FRANKLIN PARK MALL TENANT DESIGN & CONSTRUCTION CRITERIA PROPERTY SPECIFIC REQUIREMENTS 1
TABLE OF CONTENTS 1.0 PROPERTY INTRODUCTION...3 1.1 Base Building Information 1.2 Contact Information 1.3 Project Description 1.4 Vicinity Map 1.5 Site Map 2.0 ARCHITECTURAL ZONES......8 2.1 Level One Zoning Plan 2.2 Level One Food Court Location Plan 2.3 Level One Food Court Plan 3.0 ZONE CRITERIA......12 3.1 Zone 1 Plan Storefront Details 3.2 Zone 2 Plan Storefront Details 3.3 Zone 3 Plan Storefront Details 3.4 Zone 4 Plan Storefront Details 3.5 Zone 5 Plan Storefront Details 3.6 Zone 6 Plan Storefront Details 3.0 ZONE CRITERIA (CONTINUED)...12 3.7 Blade Sign Requirements 3.8 Neutral Pier Details 3.9 Typical Food Court Signage, Tenant Plan 3.10 Typical Food Court Signage, Tenant Elevation 1 3.11 Typical Food Court Signage, Tenant Elevation 2 3.12 Typical Food Court Kitchen Equipment, Tenant Section 3.13 Typical Food Court Kitchen Equipment, Counter Section 3.14 Food Court, Tenant Isometric 3.15 Food Court, Tenant Neutral Pier 4.0 ENGINEERING GUIDELINES...28 4.1 HVAC Criteria 4.2 Electrical Criteria 4.3 Plumbing Requirements 4.4 Life Safety 4.5 Food Court, Restaurant & Odor Tenants 2
1.0 PROPERTY INTRODUCTION 1.0 PROJECT INTRODUCTION The Franklin Park Mall is a primiere destination for shopping, restaurants and a movie theater located in Toledo, Ohio. It s major anchors stores are Macy s, Dillard s, J.C. Penney and Dick s Sporting Goods. It also includes a Cinemark XD Theater. The following Tenant Criteria establishes the standards of quality and design for each Retail Tenant. By following the Criteria and Guidelines, each individual Tenant can create an inviting and effective retail establishment, expressive of their individual brand, while being compatible with the overall design concept and image. Standard prototypical designs are not appropriate. 1.1 BASE BUILDING INFORMATION CONSTRUCTION TYPE: Existing Mall Building: TYPE 2B Fully Sprinklered OCCUPANCY TYPE: Primary Occupancy: Group M (Merchantile) Occupancy Load: Per Code Total Area: (Per A2) CODE INFORMATION Building: Ohio Building Code Mechanical: Ohio Mechanical Code Plumbing: Ohio Plumbing Code Electrical: National Electrical Code Fire: Ohio Fire Code Accessibility: Ohio Building Code Energy: Ohio Fire Code All Local Ordinances Having Jurisdiction. It shall be the Tenant s responsibility to determine the edition of the above codes which are applicable (including supplements and state amendments) as codes are frequently revised and updated. The most stringent requirement of the above-mentioned applicable codes shall govern each increment of the work. 3
1.0 PROPERTY INTRODUCTION 1.2 CONTACT INFORMATION SHOPPING CENTER ADDRESS Franklin Park 500 Monroe Street Toledo, OH 43623 419-473-3317 GENERAL MANAGER Michael Walsh Mwalsh@starwoodretail.com 419-471-2107 440-666-4700 ASSISTANT GENERAL MANAGER Carl E. Ball 5001 Monroe Street, Suite 700 Toledo, Oh 43623 cball@starwoodretail.com T: 419-473-3317 C: 440-710-4102 MARKETING MANAGER Cassandra Pogan Cpogan@starwoodretail.com 419-471-2110 419-356-5761 MARKETING MANAGER Scott Rollman Srollman@starwoodretail.com 419-250-2874 SENIOR TENANT COORDINATOR Ben Arbogast 1 E. Upper Wacker Dr., Suite 3600 Chicago, IL 60601 barbogast@starwoodretail.com T: 303-742-1530 C: 303-847-7565 STARWOOD RETAIL PARTNERS TENANT COORDINATION 1E Wacker Drive, Suite 3600 Chicago, IL 60601 Tenantcoordination@starwoodretail.com 312-242.320 BUILDING DEPARTMENT City, County and State Building One Government Center, Suite 1600 Toledo, OH 43604 http://toledo.oh.gov/services/buildinginspection/ 419-245-1220 FIRE DEPARTMENT City, County and State Building One Government Center, Suite 1600 Toledo, OH 43604 http://toledofirerescue.com/bureaus/fireprevention-bureau/ 419-245-1220 electric first energy/toledo edison co. Edison Plaza 800-447-3333 WATER AND SEWER Water and Sewer Department of Public Utilities/Water Department One Government Center, Suite 1500 Toledo, OH 43604 TELEPHONE SERVICE Buckeye Telesystems 4818 Angola Road Toledo, OH43615 Acount Manager: Matthew Mishler 419-724-3868 Corinne Jensen 419-724-3823 C: 419-654-1861 HEALTH DEPARTMENT Toledo-Lucas County Health Department 635 N. Erie Street Toledo, OH 43604, Room 357 http:/www.lucascountyhealth.com/ 419-213-4100 ELECTRIC 4
1.0 PROPERTY INTRODUCTION 1.3 PROJECT DESCRIPTION MALL ZONES Because the mall has several different architectural conditions, a series of six Design Zones was created, each with it s own Criteria. Locate your store on the floor plans in section 2.0 to determine which Zone Criteria govern Tenant work at your store. In addition, note that specific mechanical, electrical and acoustical requirements vary by Zone as well. The six Mall Zones are: Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 The Key Plan found at the beginning of each Zone section will help you identify which Criteria to follow. In addition to the six Mall Zones there are specified areas where blade signs are allowed. The floor plans on the folowing pages identify the various Mall Zones throughout the Mall. Please locate your lease space on this plan to determine which Mall Zone to reference in this manual. Turn to that section and use the key plan to locate the appropriate Storefront Design Criteria to use. It s not necessary to review all Criteria subsections, only the particular Criteria for your storefront type. 5
1.0 PROPERTY INTRODUCTION 1.4 VICINITY MAP Project Location north 6
1.0 PROPERTY INTRODUCTION 1.5 SITE PLAN TALMADGE ROAD SYVANIA AVENUE MONROE STREET north ROYER ROAD 7
ARCHITECTURAL ZONES Starwood SouthPark Mall Tenant Design & Construction Criteria In-Progress Draft 01.10.17 8
2.0 ARCHITECTURAL ZONES 2.1 LEVEL ONE ZONING PLAN ZONES Zone 1 Zone 2 Zone 3 Zone 4 zone 5 Zone 6 Blade Sign Anchor N 9
2.0 ARCHITECTURAL ZONES 2.2 LEVEL ONE FOOD COURT LOCATION PLAN FOOD COURT 10
2.0 ARCHITECTURAL ZONES 2.2 LEVEL ONE FOOD COURT PLAN FOOD COURT 11
ZONE CRITERIA
3.0 ZONE CRITERIA 3.1 ZONE 1 STOREFRONT A Facade Height The height for any facade is plus or minus eleven feet (+/- 11-0 ) VIF Common Area Ceiling Height The ceiling height is plus or minus eleven feet (+/- 11-0 ) Entry Height The entry height may be ten feet or higher (10-0 ) Datum Lines Datum lines, if used, may not occur lower than ten feet (10-0 ) at finish floor (AFF) 13
3.0 ZONE CRITERIA 3.2 ZONE 2 STOREFRONT A Facade Height The height for any facade is plus or minus eleven feet one inch (+/- 11-1 ) VIF Common Area Ceiling Height The ceiling height is plus or minus eleven feet (+/- 11-0 ) Entry Height The entry height may be ten feet or higher (10-0 ) Datum Lines Datum lines, if used, may not occur lower than ten feet (10-0 ) at finish floor (AFF) 14
3.0 ZONE CRITERIA 3.3 ZONE 3 STOREFRONT A Facade Height The height for any facade is plus or minus eleven feet ten inches (+/- 11-10 ) VIF Common Area Ceiling Height The ceiling height is plus or minus eleven feet (+/- 11-0 ) Entry Height The entry height may be ten feet or higher (10-0 ) Datum Lines Datum lines, if used, may not occur lower than ten feet (10-0 ) at finish floor (AFF) 15
3.0 ZONE CRITERIA 3.4 ZONE 4 STOREFRONT A Facade Height The height for any facade is plus or minus fourteen feet eight inches (+/- 14-8 ) VIF Common Area Ceiling Height The ceiling height is plus or minus eleven feet (+/- 11-0 ) Entry Height The entry height may be ten feet or higher (10-0 ) Datum Lines Datum lines, if used, may not occur lower than ten feet (10-0 ) at finish floor (AFF) 16
3.0 ZONE CRITERIA 3.5 ZONE 5 STOREFRONT A Facade Height The height for any facade is plus or minus eighteen feet six inches (+/- 18-6 ) VIF Common Area Ceiling Height The ceiling height is plus or minus eleven feet (+/- 11-0 ) Entry Height The entry height may be ten feet or higher (10-0 ) Datum Lines Datum lines, if used, may not occur lower than ten feet (10-0 ) at finish floor (AFF) 17
3.0 ZONE CRITERIA 3.6 ZONE 6 STOREFRONT A Facade Height The height for any facade is plus or minus fourteen feet six inches (+/- 14-6 ) VIF Common Area Ceiling Height The ceiling height is plus or minus eleven feet (+/- 11-0 ) Entry Height The entry height may be ten feet or higher (10-0 ) Datum Lines Datum lines, if used, may not occur lower than ten feet (10-0 ) at finish floor (AFF) 18
3.0 ZONE CRITERIA 3.7 BLADE SIGN ZONE STOREFRONT A Mounting Height The height should be ten feet above the finished floor of mall corridor to the top of the blade sign (+/- 10-0 ) Mounting Justification Check zone to determine mounting justification to the left or right of store General Mount sign flush to storefront Sign must be double sided UL label not to be visible to customers Dimensions Total tenant name/logo height: 8 Sign: 33 long x 15 high x 3 deep Illumination - Internal Reverse channel letters Push through letters TYPICAL BLADE SIGN 19
3.0 ZONE CRITERIA 3.8 NEUTRAL PIER DETAILS NEUTRAL PIERS The Tenant shall be responsible for patching and repair of any damage to the existing neutral piers, on both sides of their storefront Neutral piers are to be painted to match Landlord s paint color. A stone tile is to be installed at the base apron. Landlord shall furnish base materials at the Tenant s expense 20
3.0 ZONE CRITERIA 3.9 TYPICAL FOOD COURT SIGNAGE REQUIREMENTS/ TYPICAL TENANT PLAN REQUIREMENTS Signage and environmental graphics must be conceived as an integral part of the design, so they do not appear as an aftethought application Primary storefront identification shall be limited to Tenant s trade name, as approved in the lease, or as otherwise approved in writing by Landlord Al signs must fit comfortably into their storefront architecture, leaving sufficient margins and negative space on all sides. Thickness, height, and colors of sign lettering and graphics must be visually balanced and in proportion with other signs within the project All illuminated signs must be controlled by Tenant s time clock and illuminated during general operating hours as defined by the Landlord All submitted Tenant shop and storefront elevations should show and/or illustrate proposed signage in each phase of the presentation. Sign shop drawings for all signage must be presentated to the Landlord for approval prior to commencement of fabrication 21
3.0 ZONE CRITERIA 3.10 TYPICAL FOOD COURT SIGNAGE REQUIREMENTS/ TENANT ELEVATION 1 + - 10-8 LENGTH SIGN LEDGE REQUIREMENTS Signage shall be mounted only to Landlord designated location All sign illumination must be concealed All graphics and signage shall be professionally assembled and displayed in a first-class manner Check mall specific sign criteria MENU BOARD REQUIREMENTS Use a professional graphic designer to design your menu. Integrate into the overall graphic design of the space Menu boards are to be trimmed out Use non-illuminated menu, lit from a remote source. Employ creative use of alternative fonts. All fonts will be subject to Landlord approval Use food and lifestyle photos. However, all photos must be produced with the invlovement of a professional food stylist and is subject to Landlord approval Menu drawings that completely detail the fabrication and installation methods must be submitted for Landlord approval TENANT 9-0 8 4-6 22
3.0 ZONE CRITERIA 3.11 TYPICAL FOOD COURT SIGNAGE REQUIREMENTS/ TENANT ELEVATION 2 MENU BOARD REQUIREMENTS (continued) Electronic menus are encouraged however, they need to be integrated into the architectural design. The digital content should be created by a professional graphic designer Submit catalogue cuts for monitor digital contents for Landlord approval ANGLE OPTIONAL MENU BOARD PROHIBITIONS No standard prototypical menu boards No back-lit transparencies unless reviewed, approved by Starwood No (traditional) back-lit menu boards unless reviewed, approved by Starwood No surface mounted monitor screens with exposed mounting elements 23
3.0 ZONE CRITERIA 3.12 TYPICAL FOOD COURT KITCHEN EQUIPMENT/ TENANT SECTION REQUIREMENTS Soda dispensers must be slimline with stainless steel finish and can only be accessed by Tenant s service employees All storage in front of house shall be accounted for in the built-in millwork UV bonded, frameless sneeze guard is encouraged Equipment may not merely be placed on the counter, it must be integrated into the overall design, encased in cabinetry, etc. All equipment should be as compact as possible. If it is on the front counter it should be recessed into the counter to assure maximum sight lines All hand sink soap, paper towel dispensers and other fixtures must be compact in size with stainless steel finishes Hand sink in front of house must be integrated into counter/cabinet POS system must be recessed into counter or shrouded such that the majority of the POS is hidden from view and what remains visible is pleasing to the eye. This determination will be made solely by landlord design review. POS configuration must be submitted for landlord review. No exceptions ANGLE OPTIONAL 24
3.0 ZONE CRITERIA 3.13 TYPICAL FOOD COURT- KITCHEN EQUIPMENT/ COUNTER SECTION REQUIREMENTS (continued) All equipment should be placed in the kitchen rather than the storefront Catalogue cuts for all equipment visible to the public must be submitted for review and approval by Starwood Service items including but not limited to straws, napkins, cups, plastic wares, condiments and other such items must be placed in recessed compartments on the counter. Otherwise, provide a designated place to hide service items from public view and reduce visual clutter PROHIBITIONS No self-serve soda towers. No corporate graphics (i.e. Coca Cola, Pepsi, etc.) No free standing equipment at front counter No kitchen equipment provided by food purveyors will be allowed to display their signage/logo No exposed storage at the front of the store will be accepted. All storage shall be incorporated in the built-in millwork No front venting refrigerated display cases will be allowed at the front counter unless reviewed and approved by Starwood No full height freezer/refrigerator will be allowed at the front of house 25
3.0 ZONE CRITERIA 3.14 FOOD COURT TENANT ISOMETRIC VIEW 26
3.0 ZONE CRITERIA 3.15 FOOD COURT TENANT NEUTRAL PIER 27
ENGINEERING GUIDELINES
4.0 ENGINEERING GUIDELINES 4.1 HVAC CRITERIA Tenant HVAC systems are subject to two (2) types of systems: ROOFTOP UNIT: Zone: Equipment: Condensate Drain: Outside/Relief Air: Smoke Exhaust: The existing original building of the mall. Tenant to provide a downflow rooftop unit on full perimeter curb (curb adapters are not permitted), heating is gas at Tenant s expense. All roof openings by Landlord s authorized contractor at Tenant s expense. Condensate to be terminated in a code approved waste system within the Tenant space. All condensate piping shall be copper and insulated below roof line. Economizer/or relief through Tenant installed components. Per Code - Through Tenant equipment. ROOFTOP UNIT: (continued) Temperature Control: SPLIT SYSTEM: Zone: Equipment: The Tenant shall perform balancing of all duct systems related to the premises by use of a Landlord approved, independent air balance contractor. Balancing must be completed and an air balance report must be submitted and accepted by Landlord prior to the store opening for business. Report shall apply to all HVAC equipment, including box airflow sensor differential pressure readings at maximum cooling, and toilet exhaust readings. Tenant supplied controls (stand-alone). The new mall 2005 expansion and Food Court. Split system. The split system will consist of a fan coil/air handling unit with electric heat in the Tenant space and a condensing unit on the roof, coordinate the location of the condensing unit with the Mall Management. Toilet Exhaust: By Tenant including fan, ductwork and roof cap. DX Pipe Routing: Utilize Landlord designated base building chases to route DX piping through the roof. Test & Balance: Tenant shall employ Certified Air Balance Contractor to perform final testing and balancing. Tenant shall furnish complete data indicating system air balance in the Demised Premises and a certified third-party balance report no more than thirty (30) days after opening. Outside/Relief Air: Toilet Exhaust: Economizer/or relief through Tenant installed components. Sizing of duct shall be as required by code. Tenant shall connect to the Landlord provided toilet exhaust duct. 29
4.0 ENGINEERING GUIDELINES 4.2 ELECTRICAL (ALL TENANTS) Tenant HVAC systems are subject to two (2) types of systems: Voltage: 277/480V, 3ph, 4-wire. 4.3 PLUMBING (ALL TENANTS) Water: Landlord has provided domestic water connection for Tenants to utilize. Power: Original building Mall redistribution, Tenant is responsible to provide check meter. Original Building mall redistribution, Tenant is responsible to provide sub-meter. 2005 Expansion: Tenant is a direct customer of the Utility Company, Tenant is responsible to pay all fees and purchase electrical meter. 2005 Expansion: Tenant is a direct customer of the Utility Company, Tenant is responsible to pay all fees and purchase water meter with remote reader. Low Voltage: Capacity: Telephone: If any part of the Tenant s electrical service/ installation is not existing, Tenant shall install and/ or furnish all equipment, conduit, wiring, etc. All low voltage wire must be in conduit. Per available capacity from Mall, Size of incoming power must be coordinated with mall O.D. Use existing conduit or Tenant to provide. Waste: Vent: Grease Waste: 4 connection off Landlord main. Designated connection point within or adjacent to space. PVC is not permitted above grade. If tap is not provided then vent through roof by Tenant. By Tenant per local authority requirements. Tenant is responsible to meet all local authority requirements for grease waste and sanitary line terminations. Natural Gas: Original building Landlord provided common service on roof for HVAC. 2005 Expansion: Gas is available from the Utility Company. Tenant to provide meter, and route gas service to their space. 30
4.0 ENGINEERING GUIDELINES 4.4 LIFE SAFETY (ALL TENANTS) Sprinklers: Tenant Flow Switch: Yes, required by code Tenant shall directly employ the Landlord designated contractor to install and/or modify the existing grid or utilize connection provided. All design shall be approved by all authorities having jurisdiction, the Landlord and the Insurer. Yes. Valve for Tenant Space: Yes. 4.5 FOOD COURT, RESTAURANT & ODOR TENANTS FOOD COURT, RESTAURANT & ODOR TENANTS Grease Exhaust: Food Tenants shall provide high efficiency grease filters. Tenant exhaust operation must maintain a negative air balance to the kitchen from the dining area. Protect roof with Grease Guard containment system. Fire alarm: Tenant is required to tie in to the mall s fire alarm system, utilize Landlord approved contractor at Tenant s expense. Tenant may be required to install a pollution control equipment to prevent a majority of the grease/ smoke/odor laden particulate matter from entering the atmosphere. Replacement Air: From Tenant outside air and/or dedicated makeup air units (90% of all exhaust). Odor, Thermal & Process Equipment Exhaust: Odor producers (pets, hairstyling, nail salons)must maintain a minimum of 20% negative air pressure between their space and the mall common area. Pollution Control Unit may be required to mitigate odors. 31