0" behind the lease line. This area includes display windows, graphics, fixtures, lighting, materials, finishes and colors. a. Corner Tenants are required to treat each frontage equally. b. A minimum of 75% of the Tenant's storefront shall be visually open. Glass storefronts are considered visually open. The whole storefront may not be this material. c. A 6 minimum width band of tenant finish (unless otherwise approved) is required where the tenant finish meets the neutral piers and bulkhead above, around the sides and top of the storefront. The tenant may not but the neutral piers or bulkhead with display window glass. 2. Storefront Entrances: No part of the storefront or any door swing shall extend beyond the lease line into the Mall. Storefronts shall be constructed to permit secure closing of the premises. Storefront closure must occur on or behind the storefront closure line, which is typically a minimum of 3'-0" behind the lease line. Minimum entrance opening width shall be 6-0. Entrance doors must swing out and must be recessed so they do not encroach beyond the lease line. Revolving doors will not be allowed. 3. Materials: All materials employed in Tenant's storefront shall be hard surface, durable, materials that require minimum maintenance. Wood employed decoratively within or at the storefront, or anywhere within the leased premises, must comply with code requirements. 4. Structural Support: All storefront work requiring structural support shall be floor supported and braced at their head sections by a structural steel framework secured to the existing building structure. 5. Security: Identify and specify any security system to be used. Door frame mounted or in floor systems are acceptable provided they are incorporated into the Tenant s storefront design and subject to Landlord Approval. No free standing-exposed pedestal systems are permitted. 6. Mechanical Devices: Any mechanical device (time clocks, grille locks, grille controls, etc.) shall be concealed within Tenant's storefront construction. 7. Overhead Grills: Overhead Grills shall be concealed in an overhead or side storage pocket during shopping center hours. 8. Neutral Piers: Neutral piers are existing. Any new neutral piers will be built by the Tenant s contractor, at the Tenant s expense, per drawing supplied by Landlord (See Detail Section of Criteria). 9. Egress Path: A clear egress path of 10 ft. is required in front of the storefronts. Tables/Chairs, signage and other obstructions must not be located in this space. Page 4 of 50

5 10. Material Samples: Tenant must provide an 11 x 17 material sample board with their plan submittal (labels must be consistent with the plan submittal legend). In addition, tenant must provide either photos of finishes from a comparable existing store or renderings of the finishes for the proposed store with their plan submittal. 11. Storefronts and Glazing: All exterior storefront systems must comply with all necessary codes. 12. Display Areas/Show Windows: a. All storefront glass shall be clear, safety plate or tempered float glass. No tinted glass will be allowed. b. For exterior Curbside storefronts (Main Strip East, North Strip Tenants) the tenant shall provide a waterproof system storefront (typically a metal storefront system). Samples and shop drawings to be submitted to landlord for review and approval prior to fabrication. c. Direct visual exposure of incandescent lamps and/or fluorescent tubes to the exterior is prohibited. A time clock will be required for all lighting and illuminated signage in the Display Area/Show Windows. 13. Storefront Flooring and Base: a. Transition: The Tenant's finished floor covering material must be flush with the level of the finished Mall floor at the entry point along the lease line. b. Mall Flooring Infill: Minor recessed portions of the storefront not at the storefront entry may have the standard common area flooring extended into these areas. This infill material is available to be purchased from the Landlord. Tenant must use their own flooring material within the store up to the lease line. Walls, Partitions and Separations Landlord Work Demising Walls: Landlord will erect 2 x 6 metal stud partitions dividing the Tenant's premises from the adjacent tenant spaces or common areas at the Tenant's expense. Tenant shall verify Landlord's placement of wall studs prior to space acceptance and advise Landlord in writing of any discrepancies immediately. Failure to notify Landlord of discrepancies shall be regarded as acceptance by the Tenant. Page 5 of 50

6 Tenant Work Wall Construction 1. Wall Construction: Tenant's interior partitions shall be constructed of metal stud framing with gypsum board finish on all sides with taped and spackled joints. a. Material: Tenant Demising walls and steel columns shall receive a minimum of one layer of 5/8" fire Type X code gypsum wallboard with taped and spackled joints from floor to underside of structure above. b. Fire Stops: Tenant shall provide and install non-combustible fire stops as may be required at separations from the adjacent leased premises and ceiling above mall areas. c. Fire Dampers: Tenant shall provide all required fire dampers or other suitable protection devices if fire-rated walls are penetrated. d. Repairs: Where the premises have been previously occupied and Tenant elects to retain existing walls, the existing walls shall be repaired or improved by Tenant to a condition which will satisfy the Landlord and the fire rating requirements. e. Penetrations: Penetration of exterior walls by Tenant shall not be permitted except as approved in writing by the Landlord prior to the commencement of such work. f. Column finish: All columns within the premises, including those in demising walls, shall be furred and finished by Tenant. Exit/Access/Doors and Corridors 1. Exit/access doors: shall be minimum 3'-0" x 7-0" x 1-3/4" - 1 hour fire door or code permitted equivalent and frame with hardware in accordance with governing codes. Hardware must match existing building standards and keyways. 2. Finishes: After installation of tenant exit/access door, Tenant shall restore base building service corridor to original condition. a. Corridor Vestibules: Where vestibules are constructed, extend adjacent corridor finishes into the vestibule and provide corner guards as per the Landlord's specifications (See Detail Section of Criteria). b. Projections: Tenant door may project a maximum of 7 inches when fully open into the exit passageway per Code. Page 6 of 50

7 c. Exit/access door: Exit/access door shall be: i. recessed into tenant space and ii. painted per color specified by Landlord and labeled with store name and number as specified by center management d. Wall Construction: Exit/access corridor walls shall receive one layer of 5/8" fire code Type X gypsum wallboard on both sides from floor to underside of structure above. All joints must be taped and spackled. Ceiling Work 1. Ceiling Heights: Tenant is responsible for field verification of the existing conditions. Ceiling heights above the height shown on the Space Layout Drawing and listed below may be possible but Landlord does not guarantee clearances for such ceilings. In some cases, existing utilities may be relocated by Tenant at Tenant's expense. Written approval from Landlord is required before proceeding with such work. 2. Metal suspension systems: Metal suspension systems shall be used for all ceilings and shall be secured to Landlord's structural framing only. No connections to Landlord s decking will be permitted. 3. Gypsum Ceilings: Gypsum ceilings and soffits are required in the sales display area at the storefront (typically +/- 6-0 from the lease line back into the store). a. When using an acoustical lay-in tile ceiling in the sales area, tiles must be 2' x 2'. All ceiling tiles in the sales are must have an exposed tegular edge. b. Provide a change in ceiling height for interest, so the entire ceiling is not completely flat. c. Combustible materials of any sort may not be used or stored above the Tenant's ceilings. d. All diffusers, grilles, tracks, speakers, etc., must be painted to match finish ceiling. 4. Access Panels: Provide access panels to permit servicing of all equipment located above the ceiling. Access panels in hard surface ceilings must be a flush panel door with a tape-in drywall bead flange. Access panels should be installed on vertical ceiling soffits or located as inconspicuously as possible. Page 7 of 50

8 Interiors-General 1. Toilet Rooms: All Toilet Room floors above grade level shall have a Landlord approved waterproof membrane between the structural sub-floor and Tenant's finish floor and extend 4 up the wall. All Toilet Rooms shall have ceramic tile sanitary floors and base that extend a minimum of 4 above finish floor. a. All bathrooms are to have an ADA complaint marble threshold (or equivalent) to help contain water in the event of a leak. 2. Rubbish Storage Rooms: Provide a storage area for rubbish in all food or beverage service operations. All storage area floors above grade level shall have a Landlord approved waterproof membrane between Landlord's structural sub-floor and Tenant's finish floor. 3. Food Preparation and Service Areas: All food preparation and service area floors above grade level shall have a Landlord approved waterproof membrane between the structural subfloor and Tenant's finish floor. They also must have an adequate number of floor drains. 4. Health Code: All finishes shall be in compliance with Health Code Requirements (or approved by local health authority). 5. Stock Room Design: Stores with rear exits must have distinct fire corridors leading to them. If the rear exit from the sales area is through the stock room, a direct route must be provided from the sales area to the rear exit. This exit route shall not be used for storage. Verify all requirements with applicable codes. Page 8 of 50

9 Storefront Signage General 1. Number of Signs: Tenant shall identify the premises by installing one primary identification sign or other graphic treatment on the storefront elevation. 2. Corner Store Signs: When the premises are a corner store, an additional identification sign shall be required for frontages in excess of 15 feet in length and shall be subject to the criteria for each elevation respectively. 3. Store Name: Store identification signs shall be limited to the store name (d.b.a.). Wording of signs shall not include the product sold except as part of Tenant s trade name. The use of a crest, shield, logo, or other established corporate insignia which has been customarily displayed or associated with the store name may be approved on an individual basis by the Landlord at Landlord s sole discretion. 4. Review and Approval: All signage, identification, and graphics are subject to the approval of the landlord. The landlord maintains all authority to reject any sign or sign component, whether specifically addressed in this manual, or not. a. All signage shall be submitted to landlord for approval with scaled shop drawings. All signage must meet approval of local code authority. b. All signs and sign installation shall comply with all local building and electrical codes. 5. Sign company names or stamps shall be concealed and not be visible to public view. 6. No sign, advertisement, notice or other temporary lettering shall be exhibited, inscribed, painted or affixed on any part of the storefront(s) except store identification signs. 7. Stores shall have individual channel letters reverse or face lit, shall hide all raceway configurations from public view. 8. Tenant shall install their sign as an integral part of the storefront and/or bulkhead. Dimensional and Location Requirements 1. Interior Sign Height: The average height of sign letters or components shall not exceed twelve inches (12 ) and Letters are limited to sixteen inch (16 ) maximum height. 2. Exterior Sign Height: The maximum height of sign letters or components shall not exceed twenty inches (20 ) but size is subject to landlord approval and may be required to be smaller. 3. Postal Service Sign: (Exterior Curbside Storefronts Only): Street address identification (street number only) for postal delivery is required and must be placed in the lowest left hand corner of the storefront glazing. Numbers to be 6 white vinyl mounted to the inside face of the glass. Page 9 of 50

10 4. Sign Projection- Interior: Signs shall not project beyond the storefront more than two inches (2 ) if less than eight feet (8 ft.) above finished floor line, nor more than four inches (4 ) above eight feet (8 ft.). 5. Sign Outer Limits- Interior & Exterior: The extreme outer limits of the sign letters and components shall fall within a rectangular area that can be defined as follows: a. The sides shall not fall closer than twenty-four inches (24 ) to the side lease lines of the premises; and b. The top side of which shall fall no closer than twelve inches (12 ) to the soffit of the mall fascia. 6. Trade Name: Wording of signage is limited to tenant s trade name. Logos and logotypes may be included, if they are specifically included in the tenant s DBA and approved by the landlord. 7. Decals: In addition to the primary identification sign, graphics on glass doors are allowed. These may not be illuminated, and must adhere to: a. 3-4 MAX height, if text is used. b. 144 sq. in. MAX area. c AAF MAX d. Subject to landlord approval. e. Charge card decals shall not be affixed to any part of the storefront, nor shall any charge card identification be immediately visible from the public space. 8. Number of Signs: Tenant shall identify the premises by installing one sign or other graphic treatment on the storefront elevation. When the premises is a corner store, an additional identification sign may be considered for frontages in excess of 15 feet in length and shall be subject to Landlord Review for each elevation respectively. 9. Service Door Sign-Interior: A uniform store identification sign shall be installed by Tenant per Landlord s specifications. Tenant shall not post additional signs in service areas. Letters are to be 3 high in black vinyl applied directly to the outside face of the Tenant s door. Wording shall be limited to Tenant s name and space number only. 10. Service Door Sign-Exterior: Rear door shall have store suite address number only posted at 6-0 above curb, white 4 vinyl. 11. Blade Signs- Interior: Blade signs shall be located on existing bracket locations (limited existing locations in center) the quantity shall be determined by bracket count that coincides with store frontage. Maximum sign weight = 6lbs. Signage installer shall provide blocking as required to sturdy the sign. This requires drywall patch and repair, all by sign installer or tenant. All blades shall be double-sided; custom shapes are encouraged. Subject to landlord approval (See attached drawing). Page 10 of 50

11 12. Blade Signs Exterior: shall be located at existing bracket locations, the quantity shall be determined by bracket count that coincides with store frontage. All blade signs shall be double-sided; custom shapes are encouraged. See attached drawing. 13. Awnings-Exterior: Awnings will be allowed for select exterior Curbside Tenant elevations only. See Standard Storefront Design Details section for Awning standards; Silk screened or painted letters shall be on the face (or sloped portion) of the awning. All images shall be submitted for approval by landlord. Awnings are to be fabric material (i.e. canvas). All ink / paint for signage shall be per manufacturer s to prevent fading. a. Illumination of awning shall be wash-lit from above awning by approved fixture. Fixture counts and placement shall be indicated on submittal drawings, as well as foot-candle capacities. 14. Illumination: Landlord requires illuminated signage. Submit fixture cut sheet for review by Landlord. Backlit (or halo-lit) dimensional letters are subject to approval by landlord. a. Channel letters: All light sources must be conceded, unless neon is proposed. All designs are subject to approval by landlord. b. Wash lit: Use approved fixtures only. Fixture counts and placement shall be indicated on submitted drawings, as well as foot-candle capacities. c. Back lit sign band: Sign band face color shall match existing. d. Dimensional Letters (non-illuminated, interior only): Tenants using dimensional letters shall provide metal letters. Letters are to be pin-set to the Tenant s storefront. Dimensional (non-illuminated) letters shall be wash-lit or backlit. See Section 3.d. 15. Storefront Suite Address number on Neutral Pier: Tenant shall provide the suite number on the neutral pier if not already existing. White letters, in size and font to match existing suite numbers. 16. Charge card decals shall not be affixed to any part of the storefront, nor shall any charge card identification be immediately visible from the public space. 17. Sign company names or stamps and UL Labels shall be concealed and not be visible to public view. 18. No television or projection screens are permitted within 10 feet from the lease line. Prohibited Sign Types 1. Signs with exposed neon or other lamps or signs using flashing lights. 2. Sign manufacturer's name, stamps or decals, or registered trademarks. 3. Signs with exposed raceways, ballast boxes or transformers. 4. Signs with painted letters. Page 11 of 50

12 5. Signs employing luminous, vacuum-formed plastic letters. 6. Signs of exposed box or cabinet-type design that employ transparent, translucent or luminous plastic background panels. 7. Shadow box type signs. 8. Signs employing un-edged or uncapped plastic letters with no returns. 9. Paper, plastic or cardboard signs. In addition, stickers or decals of any kind are not permitted on the storefront glass or in entry area, unless approved by Landlord. 10. Signs with exposed fasteners, vents or weep holes. 11. Signs with an orientation other than horizontal, that is, no vertical, perpendicular or diagonal signage, etc., unless approved by Landlord. Page 12 of 50

13 Structural 1. Modifications and alterations: Modifications and alterations to Landlord's framing structure and floors will not be permitted without Landlord's prior written approval. In the event that Landlord approves Tenant's request, Tenant shall leave Landlord's structure as strong as or stronger than original design with finishes unimpaired. Conditions vary by location. Refer to Base Building Structural drawings for more information and Field verify all structural conditions: a. Landlord may elect to require that structural modifications be performed by Landlord's Contractor at Tenant's expense. Structural alterations or calculation of heavy loading will require the Tenant to hire, at Tenant s expense, Landlord s structural engineer who must review and approve the Tenant s structural engineer s drawings and calculations. b. No welding to building structure shall be permitted without Landlord s prior approval. 2. Lower Level Floors: The lower level of the Mall is concrete slab on grade. The roof of lower level Building C is a one-way pan joist system. This system is the floor of areas designated as buildings M, N and P, as well as Main Strip East. 3. Upper Level Floors: The upper level roof of this area consists of steel beams and bar joists supported by concrete columns. a. Buildings H, J, G, V and T: One area of the Mall falling within Buildings H, J, G, V and T is constructed with a two-way concrete flat slab. i. The maximum live load in this area is 75 lbs./square foot. See attached drawing. b. The remainder of the Mall is composite concrete construction with steel beams and columns. i. Live load in the other areas of the Mall is 100 lbs./square foot. 4. Mezzanines: Upper Level floor framing has not been designed to support mezzanines. In the event an upper level tenant is approved for a mezzanine, all structural enhancements of the floor framing and associated structure is the sole responsibility of the tenant. Tenant shall submit structural mezzanine framing drawings and structural calculations verifying capacity of the base building structure, prepared by a structural engineer registered in the State of Florida for Landlord s review and approval. 5. Roof: Structural Design Loads subject to Landlord Review and Approval 6. Concrete floor penetrations: required by Tenant shall be coordinated with Landlord's Field Representative structural consultant and shall be engineered to fit existing conditions and installed according to the Standard Floor Penetrations on the website. a. All floor penetrations in food service/preparation areas and toilet rooms shall have Water tight sleeves extending a minimum of 4" above finish floor. Page 13 of 50

14 7. Seismic Restraint and Sound Attenuation: vibration isolation requirements must be provided for all equipment (floor mounted and suspended). a. Speaker systems must provide sound attenuation materials and installation methods so as not to infringe on adjacent tenants quiet enjoyment. Floor - General Requirements 1. Transitions: All floor finishes at the storefront lease line shall be the same finish floor elevation (flush) as the Landlord's mall floor and provide recessed Schluter Type or equivalent transition strips. a. All toilet rooms are to have an ADA complaint marble threshold (or equivalent) to contain water in the event of a leak. 2. Expansion Joints: Expansion joints in sales areas must be detailed and illustrated in the Construction Documents. Expansion joint material must be compatible with the floor finish materials. 3. Anti-Fracture Membrane - Floor Isolation: it is recommended to install an Anti-Fracture Membrane at the column lines, transitions between the structural slab and any shrinkage cracks that are evident. MECHANICAL/ELECTRICAL/FIRE PROTECTION DESIGN CRITERIA Design Criteria - General Requirements Tenant must submit to Landlord for review, all documents and specifications for the design and installation of all systems. Landlord approval hereinafter referenced shall not imply acceptability of any system's operating performance or design. The scope of the Tenant's responsibilities shall include, but not be limited to the following: 1. Complete design and installation of a system for heating, air conditioning, and ventilating, for Tenant's premises. 2. Complete design and installation of Tenant's toilet exhaust system for the premises. 3. Complete design and installation of a sanitary sewer and vent system for Tenant's plumbing facilities, including connection to Landlord's waste systems. 4. Complete domestic water service for Tenant, commencing from Landlord's piping. 5. Modifications to existing sprinkler systems or installation of new grid systems as required by local authorities and Landlord's criteria. 6. Complete design and installation of Tenant's electrical service distribution. Page 14 of 50

15 Heating, Ventilation and Air-Conditioning General 1. Standards: All mechanical design and materials shall meet current additions of ASHRAE standards, national, state and local codes. Tenant shall perform all calculations in accordance with methods set forth in the latest American Society of Heating, Refrigerating, and Air Conditioning Engineer's Guide and Data Book and in accordance with good engineering practice. All calculations shall be performed in a neat manner. 2. Systems: All retail Tenants are to utilize a mechanical system in accordance with the type available in the area for all their HVAC requirements: water source heat pump and packaged or split system. (See system description types for the Mall areas.) 3. Access: A free area for maintenance access and/or filter removal around and to the equipment shall be provided. Ample access to and around all sides of air conditioning equipment must be provided. 4. Test & Balance/Commissioning: Tenant shall be responsible for balancing all duct systems related to the premises. Certified Test and Balance reports shall be furnished to the Landlord for review and approval. Test and Balance reports should be provided by AABC or NEBB independent licensed contractors. a. The contractor shall put all heating, ventilating and air conditioning systems and equipment into full operation with clean filters and strainers and shall continue the operation of same during each working day of testing and balancing. b. Testing and balancing agency shall be kept informed on any major changes made to system during construction and shall be provided with a complete set of as-built drawings. 5. Noise and Vibration Limits: Any mechanical, heating, ventilating, or air conditioning or allied equipment to be installed by Tenant must conform to the following noise and vibration limits: a. It must not produce sounds which emanate into any adjacent occupied areas (not occupied by or leased by Tenant) exceeding 35 DBA and/or as required by the lease. b. If mounted on the roof or other structure, it must provide at least 95% vibration isolation of all frequencies generated by the equipment, and the mounting system must be such that no resonances can occur between the equipment and the structure. 6. Roof Equipment/Work: The following criteria, as noted, must be observed when installing the roof-mounted condensing unit or the rooftop HVAC unit. Tenant's roof equipment shall be located in areas designated by the Landlord to specified heights and according to Landlord's approval. Exception: Should weight or location of equipment by Tenant require supports, screens, catwalks or roof hatch and ladder, they shall be provided by Tenant according to Standard Project Details. Landlord will determine when and where the above shall be required. a. Finish: All such equipment shall be factory-finish painted according to the Landlord's paint schedule and specifications. Page 15 of 50

16 b. Identification: Tenant's roof equipment shall be clearly identified with Tenant's name. c. Support: All equipment rails and curbs shall be positively anchored to the supporting structure and all equipment secured to the rails/curbs to resist the effects of 160 mph winds (based on ultimate loads using ASCE7-10). Anchorage requirements shall be included on the tenant s Mechanical plans. d. Cutting and Patching: Cutting and patching of roof openings, when approved by the Landlord, shall be done by the Landlord s roofing contractor at Tenant's expense. e. All condensing units and rooftop HVAC units shall be equipped with a 120-volt outlet mounted to the unit on the rooftop. f. Condensing units must be set on Tenant supplied roof curbs and located as per Landlord s on-site representative s direction. g. Rooftop unit condensate piping shall be routed to the designated Landlord provided roof drain and terminate drains at roof drain openings. h. A certified structural engineer registered in the state for which the work is being performed must certify the existing structure is adequate to support the load of the HVAC units. Any modifications by the Tenant that s required will be approved by the Landlord before any work. The cost for the Structural Engineer s certification is the Tenant s expense including the Landlord s structural Engineer s review of same. i. The Tenant must provide the property office with a recommendation of the method of support for the installation of the rooftop HVAC unit. This recommendation must be from a certified structural engineer registered in the state for which the work is to be performed. Upon completion of HVAC installation, a letter shall be submitted from the engineer, stating that the unit has been installed in accordance with his recommended design. All recommendations of design and verification of completion shall have the structural engineer's embossed seal from the state. j. Duct work and air distribution devices: All Tenant's duct work shall be furnished and installed by the Tenant in strict accordance with the ASHRAE Guide (latest edition) and the SMACNA construction standards (latest edition). k. Fiberglass ducts will not be acceptable for HVAC trunk lines. Flex duct will be acceptable for run outs (maximum length six (6) feet). l. Any required fire damper assemblies (including sleeves and installation procedures) shall be UL listed and approved by the building inspector prior to installation. Install duct and ceiling access to fire dampers. m. Any existing rooftop equipment which is not being used by the Tenant shall be removed and disposed of at the Tenant's expense. 7. Existing HVAC system: Reuse of existing HVAC systems is subject to Landlord review and approval on a case by case basis. Page 16 of 50

17 8. When the landlord mechanical system uses the tenant ceiling area for return, the tenant shall be responsible for any work required to maintain the landlord s mechanical system, including supply and return air. 9. Fire Dampers: Fire Dampers are required for demising walls with Open Ceilings for the passage of return-air at tenant expense. 10. Total air circulated will be based on internal sensible heat load at peak requirements but not less than code requirements. 11. OSA: Tenant's HVAC system shall provide outside air for ventilation at a minimum rate of 0.2 cfm per square foot of lease area or as directed in design criteria for Mall areas but not less than code requirements, should same be greater. Outside air shall flow through the air conditioning unit only. 12. The Tenant must contract with an outside HVAC contractor for regular repair and maintenance of the system and provide proof of such contract to the Landlord. Coordinate this requirement with local property management. Design Conditions The following are suggested design conditions for Tenant space (Tenant s consultants to verify correct design conditions): 1. Outside design conditions: a. Winter: Drybulb 9ºF (99.6%) b. Summer: Drybulb 95ºF (1%) c. Wetbulb Coincident 78ºF (1%) 2. Inside design conditions: a. Retail Areas: 78ºF/50% RH (summer) 72ºF (winter) b. Corridors: 78ºF/50% RH (summer)72ºf (winter) c. Restaurants: i. Dining Area: 75ºF/50% RH (summer)73ºf (winter) ii. Kitchen: 85ºF/60% RH (summer)72ºf (winter) 3. Minimum supply air change rate as required by applicable codes. Page 17 of 50

18 4. Minimum exhaust air quantities: a. Toilets: 2 CFM per sq. ft. b. Spaces with air contaminated by odors or other contaminates 110% of supply 5. Minimum outside air supply: a. Sales spaces as required by code authority b. Inactive stock spaces: None c. Active stock spaces as required by code authority 6. Occupancy load for heat gain calculations: a. Retail: One (1) person per 150-sq. ft. in retail areas and one (1) person per 200-sq. ft. in corridors. b. Restaurant: One (1) person per 25-sq. ft. in restaurant dining. Toilet Exhaust System 1. Tenant shall design and install a toilet exhaust system in accordance with the available systems in the Mall area, provide ducts, exhaust fan and controls as required and connect to Landlord (where provided) toilet exhaust duct. 2. Toilet Exhaust: Toilet exhaust ducts stubbed into or in proximity to each tenant space. Toilet room shall be provided with 2 CFM per square foot, with a minimum of 50 CFM to be provided or as required by applicable codes. Miscellaneous Exhaust Systems 1. Exhaust: Exhaust fans for purposes of exhausting odorous fumes or heat, such as those found in cooking or beauty shop areas, shall be of the type having high velocity vertical discharge to project the air upward away from the roof and nearby intake openings (minimum distance 20ft from intake and discharge velocity shall be 2,000 FPM). 2. Tenant occupancies that produce odors such as pet stores, beauty shops and food servers shall design an exhaust system in conjunction with HVAC system to provide and maintain a 10-15% negative pressure relative to the mall and adjacent premises to prevent transfer of odors and other contaminants. 3. All odor and moisture producing areas and high heat producing equipment and appliances must be exhausted by special mechanical exhaust systems to atmosphere. Special exhaust systems shall be designed to prevent odors, heat and/or moisture from entering the property s common area and the Landlord's air conditioning system. Exhaust air quantities shall be in an adequate amount and shall be not less than required by codes. Page 18 of 50

19 4. It is required that totally enclosed, highly illuminated show windows be ventilated by means of positive air supply or air removal. Such air removal system may be discharged into false ceiling space if approved by Landlord. 5. All special exhaust systems including fans, ductwork, registers, grilles, controls and accessories shall be provided by Tenant. Exhaust discharge opening directly to the exterior will not be allowed without permission of Landlord. In all cases, exhaust ductwork shall connect directly to exhaust hoods, if provided, or exhaust louvers. 6. Air quantities in excess of 15% of total air supplied to the premises, which are exhausted to atmosphere through Tenant's special exhaust system(s), require the Landlord's written approval (See General Requirements for Roof Work). 7. Make-up air system shall provide a complete make-up system if Tenant requires exhaust air quantities in excess of 15% of total air allowed to the premises with approval of Landlord. Make-up system equipment and distribution shall be provided by Tenant. All make up air units shall be a minimum of 20 feet from any exhaust fan, HVAC equipment, or pluming vents. 8. Dishwasher Ductwork, Insulation, Exhaust and Dampers: Dishwasher design shall be in accordance with applicable codes Tenant Work Tenant, at its sole cost and expense, shall prepare Construction Drawings and Specifications for and shall initially construct or provide all heating, ventilation, exhaust Equipment, including controls, ducts, insulation and all structural, plumbing and electrical for the leased premises. All equipment shall bear UL labels. All retail Tenants are to utilize a mechanical system in accordance with the type available in the area for all their HVAC requirements: water source heat pump (WSHP), chilled water, packaged or split system. (See system description types for the Mall areas.) 1. WSHP: For the spaces listed below, the Landlord provides valved condenser (WSHP) water supply and return piping at a location to allow the tenant to connect to and extend to the premises. Tenant provides WSHP air handling unit in Tenant space suspended from structure above (not decking) for the following tenant spaces: a. Lower Level: i. 101, 109, 121, 125, 129, 137, 139, 185, 189, 182,186, 190, 192, 194, 126, 128, 132, 134, 138, 140, 142, 146, 152, 154, 102, 106, 110, 114, 118, 126, 174,179 Page 19 of 50

20 b. Upper Level: i. 213, 225, 233, 241, 245, 247, 292, 260, 270, 274, 276, 278, 236, 242, 244, 248, 250, 252, 254, 256, 202, 206, 210, 214, 218, 220, 222, 219, 221, 223 c. Tenant shall verify mechanical system in field. 2. Capacity: Landlord s WSHP loop water system will provide heat rejection for the equipment refrigerating effect of 36, 000 BTU s per hour per 1,000 square feet of demised premises for Tenants located on the lower level; 40,000 BTU s per hour per 1,000 square feet of demised premises for Tenants located on the upper level. Tenants monthly WSHP loop water system charge will be increased if Tenant exceeds these loads. a. Relocation of change in size of loop water piping shall be by Landlord s contractor at Tenant s expense (including design and engineering costs). 3. Capacity Heating: The space heating system is included in the loop system piping for use by the ASHP heating/cooling units. Heating is available at a rate of 24,000 BTU s per hour per 1,000 square feet of demised premises for Tenants located on the lower level; 30,000 BTU s per hour per 1,000 square feet for Tenants located on the upper level. 4. HVAC system, including WSHP air handling unit, ductwork, air diffusers (adjustable for volume as well as direction), registers, grilles, thermostat, power and control wiring, etc. will be designed and installed by Tenant. Tenant shall use a new commercial unit, McQuay, Trane, Carrier or Florida Heat Pump (FHP), hung from structure above and piped with isolation valves to Landlord s central WSHP loop water system. Supply ductwork must be wrapped sheet metal. Return air shall be ducted with installed sheet metal. 5. Condenser water will be supplied at 90 degrees with heat rejection systems selected for a 10- degree rise. 6. Air handling units and exhaust fans with a capacity of 2,000 CFM or greater or any unit serving an area of egress, regardless of capacity, shall have a smoke detector, which shuts down the unit when the building central fire alarm system is activated. 7. OSA: Outside ventilation air should be taken through the AC unit as a rate of 0.20 CFM per square foot in accordance with applicable ASHRAE Standards and any other pertinent codes. Indoor summer design conditions should be no lower than 75 degrees at 50 percent relative humidity. Summer outdoor design conditions should be 95-degree dry bulb, 78 degree wet bulb. Winter indoor design conditions should be no higher than 73 degrees at an outdoor design of 0 degrees. 8. Lower and upper level Tenants will connect to Landlord provided toilet exhaust duct, stubbed to Tenant space. 9. Lower level Tenants will connect to the Landlord provided fresh air supply duct stubbed to Tenant space. 10. Upper level tenants will connect to the Landlord provided roof penetration with hoods for fresh air supply. Page 20 of 50

21 11. Outside ventilation air shall be ducted by Tenant to return plenum on Tenant s WSHP air handling unit. Tenant shall install manual volume damper at connection of air handling unit. Tenant shall insulate outside air duct inside demised premises with 1 ½ thick, foil faced fiberglass blanket insulation. 12. Tenants will maintain positive air pressure to enclosed mall by providing ventilation air excess of exhaust air by 10 percent or 100 CFM whichever is greater. 13. Tenants may not penetrate floor or roof areas without the express written consent of the Owner. 14. Gas is not available to individual Tenants. 15. After condenser water WSHP unit piping has been completed and connected to Landlord s isolation valves per WSHP piping detail. Tenant shall flush the piping to prevent any trash from entering the main condenser water loop piping. The drain valve at the hose kits shall be opened and each of Landlord s isolation valves shall be slightly opened and closed in sequence to flush all new piping. The strainer at the hose kit will also be back-flushed and cleaned. 16. Tenant s HVAC Contractor shall start up WSHP air handling unit and verify its operation, check-out operation of fire stat and balance air distribution to space. Enclosed Mall 1. System Requirements: Packaged unit, Condensing Unit Located on Roof or Deck Above, Air Handling Unit Located in Space. a. The following Enclosed Mall Tenants will use either packaged units or split systems; condensing until located on the roof or deck above, air handling unit located in tenant space in areas designated as follows: b. Lower Level (split systems only) i. 141, 149, 153, 157, 165, 169, 177 c. Upper Level (split or packaged units): i. 251, 253, 265, 268, 269, 272, 273, 275, 277, 279, 281, 282, 284, 287, 288, 289, 290, 293, 294, 295, 296, 297, Lower Level Tenants located under existing upper level tenants must coordinate the location of refrigerant and electrical lines through the upper level space with existing Tenant. 3. HVAC system for these Tenant spaces including condensing unit and associated refrigerant and electrical lines, air handling unit, electrical duct heater mounted in ductwork, ductwork, air diffusers, registers, thermostat, power and control wiring, etc., will be designed, furnished and installed by Tenant. 4. Tenant shall use new commercial equipment (Carrier, Lennox, Trane or York). Page 21 of 50

22 5. Air handling units and exhaust fans with a capacity of 2,000 CFM or greater, or any unit serving an area of egress, regardless of capacity, shall have a duct-mounted smoke detector, which shuts units down the unit when the building central fire alarm system is activated. 6. For spaces under the upper level Tenants, cooling capacity of the system should not be more than 36,000 BTUH of total heat absorbed per 1,000 square feet. For upper level spaces or spaces under the parking deck, cooling capacity of the system should not be more than 44,000 BTUH of total heat absorbed per 1,000 square feet. Where Tenant spaces front on both Enclosed Mall and Curbside, cooling capacity of system should not be more than 60, 000 BTUH of total heat absorbed per 1,000 square feet. 7. Outside ventilation air should be taken through unit at a rate of approximately 0.2 CFM per square foot. Indoor design conditions should not be higher than 78 degrees and 50 percent relative humidity. Summer outdoor design conditions should be 95 degrees dry bulb coincident, 78 degrees wet bulb. Winter outdoor design shall be 9 degrees. 8. Lower Level Tenants and Tenants under parking deck will connect to Landlord provided exhaust duct stubbed into Tenant Space. Tenant will be back charged for this stub in. 9. Upper Level Tenants will provide individual penetrations through the roof for toilet exhaust. All roof penetrations shall be by Landlord s Contractor at Tenant s expense. 10. Lower Level Tenants and Tenants under the parking deck will connect to Landlord provided fresh air supply duct stubbed into Tenant space. Tenant will be back charged for this stub-in. 11. Upper Level Tenants will provide individual penetrations through the roof for fresh air supply. All roof penetrations shall be by Landlord s Contractor at Tenant s expense. 12. Outside ventilation air shall be ducted by Tenant to return plenum on Tenant s air handling unit. Tenant shall insulate the Landlord and Tenant provided outside air duct inside demised premises with 2 thick sealed foil faced fiberglass blanket insulation. 13. Tenants will maintain positive air pressure to enclosed mall by providing ventilation air in excess of exhaust air by 10% or 100 CFM, whichever is greater. Main Strip East - spaces 400 to 430 & North Strip spaces 300 to Tenant will accept space as-is unless stated otherwise in Tenant s Lease. 2. Tenant will normally design and install a new HVAC system. If Tenant desires to reuse any existing HVAC equipment Tenant shall provide Landlord with documentation on present equipment, including general system description with sketch, unit model numbers, age, condition, and location. Landlord s approval in writing must be secured to use existing equipment. 3. HVAC system, including unit, ductwork, air diffusers, registers, power and control wiring, thermostat, etc. will be designed and installed by Tenant. HVAC shall be new, commercial equipment, Carrier, Lennox, Trane or York rooftop, self-contained packaged units or split systems with air handling unit in space, condensing unit on the roof with electrical heat. Natural gas is not available. Page 22 of 50

23 4. Cooling capacity of the system should not be less than 48,000 BTUH of total heat absorbed per 1,000 square feet, with unit sized on the sensible cooling load using a coil sensible heat factor of Outside ventilation air should be taken through the unit at a rate of approximately 0.20 CFM per square foot. HVAC units shall be equipped with economizer cycle. Indoor design conditions should not be higher than 78 degrees and 50 percent relative humidity. Summer outdoor design conditions should be 95 degrees dry bulb and coincident 78 degrees wet bulb. Winter outdoor design shall be 9 degrees. 5. Tenant is responsible for field verifying U-Factor of roof. 6. Air conditioning condensate piping on roof shall be supported above the roof surface on maximum 8-foot centers, and discharged into roof gutter. 7. Toilet and other exhaust shall be discharged through the roof. 8. Location and size of roof openings for HVAC units, piping, exhaust fans, etc., must be approved by the Landlord. Refer to Landlord for approved location. No rooftop equipment can be visible above the parapet. All rooftop equipment must be painted per Landlord s direction. 9. All room penetrations are by Landlord s Contractor at Tenant s expense. Tenant cuts roof deck and provides roof curbs to match equipment to Landlord s Contractor. Landlord s Contractor cuts membrane and provides flashing. General Requirements 1. All diffusers must be adjustable for volume as well as direction. 2. If HVAC unit is existing and not new and meets the Landlord s requirements for re-use, tenant is required to refurbish unit to like new condition. 3. Flex duct must not exceed 6-0 in length or have more than one 90 degree turn. 4. Tenant must provide Landlord with a copy of the HVAC balance report. 5. Heating Equipment: The majority of required tenant heating will be generated by inherent internal loads, that is, the daytime contribution from people and lighting. 6. Supplemental Systems: Those tenants affected by external heat losses (exterior walls, doors, windows, floors, etc.) may install independent electric heat from Tenant s power source upon Landlord approval and consisting of the following: a. Roof: By self-contained, thermostatically controlled electric unit heaters installed in the space between ceiling and roof. Unit heaters shall be designed to maintain a minimum inside dry bulb temperature of 55 F in this plenum. Thermostat shall be set and locked at 55 F. Page 23 of 50

24 b. Exterior Walls, Doors, Windows: By self-contained, thermostatically i. controlled electric heaters or electric baseboard type radiant heaters. ii. iii. Heaters shall be designed to maintain a minimum inside dry bulb. temperature of 70 F in affected spaces. Page 24 of 50

25 Plumbing Landlord Work 1. Points of Connection: On-site water supply mains for domestic and fire protection, shut-off valves, and fire hydrants. a. Water: Interior domestic water branch line stubbed into Tenant s premises. b. Sanitary: Sanitary Waste Line and plumbing vent branch lines stubbed below and above Tenant s premises. c. Gas: Gas Utility Company meter manifolds at exterior service courts (as needed). Tenant Work 1. System: Plumbing fixtures and piping system including all rough-in and final connections for same. Installation of all hot and insulated cold water lines, drains, and vents, electrical water heaters, water meter, and final connections to Tenant's specialty equipment. All installed per governing codes. 2. Design: All plumbing work and materials shall be designed in conformance with good engineering practice, applicable state and local codes, and Landlord's requirements as specified herein. a. Minimum Toilet Requirements: Tenants shall install a minimum of one (1) handicapped / ADA accessible toilet; second toilet shall be installed if required by code. The toilet shall be accessible through public spaces and not through stock rooms or areas designated as employee only. b. Electric water cooler: A public handicapped accessible electric water cooler shall be provided. 3. Plumbing fixtures: Plumbing fixtures and accessories shall be of commercial quality and shall be of water conserving type. Tenant tank type water closets to be equipped with Sloan "flushmate," or equal, pressure assisted flushing device. 4. Drains and Waterproofing: Floor drains and elastomeric waterproof membranes shall be provided in toilet rooms and kitchens, and/or other rooms with water supply or drainage. Food and beverage service tenants on the second level shall be required to provide a Waterproof membrane in all wet areas installed by Landlord's designated contractor at Tenant's expense. Page 25 of 50

26 5. Cleanouts: Tenants shall install cleanouts and floor drains as required. Cleanouts to service Tenant's plumbing must turn up flush with the floor and be accessible only from the Tenant's premises. No cleanouts are permitted above ceilings or in walls. Tenant is responsible for cleaning and maintenance of grease trap. a. Tenant shall provide floor drains in toilet areas and in immediate vicinity of other sources of water. 6. Freeze Protection: Tenant shall insulate or otherwise provide protection for all piping installed by Tenant or occurring within or below the premises. 7. Water Heaters: Tenant shall install and maintain electric water heaters (minimum size of five (5) gallons) as necessary. Heaters shall be UL listed and relief valves shall be piped to open floor drains or other air gap drain connection as allowed by code. Tenant must have two-inch (2") deep-galvanized drip pan piped to a floor drain. The use of insta-hot or similar type devices is not permitted. 8. Calculations: Tenant shall provide calculations showing the basis of capacity or size selections for all piping and connected equipment. 9. Backflow: Provide an approved backflow preventer for main domestic water line and connections to fire protection systems with shut off valves. 10. Hammer Arrestors: Provide water hammer arrestor behind access panel in Tenant restrooms. 11. Grease Waste: Food and Beverage Service Tenants shall provide a grease waste system for their space subject to Landlord review and approval. Tenant is responsible for coordinating regularly scheduled servicing of the grease interceptor system with the Landlord. a. Grease Waste: Grease Waste Line and plumbing vent branch lines shall be by tenant and stubbed below and above Tenant s premises for designated food and beverage service tenant spaces (as needed). b. Grease Interceptor: A grease interceptor shall be provided by each designated food and beverage tenant space subject to Landlord review and approval (as needed). c. In addition to the grease waste system, each Food and Beverage Service Tenants will be required to connect their 3 compartment sinks to a floor mounted grease trap within their space. Cleaning/maintenance of the Grease Trap is the tenant s responsibility. 12. Floor Penetrations: Pipe sleeves shall be installed in penetrations through floor slabs. 13. Water Meter (if applicable- not all spaces have meters): water meter within the leased premises is provided by landlord contractor at tenant expense. Install meter near floor (preferably in Toilet Room and +/- 5 ft. AFF) in an easily accessible location. Meter shall read in gallons. Install an electronic "pulse" type water meter near floor, in an accessible location, in accordance with Project Standard Details. Meter, transmitter, and address of meter will be provided by Landlord at Tenant's expense. Page 26 of 50

27 14. Gas: Food and beverage service tenants shall make gas service arrangements with the gas utility company. Routing of gas line shall be approved by Landlord prior to construction. 15. Drain Pans: Tenants located above any base building or tenant mechanical/electrical rooms and the parking level generator room shall install drain pans below all piping installed by tenant (running through the rooms), properly drain and comply with all local and state codes. Pipe and Pipe Fittings Materials shall be as follows: 1. Sanitary sewer, and waste within the building must be Standard weight cast iron. 2. Vent and re-vent piping: Schedule 40 galvanized with cast iron drainage fittings, or type DWV copper with cast copper fittings with sweat joints. Provide dielectric unions between copper and steel connections. 3. Cold water piping: Type L hard copper with wrought copper fittings using sweat joints, with dielectric unions between copper to steel connections. 4. All cleanouts: Full size of pipe, but need not be larger than four inches (4"). 5. Floor drains: Service areas (4" minimum) cast iron body, sediment bucket with bypass drainage and cast iron grate, coated. 6. Gas piping and casing: Gas piping two inches (2") and smaller shall be Schedule 40, black steel, ASTM A120 or A53, with screwed malleable iron fittings for all areas except underground, in return air plenum ceilings, and piping 2-1/2" and larger where piping and fittings shall be welded. Gas piping located above the roof shall be supported on approved carriers (see Standard Project Details) and shall be painted in Landlord designated color. 7. Gas casing shall be Schedule 40, black steel, welded, ASTM A120 or A53, with screwed malleable iron fittings for all areas except underground and in return air plenum ceilings where casing and fittings shall be welded. Underground gas piping passing directly beneath the building and gas piping located in return air plenum ceiling shall be encased. Casing shall be completely gas tight and shall be vented to the atmosphere. 8. Pipe hangers, supports, inserts, insulation and installation shall be installed per applicable codes Plumbing Fixtures 1. All fixtures not related to or utilized in food preparation shall be vitreous china. 2. All fixtures utilized in or related to food preparation shall be stainless steel. 3. Any plumbing or fixtures that can receive hair, such as pet shops and hair styling or related shops, are required to install a lint and hair trap within the Tenant space. Page 27 of 50

28 Fire Protection Sprinkler System Landlord Work 1. Tenant Fire Service Main: Interior Tenant Fire Service Main (TFSM) routed to each tenant space at a point to be determined by Landlord. 2. Monitoring: The TFSMs are monitored by the Landlord s fire alarm system. Tenant Work 1. Landlord Fire Protection System a. Fire sprinkler grid, with heads turned up, shall be installed by Landlord's sprinkler contractor at Tenant's expense. b. North Strip Tenants: North Strip Tenants are not sprinklered. Therefore, the tenant is required to provide sprinklers only if required in the future by code and/or the building department. c. Landlord fire alarm contractor shall provide modifications to the Landlord s fire alarm panel as required at tenant s expense. Tenants North & East Strip (which do not tie to common mall) are not required to be tied to the mall fire alarm panel, but must provide complete fire protection with horns and strobes as required by code. d. General Design of new or modified system shall conform to current edition of the following 1997 SBC, 1997 NFPA Standards. Hood and Duct Fire Protection All exhaust hoods used in food preparation establishments shall be equipped with a fire protection system conforming to Chapter 7 of NFPA Standard #96. Sprinkler System 1. The Tenant shall follow the criteria below for all sprinkler work: a. Tenant s general contractor must contract with Landlord s approved sprinkler contractor at Tenant s expense. The Tenant must submit a sprinkler plan for Landlord s approval. b. The majority of the tenant spaces are on a common zoned sprinkler grid, with several tenants tied together and to one disconnect. The tenant space sprinkler grid shall be modified as required for the tenant build out. c. Contractor shall notify the Landlord in writing at least 48 hours in advance of making any modifications to the sprinkler systems. Contractor must notify the alarm monitoring company for verification that the system is fully drained. Page 28 of 50

29 d. In order to clear alarms, contractor shall contract mall security and property maintenance supervisor at least 60 minutes prior to any drain down. Contractor shall remain for one (1) hour after the system has been refilled to check for leaks or other problems. e. No system will be left to drain overnight. All systems have to be charged and operational when workers leave for the night. 2. Design and Approval: Tenant fire sprinkler contractor shall provide a Hydraulically calculated fire protection sprinkler system, fire extinguishers, and other equipment within Tenant's premises shall be in accordance with the Landlord's Insurance Underwriters' Fire Rating Inspection Bureau (FM Global), NFPA 13, all applicable state/local code requirements. Since the entire fire protection system for the project is required to be an inter-related, centrally controlled installation, Tenant shall cause to be designed and installed, by a qualified sprinkler contractor acceptable to Landlord, said system within Tenant's premises according to the Landlord's requirements; and shall submit for Landlord's review, shop drawings, specifications and hydraulic calculations for the sprinkler system that have been approved by the Fire Rating Inspection Bureau (FM Global). Landlord's approval of this shall not constitute the assumption of any responsibilities by Landlord for the accuracy or sufficiency of the sprinkler system. Tenant shall be solely responsible for the system within the leased premises. 3. Tap: In the event a tap is required, Tenant fire sprinkler contractor s work shall begin at the main. Tap into the TFSM shall be by the Landlord s sprinkler contractor at the tenant s expense. The TFSM serving the tenant space is not to be used as a cross main for the tenant provided system. a. Individual tenant control valves are not allowed in the sprinkler system. Valving and alarm system is accomplished at source to building by Landlord. Fire Sprinklers Sprinklers in finished ceilings may be fully pendent with flat or recessed escutchens. Fully Pendent type sprinkler heads are permitted only in stock/storage areas. All sprinklers shall be Quick Response with a minimum K-Factor of 8.0. Page 29 of 50

30 Fire Alarm 1. A Fire Panel shall be provided in the tenant space. Tenant shall submit a drawing, showing and listing all detection devices and panel. Tenant shall specify and install a GE Fireshield panel. Design and installation shall be by landlord s fire alarm contractor. 2. If not existing tenant shall provide a fire alarm system including signal devices, duct smoke detectors, and control panel within the tenant space. Locate signal devices per NFPA and ADA code requirements. The panel shall connect to a existing circuit within tenant space to the existing mall system. 3. All tenant air handler units shall have a duct smoke detector to shut down unit upon activation. It shall also activated signal devices and smoke removal system (if applicable) within that space only. Pull stations shall not be required unless tenant has an outdoor entrance only. 4. All devices shall meet or exceed code requirements, and coordinate with mall equipment. Final connection and inspection to existing system shall be by the mall fire alarm representative at tenant s expense. Page 30 of 50

31 ELECTRICAL Landlord Work 1. Electric Service Characteristics: Power for the leased premises is available at 480/277 volts, 3 phase, 4 wire, and 60 hertz. Maximum electric service size for retail tenants shall be 200 amps. Where Tenant services are anticipated to be in excess of 200 amps, landlord review and approval is necessary. 2. Meter Compartment and Circuit Breaker: Landlord has provided a Tenant Distribution Switchboard located in a Landlord Electrical Closet in the general vicinity of the tenant. All tenant circuit breakers in the Tenant Distribution Switchboards are to be furnished by tenant and installed by Landlord contractor at tenant expense. 3. Telecommunications Service Backbone: Landlord has provided the Telecommunications Service Backbone from the Main Point of Entry (MPOE) to the Telecommunications Closets distributed throughout the Center. Telecommunications service cabling from the Telecommunications Closet to the Tenant s leased premise shall be the responsibility of the Tenant in conjunction with the Telecommunications Service Provider. Tenant Work (Main Mall and North Strip) Service and Distribution- General Requirements 1. All electrical work shall meet current National Electrical Code with local or state amendments. All contract drawings and specifications shall be signed and sealed by an electrical engineer registered in the state of Tennessee. 2. Tenant Electric Design Loads: a. Retail (dry goods): 14 watts/sq. ft. b. Restaurant (sit down style): 25 watts/sq. ft. 3. Electrical Service Feeders and Other Equipment: Tenant shall provide electrical service feeders in conduit from Landlord's metering switchboard to Tenant's premises. Tenant shall coordinate metering and power requirements with Utility Company and Landlord. All conductors shall be insulated copper wire, type THHN/THWN. a. Tenant shall provide all panelboards, transformers, conduits, wiring, and final connections to all electrical devices, equipment, and appurtenances within the Tenant s leased premises. b. Tenant shall provide all lighting fixtures, lamps, signs, controls, and all associated conduits and wiring within the Tenant s leased premises. 4. Electric Service Conduits: Tenant shall provide electric service conduits from Tenant s leased premise to nearest Landlord Electrical Closet. Page 31 of 50

32 5. Panelboard Design: Panelboards shall be designed for 20% minimum spare ampacity (based on connected load) and 20% spare breaker space. 6. Meter: tenant shall secure a meter and new electrical service from the local utility for individual metering and notify Landlord if meter number changes. 7. Electrical Data Tabulation Sheets: Must be filled out completely, certified by engineer of record, and submitted with Construction Document for Landlord Review Process (See Attached Form). 8. Lighting Control: Utilize daylight sensors and dimmable ballasts to control light levels in daylit zones of your space where appropriate and occupancy sensors for lighting in auxiliary spaces (non-sales areas). a. Select high quality, energy efficient fixtures considering aesthetics and the visual comfort of occupants. 9. Lighting Fixtures: All lighting fixtures in Tenant's sales areas, other than decorative fixtures, shall be high quality-commercial grade fixtures. a. All Lighting in the Design Control Area (+/- 6-0 from leaseline into tenant space) shall be recessed or concealed behind a soffit unless otherwise approved by Landlord. Lighting outside the storefront display area may be surface mounted. b. Lighting shall not spill outside premises and no direct glare shall be visible to public view. c. Fluorescent fixtures shall be 2 x 2 direct/indirect type with perforated center basket diffusers i. Bare lamp fluorescent or incandescent fixtures may not be used except in stockrooms or areas inaccessible to customers. 10. Telecommunications Service Cabling: Tenant shall provide telecommunications service cabling in conduit from the Landlord Telecommunications Closet to the Tenant s leased premise. 11. Cable, Antennas & Satellite Dishes: Tenants may use the Landlord provided Wi-Fi system (when available). a. Antenna/Satellite: The installation of any roof mounted antenna/satellite must be approved, in writing, by Landlord and coordinated with Mall Facilities prior to install. b. Television, LCD s and Security Equipment: Television, LCD screens and security equipment, and all conduits, wiring, and related items in the sales area are subject to Landlord review and approval. c. Television & LCD Screens: The installation of Televisions & LCD screens in tenant sales area for marketing and advertising is subject to Landlord review and approval. Page 32 of 50

33 i. If approved, Television & LCD screens must be a minimum of 5 ft. from the storefront leaseline. ii. No flashing or strobing images. iii. Content must adhere to decency standards in Lease and is subject to Landlord review and approval. 12. Exit/Emergency Lighting System: Tenant shall provide exit/emergency lighting system functioning on a normal source or battery operated source for loss of power conditions (as required by governing codes). a. Emergency lighting shall be provided by Tenant to illuminate stock, food preparation area or sales area and rear exit way during power outages. Said lighting shall be battery operated, recessed lights or twin-head light pack(s). b. In areas visible to customers, battery assembly for emergency and exit lights shall be concealed and remote type light fixtures used. 13. Signage: Tenant shall provide transformers, ballasts, conduit, wiring, and related items for signs. Circuits serving sign(s) shall be connected by a time switch. 14. Display, showcase and sign lighting shall be time clock controlled to operate during Mall hours as directed by Landlord. 15. Provide night lighting for security monitoring purposes. 16. Transformers: Transformers are to be mounted on the floor or structural wall, not from the building structure or demising wall. a. Three phase transformers (dry-type), for all tenants, shall have six standard full capacity tap arrangements. Entire installation within Tenant's premises shall be balanced to within 10% across all three phases. 17. Service Call System: Tenant shall provide and install a buzzer call system and all related conduit and wire located at back service corridor and must not be audible in sales area 18. Codes and UL: Entire installation shall meet all requirements of national or local electrical codes. All equipment shall bear UL labels. 19. Conduit: All electrical wiring systems shall be in conduit. The use of "Bx" or "Romex" is not permitted. Speaker, security, or other low voltage wiring within the Tenant s leased premise must be plenum rated or in conduit. Page 33 of 50

34 a. All wiring including low voltage shall be run in metal raceways per NEC. Provide ½ inch EMT as a minimum. Provide RGS conduit in concrete or when exposed to damage. Type MC cable shall be permitted under the following conditions: i. Do not connect to panel boards ii. Do not exceed 10 foot lengths iii. Installation shall be neat, professional and per N.E.C. 20. Roof Access: Unless approved otherwise in the Tenant's lease, a Roof Access Agreement is required prior to the installation of any roof mounted antenna or satellite dish. 21. General Access: Equipment must be installed allowing clear access for servicing. 22. Provide type written panel board directories and engraved laminated plastic identification labels securely attached to equipment. 23. Conductors shall be copper with type THHN/THWN insulation, 600 volt, and color-coded. Page 34 of 50

35 Lower Level Storefront Pop Outs Page 35 of 50

36 Upper Level Storefront Pop Outs Page 36 of 50

37 SUPPLEMENTAL SECTION: STANDARD ARCHITECTURAL / STRUCTURAL DETAILS, KEY PLANS, STOREFRONT INFORMATION/ GENERAL NOTES P - Typical projected storefront is 2 4 Storefront Zone Chart Upper Level Tenant Space Number Maximum Storefront Height Flush/Projected Neutral Pier Type :4 P :4 P :4 P :0/14:4 P :4 P :4 P P P P P F P P P P :0 P P :0 F :0 P :0 F P :0 F P 1 and P 1 and :0 F 1 and F 1 and P F F P P P F F P F F/P P 1 Page 37 of 50

38 Storefront Zone Chart Lower Level Tenant Space Number Maximum Storefront Height Flush/Projected Neutral Pier Type :8 F :8 F :8 F :8 F :11 F :11 F :11 P :11 P :11 P :11/14:2 P/F :2 F :10 ½ P :2 F :2 F :3 F :11 F :10 ½ F :4 ½ P/F :10 ½ F :4 ½ F :10 ½ F :10 ½ P/F :7/11:1 F :10 ½ F :8 F :5/12:1/11:7 F 2/ :8 F :9 F :8 F :9 F :10 ½ F :6 F :2 F :2 ½ / 9:6 F 1/ :2 ½ F :2 F :2 ½ F :6 F :3 F :3 ½ F :3 ½ F :3 ½ F :3 ½ F :3 ½ F :3 ½ F :3 ½ F 1 Page 38 of 50

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42 Electrical Load Summary This schedule shall be completed and submitted with the drawings in the working drawing submission and must at the same time be faxed to Nashville Electric Service (This required 30 days prior to establishing tenant s electrical service account.) Tenant Name Space No. Total Sq. Ft. Area Load Type Lighting Receptacles Water Heating Space Heating Air Conditioning Processing Equipment Miscellaneous (Indicate) Total (KVA) Date Connected Load (KVA) KVA Total Max expected demand (summer) (winter) Largest Motor assumed power factor KVA SUBMITTED BY: Phone No. Page 42 of 50

43 SUPPLEMENTAL SECTION: STANDARD MEP DETAILS Page 43 of 50

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46 THE SHOPS STOREFRONT DESIGN CRITERIA (Spaces ) 1. The design purpose for The Shops is to have the collective tenant designs blend to create an urban streetscape appearance. As each new tenant renovation occurs, it will add to the overall streetscape design. 2. These are design guidelines. Variances will be considered, but must be submitted separately as a variance for landlord approval. Otherwise, the tenant agrees that the architect designing the store and the contractor building the store will comply with all the guidelines in this document and in the tenant manual. Each tenant design is individual. Something existing on a tenant storefront does not imply that it will be approved for a new tenant. A careful site inspection by the tenant s architect is required for design development. STOREFRONT 1. The storefront façade is built on the front of the existing stepped canopy structure (see section drawing). The existing canopy structure will remain with the exception of the sign band, which will be removed by tenant. The new storefront must extend a minimum of 19 above the front columns structure and it must terminate with a cornice. The height of the storefront will need to coordinate with the adjacent neighboring tenants. It must return back to the building parapet at the same height (19, or more, above the slab). The storefront will be separated from the adjacent tenant by a vertical ¾ black metal reveal. The columns on the outside of the walkway will be clad by the tenant and will also be separated by a vertical ¾ black metal (see existing column drawing). Together, the face of the columns and the front and returns of the stepped canopy structure will create the storefront (see section drawing) 2. The minimum ceiling height of the covered walkway will be The opening to the covered walkway will be The entrance to the interior of the tenant space will remain at the lease line, which occurs at the existing building enclosure plane (see section drawing). The new designs should be similar to spaces #300, Chico s and #312, Foshea in general design intension. 4. Exterior columns shall be clad in stone from grade to a minimum of 10-5 above finished floor for a durable exterior finish. Stucco and stone are allowed on the storefront. Submit a complete sample board with preliminary drawing submittal for review and approval (see tenant manual). DEMOLITION 1. Minor demolition is required to make the tie-in for the structural support of the new storefront. Demolition to structure is not allowed unless specifically reviewed and approved by the landlord structural engineer (see below) and approved by landlord. Existing landlord lighting circuitry must be re-routed to allow for other existing tenant s lighting to remain in use. Page 46 of 50

47 TIE INTO EXISTING STRUCTURE 1. The structural tie into the existing building must be reviewed and approved in writing by the landlord approved structural engineer. The expense for this service shall be paid for by the tenant or the tenant s general contractor and will be withheld from the construction deposit if required. The structural engineer is: William Johnson, Stan Lindsey and Associates, LEASE LINE, HEIGHT LIMITS, AND CONSTRUCTION LIMITS 1. The new storefront may not extend beyond the front vertical plane of space #300, Chico s. This includes the plane of the storefront façade not extending beyond Chico s facade, the column face not extending beyond the column face, the lease line not extending beyond the lease line, and any awnings or other items not extending beyond the Chico s awnings. LIGHTING 1. Tenant will be required to add exterior lighting both in the arcade ceiling and on the storefront signage lighting. This lighting shall be on the time clock with the exterior signage. The tenant shall be responsible for maintaining a safe and proper light level during all times that the storefront walkway area is potentially in use. The lighting shall automatically turn on at dusk and shall remain on for one (1) hour after the mall closes except on Friday, Saturday and Sunday when the lighting shall remain on until 12:00 midnight. The lighting shall provide a 5 foot-candle minimum lighting level of the walkway at night. PLUMBING 1. Tenant shall tie into new line that is located in the back alley and is stubbed into the back of the space. No plumbing fixtures may be tied into the existing old line. Any elevation change required to allow for a proper slope on the drain lines shall be part of the tenant work at the tenant s expense. If plumbing problems occur due to the new tenant s work, those problems are the responsibility and expense of the tenant s general contractor whose work caused the problem(s). If the problems affect other tenants, those expenses shall also be the responsibility of the tenant s general contractor. See tenant manual for other requirements. CLEAING UNUSED ITEMS FROM EXTERIOR WALL 1. Tenant s general contractor shall be responsible for clearing the back wall of all abandoned equipment, conduit, hooks, and other unused items. Any unused vent lines shall be removed and filled in with brick to match adjacent/existing wall at the tenant s expense. Page 47 of 50

48 BARRICADE 1. The construction barricade must be constructed to withstand 70 MPH wind gusts. The barricade must be on the up side of the curb at the curb edge. The barricade must be constructed of ½ plywood, painted green (eye match existing green sign band). A temporary ramp must be installed by the tenant s general contractor at the tenant s expense during the time that the barricade is in place. No equipment or vehicles may be left in the back alleyway. No equipment may be set up for work outside of the barricade. Page 48 of 50

49 North Shops Signage 1. Tenant shall install their sign as an integral part of the storefront. 2. Position, placement and copy layout shall be approved by Landlord. 3. Stores shall have individual channel letters reverse or face lit, shall hid all raceway configurations from public view. 4. Maximum letter height is 20 but size is subject to landlord approval and may be required to be smaller. 5. Window graphics shall be 36 wide x 24 tall maximum, and shall use non-reflective vinyl subject to landlord approval. 6. Postal service address numbers shall be 10 tall and located in the lower, most left storefront window. 7. Rear door shall have store suite address number only posted at 6-0 above curb, white 4 vinyl. 8. Open neon must be approved. 9. Blade signs shall be located at existing bracket locations, the quantity shall be determined by bracket count that coincides with store frontage. All blade signs shall be double-sided; custom shapes are encouraged. See attached drawing. Page 49 of 50

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52 The Mall at Green Hills Tenant Guide for Overhead GFRP above the Ceiling By Stanley D. Lindsey & Associates Underside of Slab that is Reinforced with GFRP Strips The concrete slab over this tenant space is structurally reinforced with glass fiber reinforced polymer (GFRP) strips that are 8 wide and placed at intervals varying from 1-9 to 2-0 on center in perpendicular directions, see above photo. This reinforcement is necessary for the structural integrity of the slab. Loads suspended from this slab are to be limited to a maximum of 150 pounds per hanger and a maximum of 300 pounds within an area of 6.25 square feet, unless evaluated by the structural engineer. Support of heavier loads may require added structural supports. Drilling holes for anchors or driving powder-actuated fasteners is to be limited to 1½ of embedment into the underside of the slab unless there is a survey of the internal reinforcing steel locations within the slab. The survey may be conducted with ground-penetrating radar (GPR), X-rays, or other means approved by the structural engineer. Internal reinforcing steel is not to be damaged by the drilling of holes or driving of pins. If at all possible, cutting or drilling into the slab for installing overhead anchors and the driving of powder-actuated fasteners is to be confined to the portion of slab that is not covered with the GFRP strips (square areas ranging from 13 to 16 wide). If a cut or penetration of a GFRP strip is unavoidable the following parameters apply: 1) The maximum allowable single penetration in a GFRP strip is ¾ diameter. The closest that the edge of a penetration hole may be placed to the edge of a GFRP strip is 1. 2) Any single penetration of a GFRP strip that is greater than 3/8 diameter will require a repair placed in the direction of the strip. The repair is described in Item 5. If such a penetration is placed where perpendicular strips intersect, the repair will be required each direction.

53 The Mall at Green Hills By Stanley D. Lindsey & Associates 3) If the sum of smaller diameter penetrations within a 6 inch length in the direction of the GFRP strip exceeds 3/8 then a repair, as described in Item 5, is required in that direction of the strip. If these penetrations are placed where perpendicular strips intersect and are within a 6 length in each direction a repair will be required in each direction. 4) The minimum spacing of single penetrations or groups of penetrations as defined in Items 2 and 3 in a GFRP strip is ) The repair of a GFRP strip that has been penetrated to the extents defined in Items 2 and 3 involves the addition of a 4 wide SikaWrap Hex 100G strip on each side of the penetration that extends 1-6 in each direction from the penetration. The number of layers of each of these added strips is to match the number of layers of the original GFRP strips. See attached diagram:

54 The Mall at Green Hills Tenant Guide for GFRP reinforced slab below By Stanley D. Lindsey & Associates Underside of Slab that is Reinforced with GFRP Strips The concrete slab supporting this tenant space is structurally reinforced with glass fiber reinforced polymer (GFRP) strips that are 8 wide and placed at intervals varying from 1-9 to 2-0 on center in perpendicular directions, see above photo. This reinforcement is necessary for the structural integrity of the slab. The design live load of this slab is 75 pounds per square foot. The maximum allowable concentrated load is 2000 pounds over a 6.25 square foot area. Any significant loads that may exceed these weight limits, such as safes or bookcases must be evaluated by the structural engineer. Any proposed coring of this slab must not be undertaken until it is reviewed by the structural engineer. Coring or drilling must not damage internal reinforcing steel of the slab or the GFRP strips that are applied to the underside. To achieve this the locations of the internal reinforcing steel are to be identified through ground penetrating radar (GPR), X-rays or other method approved by the structural engineer. The portions of slab that are not covered with the GFRP strips are square areas ranging from 13 to 16 wide.