SOUTHLAKE 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 Vicinity Map 1.4 Site Plan 2.0 ARCHITECTURAL ZONES...7 2.1 Level One Zoning Plan 2.2 Level Two Zoning Plan 2.3 Food Court Location Plan 2.4 Food Court Plan 6.0 ENGINEERING GUIDELINES...22 6.1 HVAC Criteria 6.2 Electrical Criteria 6.3 Life Safety 6.4 Plumbing Requirements 6.5 Food Court Tenants 6.6 Restaurant and Odor Tenants 3.0 ZONE CRITERIA...12 3.1 Zone One Storefront Details 3.2 Blade Sign Criteria 3.3 Blade Sign Zone Lower Level Blade Sign Justification Plan Upper Level Blade Sign Justification Plan 4.0 STOREFRONT SIGNAGE...17 4.1 Primary Tenant Identity 4.2 Secondary Signage 4.3 Food Court Signage Criteria 5.0 ARCHITECTURE & FINISHES...20 5.1 Exterior Storefront Criteria 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 Conveniently located on US-30 just off I-65 connecting to I-80, I-90 and I-94, Southlake Mall in Hobart, Indiana, is at the epicenter of a bustling tri-state trade area. The Mall is the only enclosed super regional Mall, as well as one of the largest in the state. With world class retailers and family friendly amenities, Southlake Mall offers the best of everyday, all in one place. Anchored by Carson Pirie Scott, JC Penney, Macy s, Sears and Dick s Sporting Goods, Southlake Mall is a two-level shopping center with over 160 retailers to meet the demands of an increasingly sophisticated shopper and growing marketplace. 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: (Per A2) Required Exits: Per Code CODE INFORMATION Building: Indiana Building Code Mechanical: Indiana Mechanical Code Plumbing: Indiana Plumbing Code Electrical: Indiana Electrical Code Fire: Indiana Fire Code Accessibility: Governing Codes and The Americans with Disabilities Act (ADA) whichever is more stringent Energy: Indiana Electrical 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 2109 Southlake Mall Merriville, IN 46410-6499 219-738-2265 MALL GENERAL MANAGER Peter Karonis pkaronis@starwoodretail.com 219-738-2265 OPERATIONS DIRECTOR Mark Doran mdoran@starwoodretail.com 219-738-2265 MARKETING DIRECTOR Kristi Jackson kjackson@starwoodretail.com 219-738-2265 SENIOR TENANT COORDINATOR Kristofer Frye kfrye@starwoodretail.com 773-541-2886 STARWOOD RETAIL PARTNERS TENANT COORDINATION 1 E Wacker Drive, Suite 3600 Chicago, IL 60601 tenantcoordination@starwoodretail.com 312-242-3200 BUILDING DEPARTMENT City of Hobart 414 Main Street Hobart, IN 46342 www.cityofhobart.org Permits 219-942-1722 Mike Hannigan, Building Code Official mhannigan@cityofhobart.org 219-942-3407 FIRE DEPARTMENT City of Hobart 401 E. 10th Street Hobart, IN 46342 Stephen McKown, Inspector 219-942-5184 TELEPHONE SERVICE ATT 800-248-3632 ELECTRIC & GAS SERVICE NIPSCO 888-689-8665 WATER SERVICE Indiana American Water 800-492-8373 HEALTH DEPARTMENT Lake County Health Dept. 219-755-3655 4
EAST 85TH AVENUE S COLORADO STREET MISSISSIPPI AVENUE 1.0 PROPERTY INTRODUCTION 1.3 VICINITY MAP EAST 81ST AVENUE Project Location HARMS ROAD North 5
1.0 PROPERTY INTRODUCTION 1.4 SITE PLAN LINC OLN HIG HW AY U.S. 3 0 North 6
ARCHITECTURAL ZONES 7
2.0 ARCHITECTURAL ZONES 2.1 LEVEL ONE ZONING PLAN ZONE 1 ZONE 2 8
2.0 ARCHITECTURAL ZONES 2.2 LEVEL TWO ZONING PLAN ZONE 1 EXTERIOR 9
2.0 ARCHITECTURAL ZONES 2.3 FOOD COURT LOCATION PLAN 10
2.0 ARCHITECTURAL ZONES 2.4 FOOD COURT PLAN 11
ZONE CRITERIA
3.0 ZONE CRITERIA 3.1 ZONE ONE STOREFRONT DETAILS Storefront Height Tenant storefront assembly to have a height of plus or minus thirteen feet six inches (+/-16-6 ) A.F.F. Ceiling Height Common area ceiling height to be plus or minus twelve feet (+/-12-0 ) A.F.F. minimum Entry Height Tenant shall have an entry height of ten feet (10-0 ) minimum or higher Datum Lines Datum lines, if used, may not occur lower than ten feet (10-0 ) A.F.F. 13
3.0 ZONE CRITERIA 3.2 BLADE SIGN CRITERIA 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 Verify with Mall Management prior to installation General Mount sign flush to storefront. Install perpendicular blade sign within the center 1/3 of his storefront (unless otherwise approved by Landlord) 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 14
3.0 ZONE CRITERIA 3.3 BLADE SIGN ZONE LOWER LEVEL - JUSTIFICATION PLAN LEFT JUSTIFICATION RIGHT JUSTIFICATION CENTER JUSTIFICATION 15
3.0 ZONE CRITERIA 3.3 BLADE SIGN ZONE UPPER LEVEL - JUSTIFICATION PLAN LEFT JUSTIFICATION RIGHT JUSTIFICATION CENTER JUSTIFICATION 16
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. 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. 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 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 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 onto 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 Awning Signs: If the Tenant elects to install an awning as part of his storefront, the Tenant may apply graphics to the awning. Awning graphics shall not exceed 50% of awning surface area Where applicable, the Tenant may install an awning(s) on the Tenant Storefront. Fabric or metal colors, form, size and proportion shall be subject to the Landlord s review. Back-lit awnings may be acceptable. Submit shop drawings for Landlord review and approval. Awnings are typically not permitted under Landlord Metal Awnings Applied Letters: Applied letter graphics may not exceed 50 sq. ft. If applied to glass it must be applied to the back of the glass (second surface), be located a maximum of 4-0 above the floor and be no more than 5 in height Wall Signs: Tenant may elect to install wall signs. Total area of wall signs may not exceed 100 square feet for restaurant Tenants (type C and type D) and 50 sq. ft. for in-line retail Tenant (type D) No individual sign may exceed 10 square feet. Wall mounted signs may be externally illuminated. Only wall signs for restaurant Tenants (type C and type D) may be internally illuminated 18
4.0 STOREFRONT SIGNAGE 4.3 FOOD COURT SIGNAGE CRITERIA 19
ARCHITECTURE & FINISHES
5.0 ARCHITECTURE & FINISHES 5.1 EXTERIOR STOREFRONT CRITERIA REQUIRED Tenants must carefully review base building design as well as that of neighboring tenants to ensure that proposed designs complement the Mall s aesthetic Tenants must use materials that complement the centers surrounding material palette Entry doors must be at least ten feet (10-0 ) in height Doors must have self-closing hardware Tenants must perform solar study for the facade and incorporate solar shading as needed to minimize heat gain through storefront glazing Sun shading devices must occur between ten feet (10-0 ) and thirteen feet (13-0 ) A.F.F. and may extend past the lease line by fifteen feet (15-0 ). Placement must take into account the storefront design of adjacent Tenants Tenants (with designated patio areas) must provide plans and sections illustrating railing placement in relation to the storefront Tenants (without designated patio areas) must coordinate any small seating areas with Landlord and obtain written approval prior to installation All signage must be approved by Landlord and City Department of Building and meet the requirements of the comprehensive sign package ENCOURAGED Innovative sliding and pivoting doors Sun shading devices of wood, metal, glass or other innovative materials The use of fabric awnings will be considered on a case by case basis and must be approved in writing by the Landlord prior to installation PROHIBITED Vertical Mullions Window film Standard aluminum storefront systems EFIS material over 25% of storefront Any materials not suitable for the climate in which the store will be built 21
ENGINEERING GUIDELINES
6.0 ENGINEERING GUIDELINES 6.1 HVAC CRITERIA Tenants to refer and comply with the Tenant typical drawings for additional criteria. Must be submitted with final drawings. Tenant to verify HVAC System Type with Landlord representative. Tenant HVAC systems are subject to three (3) types of systems: CHILLED WATER/HOT WATER: Equipment: Landlord has provided a two-pipe system for chill water/hot water via dual temperature distribution system, central plant is available in the occupied hours only. Tenant to provide chilled water/hot water fan coil unit within the Tenant space. Tenant provides secondary pumps (1750RPM, 460/60/3PH) at Air Handling Unit. Chilled water supply temperature: 42-60 Fahrenheit. Landlord recommends 6-Row Coil. Outside/Relief Air: Fire Dampers: Tenants are required to have full Economizer for Outside Air. Upper level Tenants shall route an outside air intake duct from intake air penthouse on roof and extend to the mixing box section of the AHU. Tenant shall provide for HVAC relief thru roof mounted gravity relief hood with motorized damper and drain pan. Where available, Tenant may utilize fresh air and relief air plenum s located at rear of Tenant s Space. Lower level Tenants may utilize fresh air and relief air plenum s located at the rear of their space. All duct penetrations through shaft walls, demising walls and lower level ceilings require fire dampers. All equipment is to be labeled with Tenant s name and space number. HVAC Load Calculation:Tenant to submit a detailed computer generated load calculation to justify request for chilled water. Controls: Landlord has provided pneumatic control air for Tenants use. Tenant shall verify compliance with current base building controls. 23
6.0 ENGINEERING GUIDELINES 6.1 HVAC CRITERIA (continued) Test & Balance: Smoke Detection Systems: Tenant shall employ Certified Air Balance Contractor to perform final testing and air 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. 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 a maximum cooling, and toilet exhaust readings Tenant shall install a smoke detector in the return air section of the Air Handling Unit(s). Upon detection of upper level Tenant Smoke, the smoke detector shall shut down the AHU, close fresh air intake damper in mixing box, sound alarm horn, light smoke detector light in Control Panel, shut down In-Line pump and drive motorized damper in relief air opening to the open position for smoke relief. Upon detection of lower level Tenant Smoke, the smoke detector shall shut down the AHU, close fire damper with E.T.L. (Electronic Thermal Link) in fresh air intake, sound alarm horn, light smoke detector light in control panel and shut down In-Line pump. Smoke Detection Systems Continued: MULTI-ZONE UNITS, refer to the Mall TT drawings: Toilet Exhaust: Equipment: VAV System: Equipment: Provide a remote Test-Alarm-Reset-Switch/Lights at rear door for smoke detection system. Lower Tenants shall connect to the landlord provided toilet exhaust duct. Upper level: by Tenant including fan, ductwork and roof cap. Tenant to connect to Landlord furnished supply air ductwork from Multi-zone Unit(s). Landlord has provided pneumatic control air for Tenants use. Fire Dampers are required at all Lower Level ceiling penetrations and return air openings. The HVAC System shall consist of a VAV cooling and an electric resistance heating parallel flow fan powered VAV Box. Tenant shall connect to Landlord Provided cooling duct connection. Landlord has provided Pneumatic Control air for Tenant s use. 24
6.0 ENGINEERING GUIDELINES 6.2 ELECTRICAL (ALL TENANTS) 6.3 LIFE SAFETY (ALL TENANTS) Voltage: Power: 277/480V, 3ph, 4-wire. Tenant shall connect to the Landlord s electrical distribution system. If any part of the Tenant s electrical service/ installation is not existing, Tenant shall install and/or furnish all equipment, conduit, wiring, etc. 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. All Tenants are required to install an electric meter socket for the Premises. Valve for Tenant Space: Yes. All meters are to be labeled with Tenant s name and space number. Fire Dampers: All duct penetrations through shaft walls, demising walls and lower level ceilings require fire dampers. Telephone: Use existing conduit or Tenant to provide. 25
6.0 ENGINEERING GUIDELINES 6.4 PLUMBING (ALL TENANTS) Water: Landlord has provided domestic water connection for tenants to utilize. Water Meter is required by food service and large water consuming Tenants, verify with the Landlord if Tenant must install water meter. Install per Landlord s requirements. 6.5 FOOD COURT TENANTS Equipment: Landlord has provided a two-pipe system for chill water/hot water via dual temperature distribution system, central plant is available in the occupied hours only. Tenant to provide chilled water/hot water fan coil unit within the Tenant space. Tenant provides secondary pumps (1750RPM, 460/60/3PH) at Air Handling Unit. Waste: All meters are to be labeled with Tenants name and space number. 4 connection off Landlord main. Designated connection point within or adjacent to space. PVC and PEX is not permitted above grade. Chilled water supply temperature: 42-60 Fahrenheit. HVAC Load Calculation:Tenant to submit a detailed computer generated load calculation to justify request for chilled water. Vent: If tap is not provided then vent through roof by Tenant. Controls: Landlord has provided pneumatic control air for Tenants use. Tenant shall verify compliance with current base building controls. Grease Waste: By tenant per local authority requirements. Tenant is responsible to meet all local authority requirements for grease waste and sanitary line terminations. Outside/Relief Air: Economizer Mode may be required, verify with the Mall Management. Natural Gas: Gas is available from the utility company for Food Service Tenants only. Tenant to provide meter, and route gas service to their space. Food Court Tenants shall route an outside air intake duct from intake air penthouse on roof and extend to the mixing box section of the AHU. All meters are to be labeled with Tenants name and space number. Fire Dampers: All duct penetrations through shaft walls, demising walls and lower level ceilings require fire dampers. 26
6.0 ENGINEERING GUIDELINES 6.5 FOOD COURT TENANTS (continued) Smoke Detection Systems: Tenant shall install a smoke detector in the return air section of the Air Handling Unit(s). Upon detection of upper level Tenant smoke, the smoke detector shall shut down the AHU, close fresh air intake damper in mixing box, sound alarm horn, light smoke detector light in Control Panel, shut down In-Line pump and drive motorized damper in relief air opening to the open position for smoke relief. Provide a remote Test-Alarm-Reset Switch/Lights at rear door for smoke detection system. 6.6 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. 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. Toilet Exhaust: By Tenant, including fan, ductwork and roof cap. Replacement Air: From Tenant outside air and/or dedicated make-up 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. 27