PLAZA WEST COVINA 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 Vicinity Map 1.4 Site Plan 2.0 ARCHITECTURAL ZONES...7 2.1 Level 1 Zoning Plan 2.2 Level 2 Zoning Plan 2.3 Food Court Location Plan 2.4 Food Court Plan 2.5 Level 1 - Blade Zone Justification Plan 2.6 Level 2 - Blade Zone Justification Plan 3.0 ZONE CRITERIA...14 3.1 Zone 1 Storefront Criteria 3.2 Zone 2 Storefront Criteria 3.3 Zone 3 Storefront Criteria 3.4 Zone 4 Storefront Criteria 3.5 Zone 5 Storefront Criteria 4.0 STOREFRONT SIGNAGE...20 4.1 Primary Tenant Identity 4.2 Secondary Storefront Signage 4.3 Blade Sign 5.0 ENGINEERING GUIDELINES...24 5.1 HVAC Criteria 5.2 Electrical Criteria 5.3 Plumbing Requirements 5.4 Life Safety 5.5 Food Court, Restaurant and Odor Tenants NOTE: This document is a supplement to Starwood Retail Partners Global Requirements Criteria and should be used in conjunction with that manual. 2
1.0 PROPERTY INTRODUCTION 1.0 PROPERTY INTRODUCTION Plaza West Covina is a large major regional mall in West Covina, California, that has 208 shops, stores and restaurants offering the latest in shopping and dining. The mall is two levels and is anchored by Macy s to the east, JC Penney to the south, Sears to the west, and Best Buy to the north. There is a food court on the second level as well as other restaurants, and food and drink kiosks. The Mall is known for the many fashion shops and high-end fashion boutiques including H&M, Sephora, Forever 21 and Nordstrom Rack. When a break is needed the Family Lounge is a place for the whole family to relax. Plaza West Covina is located at Plaza Drive off the Freeway and Vincent Avenue. 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 SPRINKLED OCCUPANCY TYPE: Primary Occupancy: Group M (Mercantile) Occupancy Load: Per Code Total Area: Refer to center plan Required Exits: Per Code CODE INFORMATION Building: California Building Code Mechanical: California Mechanical Code Plumbing: California Plumbing Code Electrical: California Electrical Code Fire: California Fire Code Accessibility: Governing Codes and The Americans with Disabilities Act (ADA) whichever is more stringent Energy: California 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 Plaza West Covina 112 Plaza Drive West Covina, CA 91790 626-960-8032 MALL GENERAL MANAGER Allison Mack amack@starwoodretail.com 626-430-3008 OPERATIONS DIRECTOR Michael Horn mhorn@starwoodretail.com 626-430-3005 MARKETING DIRECTOR Lisa Avakian lavakian@starwoodretail.com 626-430-3006 STARWOOD RETAIL PARTNERS TENANT COORDINATION 1 E Wacker Drive, Suite 3600 Chicago, IL 60601 tenantcoordination@starwoodretail.com 312-242-3200 BUILDING DEPARTMENT Public Works Department Building and Engineer Division 1444 West Garvey Avenue, Room 215 West Covina, CA 91790 626-939-8425 FIRE DEPARTMENT West Covina Fire Prevention Bureau 1444 West Garvey Avenue West Covina, CA 91790 Shari Miller Deputy Fire Marshal 626-939-8823 GAS SERVICE The Gas Company 800-427-2000 HEALTH DEPARTMENT LA County of Public Health 5050 Commerce Drive Baldwin Park, CA 91706 626-430-5200 ELECTRIC COMPANY Southern CA Edison 1-800-655-4555 WATER AND SEWER Suburban Water 626-543-2640 SENIOR TENANT COORDINATOR George Sladek Gsladek@starwoodretail.com 773-541-2885 TELEPHONE SERVICE Verizon 800-483-5000 (Small Business) 800-483-2000 (Repair) 4
1.0 PROPERTY INTRODUCTION CENT AVEN NORTH VIN NORTH SUNS ET AVENUE UE 1.3 VICINITY MAP WEST GARVEY AVENUE SOUTH WEST WEST COVINA PARKWAY SO U TH SU N SE T AV EN U E Project Location North 5
1.0 PROPERTY INTRODUCTION 1.4 SITE PLAN SAN BERNARDINO FREEWAY / INTERSTATE 10 VINCENT AVENUE GARVEY AVE. WEST COVINA PAR KWAY North 6
ARCHITECTURAL ZONES 7
2.0 ARCHITECTURAL ZONES 2.1 LEVEL 1 ZONING PLAN ZONE 1 ZONE 2 ZONE 3 ZONE 4 8
2.0 ARCHITECTURAL ZONES 2.2 LEVEL 2 ZONING PLAN ZONE 5 9
2.0 ARCHITECTURAL ZONES 2.3 FOOD COURT LOCATION PLAN 10
2.0 ARCHITECTURAL ZONES 2.3 FOOD COURT PLAN 11
2.0 ARCHITECTURAL ZONES 2.5 LEVEL 1 - BLADE ZONE JUSTIFICATION PLAN LEFT JUSTIFIED RIGHT JUSTIFIED 12
2.0 ARCHITECTURAL ZONES 2.6 LEVEL 2 - BLADE ZONE JUSTIFICATION PLAN LEFT JUSTIFIED RIGHT JUSTIFIED 13
ZONE CRITERIA
2.0 ZONE CRITERIA 3.1 ZONE 1 DETAILS STOREFRONT A Storefront Height The height for any storefront is plus or minus thirteen feet (+/- 13-0 ) Common Area Ceiling Height Open Entry Height The entry height may be ten feet (10-0 ) or higher 15
2.0 ZONE CRITERIA 3.2 ZONE 2 DETAILS STOREFRONT A Storefront Height The height for any storefront is plus or minus thirteen feet (+/- 13-0 ) Entry Height The entry height may be ten feet (10-0 ) or higher 16
2.0 ZONE CRITERIA 3.3 ZONE 3 DETAILS STOREFRONT A Storefront Height The height for any storefront is plus or minus twelve feet (+/- 12-0 ) Common Area Ceiling Height Varies Entry Height The entry height may be ten feet (10-0 ) or higher 17
2.0 ZONE CRITERIA 3.4 ZONE 4 DETAILS STOREFRONT A Storefront Height The height for any storefront is plus or minus sixteen to eighteen feet (+/- 16-0 - 18-0 ) Common Area Ceiling Height Varies Entry Height The entry height may be ten feet (10-0 ) or higher 18
2.0 ZONE CRITERIA 3.5 ZONE 5 DETAILS STOREFRONT A Storefront Height The height for any storefront is plus or minus sixteen feet four inches (+/- 16-4 ) Common Area Ceiling Height Varies Entry Height The entry height may be ten feet (10-0 ) or higher 19
STOREFRONT SIGNAGE
4.0 STOREFRONT SIGNAGE 4.1 PRIMARY TENANT IDENTITY SIGN DIMENSIONAL AND LOCATION REQUIREMENTS The primary identity sign is the main storefront sign displaying the tenants name through a logo, logotype or combination of the two. Tenants with exterior facing entry doors are allowed a maximum of one primary identity sign per building frontage. Sign is to be located above the storefront entry within the designated area for each storefront Tenants with a minimum of 20,000 square-feet of gross floor area, who do not have an exterior facing entrance, will be permitted one fascia/ building Mounted exterior identity sign. Specific location of sign to be submitted to property owner and City of West Covina Planning Division for review and approval Tenants (excluding restaurants and/or food and beverage stores) with a maximum of 10,000 square-feet and a minimum of 5,000 square-feet of gross floor area and multiple primary entrances, to include at least one interior and one exterior, will be permitted one fascia/building mounted exterior identity sign. Specific location of sign to be submitted to property owner and City of West Covina Planning Division for review and approval Sign area shall be formulated by measuring the square or rectangle that will contain the parameters of the text and/or graphic, together with any material or additional background sign component or framework integrated into the overall signage structure. When signs are composed of individual elements, such as individual letters mounted directly to the building facade, the area encompassing the parameters of entire message or graphic is to be used in calculating the area of the sign Signs shall not exceed an area that is greater than 75% of the height and 75% of width of the building fascia to which the sign is to be placed on Depth of sign(s) shall not exceed 1-0 from face of wall to outermost extent of sign Signs should be carefully considered in proportion to each tenant s storefront design 4.2 SECONDARY STOREFRONT SIGNAGE SIGNAGE DESCRIPTION In addition to the primary sign, each tenant is allowed secondary message or identification signage as described under options A, B, C, or D below. Tenants may elect to provide one or all of the options. Signage etched into storefront Signage applied to glass Signage applied directly to Storefront glass must have matching letters and features on both sides of the glass to create a finished look when viewed from either side Signage as a display creatively behind glass Vertical signage Blade Sign 21
4.0 STOREFRONT SIGNAGE 4.3 BLADE SIGN EXTERIOR DIMENSIONAL AND LOCATION REQUIREMENTS Tenants with exterior facing entry doors will be permitted to place a blade sign adjacent to the primary entrance. Specific location and design of blade sign, including bracket is to be submitted to property owner and City of West Covina Planning Division for review and approval Tenant is allowed a maximum of one blade sign, if architectural conditions permit Sign panel should not to exceed 4 square feet per sign face and should be limited to 4 deep. Bracket is not counted in this measurement No portion of a protecting/blade sign shall be less than eight feet above the surface over which it projects nor shall any portion exceed twenty feet in height, as measured from finished grade A tenant s blade sign may only be mounted within the respective Tenant s lease area Brackets are to be provided by the Tenant INTERIOR DIMENSIONAL AND LOCATION REQUIREMENTS In-line retail tenants (interior facing) are allowed (1) blade sign. Tenant may elect to install perpendicular blade sign within the center 1/3 of his storefront (unless otherwise approved by Landlord) Blade signs may not exceed 33 long x 15 high x 3 deep Blade sign shall be one of the following types: Dimensional panel type sign externally illuminated by fixtures specified or approved by Landlord Perpendicular sign box or LED lettering or LED highlights to accentuate the Tenant identity 22
4.0 STOREFRONT SIGNAGE 4.3 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 Review with Mall Management prior to installation, for final approval 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 23
ENGINEERING GUIDELINES
5.0 ENGINEERING GUIDELINES 5.1 HVAC CRITERIA Tenant HVAC systems are subject to two (2) types of systems: ROOFTOP UNIT: ROOFTOP UNIT (continued): Zone: Upper Level. Toilet Exhaust: By Tenant including fan, ductwork and roof cap. Equipment: Tenant to provide a down-flow rooftop unit on full perimeter curb (curb adapters are not permitted), heating is electric (gas is available for food service Tenants only). All roof openings by Landlord s authorized contractor at Tenant s expense. Curbs must be coated and sealed. Test & Balance: Temperature Control: SPLIT SYSTEM: Tenant shall employ Certified Air Balance Contractor to perform final testing and balancing. Tenant supplied controls (stand-alone). Condensate Drain RTU Return: 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. Tenants shall utilize a fully ducted return design. Zone: Equipment: Lower Level 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. Fire Dampers All duct penetration through demising walls will require fire dampers to be installed per Mall and AHJ requirements. DX Pipe Routing: Utilize landlord designated base building chases to route DX piping through the roof. Outside/Relief Air: Economizer / or relief through Tenant installed components. Outside/Relief Air: Economizer / or relief through Tenant installed components. Sizing of duct shall be as required by code. Smoke Exhaust: Per Code- Through tenant equipment. Toilet Exhaust: Tenant shall connect to the landlord provided toilet exhaust duct. 25
5.0 ENGINEERING GUIDELINES 5.2 ELECTRICAL (ALL TENANTS) Voltage: 277/480V, 3ph, 4-wire in most areas at the Mall, verify the electrical service voltage with the Mall. 5.3 PLUMBING (ALL TENANTS) Water: Landlord has provided domestic water connection for tenants to utilize. Power: Mall redistribution, tenant is responsible to provide check meter. If any part of the tenant s electrical service/ installation is not existing, tenant shall install and/or furnish all equipment, conduit, wiring, etc. Waste: Water Meter is required by large water consuming Tenants, verify with the Landlord if Tenant must install water meter. Install per Landlord s requirements. 4 connection off Landlord main. Designated connection point within or adjacent to space. Low Voltage: All low voltage wire must be in conduit. PVC is not permitted above grade. Capacity: Per available capacity from Mall, size of incoming power must be coordinated with the Mall. Vent: Vent through roof by Tenant. Telephone: Use existing conduit or Tenant to provide. Grease Waste: By Tenant per local authority requirements. Tenant is responsible to meet all local authority requirements for grease waste and sanitary line terminations. Natural Gas: Gas is available for Food Service Tenants only from the Utility Company. Tenant to provide meter, and route gas service to their space. 26
5.0 ENGINEERING GUIDELINES 5.4 LIFE SAFETY (ALL TENANTS) Sprinklers: Tenant Flow Switch: 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. No 5.5 FOOD COURT, RESTAURANT AND 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. Valve for Tenant Space: No Fire Alarm: Tenant is required to tie in to the mall s fire alarm system, utilize landlord approved contractor at tenant s expense. General Contractor is required to use the designated base building Fire Alarm Contractor to complete all Fire Alarm (smoke detectors / duct smoke detectors, pull stations, Horn& Strobe alarms) work within Tenant s premises at Tenant s cost. Replacement Air: Odor, Thermal & Process Equipment Exhaust: 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. From Tenant outside air and/or dedicated makeup air units (90% of all 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. 27