10 MARCH 2016
Tenant Design & Technical Criteria Manual
TABLE OF CONTENTS
INTRODUCTION
INTRODUCTION .......................................................................................................... 7
•Ala Moana – Hawaii’s Center
•Design Intent
•The Tenant Information Package
•Aerial Photo
PROJECT DIRECTORY ................................................................................................ 9
•Landlord
•Building Department
•Utility Companies
PLANS ........................................................................................................................ 10
•Site Plan
•Site Plan for permitting purposes
•Street Level Plan
•Mall Level Plan
•Upper Mall Level Plan
•Enlarged Makai Market Plan
•LUO Plan Street Level EWA Expansion
•LUO Plan Mall Level EWA Expansion
•LUO Plan Upper Mall Level EWA Expansion
TENANT SUBMITTALS AND PERMIT REQUIREMENTS
LANDLORD'S ADDRESS FOR DOCUMENT SUBMITTALS ........................................ 19
DOCUMENT SUBMITTAL ........................................................................................... 19
•Preliminary Design Phase
•Final Design Phase
•Final Approval
•Signage Shop Drawings
•Barricade Graphics
•Fire Sprinkler Shop Drawings
REQUIRED PERMITS AND INSPECTIONS ................................................................. 22
BUILDING CODE INFORMATION ............................................................................ 23
2
TABLE OF CONTENTS
ARCHITECTURAL TECHNICAL CRITERIA
ARCHITECTURAL DRAWING REQUIREMENTS ........................................................ 24
LANDLORD PROVIDED NOTES ............................................................................... 25
ARCHITECTURAL DESIGN CRITERIA ....................................................................... 27
A. General
B. Structural
C. Floors
D. Partition and Walls
E. Ceilings
F. Storefronts
G. Finishes
H. Lighting
I. Digital Display Guidelines
J. Cutting & Patching
K. Common Areas
L. Sustainable Design
MAKAI MARKET & FOOD TENANTS ADDITIONAL DESIGN CRITERIA .................. 51
•General Requirements
•Finishes
•Lighting
•Preparation/Kitchen Area
•Identification Signage
•Menu Board Signage
MAKAI MARKET KIOSK DESIGN CRITERIA .............................................................. 57
•General Requirements
•Materials
•Center Island
•Signage
•Utilities
SIGNAGE TECHNICAL CRITERIA
SIGNAGE SHOP DRAWING REQUIREMENTS ......................................................... 63
LANDLORD PROVIDED NOTES ............................................................................... 63
SIGNAGE DESIGN CRITERIA.................................................................................... 64
•Storefront primary signage
•Secondary signage
•Menu board signage
•Blade signage
•Rear Door signage
3
TABLE OF CONTENTS
STRUCTURAL TECHNICAL CRITERIA
STRUCTURAL DRAWING REQUIREMENTS............................................................... 94
STRUCTURAL CRITERIA ............................................................................................. 94
A. Landlord Work
B. Tenant Work
STRUCTURAL DETAILS ............................................................................................... 97
•Typical "Unistrut" Ceiling Support Details
•Typical Slab Patch Detail for Slab on Grade
MECHANICAL TECHNICAL CRITERIA
MECHANICAL DRAWING REQUIREMENTS .......................................................... 101
RETAIL MECHANICAL CRITERIA ............................................................................ 101
A. Landlord Work (Except at Center Court - Upper Level Stores)
B. Tenant Work (Except at Center Court - Upper Level Stores)
C. Tenant Work (Center Court - Upper Level Stores only)
D. General Requirements
MAKAI MARKET & FOOD TENANTS MECHANICAL CRITERIA ............................ 105
A. Landlord Work (Makai Market)
B. Tenant Work (Makai Market & Food Tenants)
C. General Requirements
D. Typical Kitchen Exhaust Schematic
BELIMO ENERGY VALVE DETAILS ......................................................................... 108
PLUMBING TECHNICAL CRITERIA
PLUMBING DRAWING REQUIREMENTS ................................................................ 125
PLUMBING CRITERIA .............................................................................................. 125
A. Sanitary Sewer
B. Plumbing Vent Riser
C. Domestic Water
D. Plumbing Standards
E. Hair & Lint Interceptors
F. Garbage Disposal System
MAKAI MARKET & FOOD TENANTS ADDITIONAL PLUMBING CRITERIA ........... 127
A. Grease Interceptors
B. Gas Service
4
TABLE OF CONTENTS
ELECTRICAL TECHNICAL CRITERIA
ELECTRICAL DRAWING REQUIREMENTS.............................................................. 129
RETAIL ELECTRICAL CRITERIA ................................................................................ 129
A. Landlord Work
B. Maximum Loads
C. Tenant Work
MAKAI MARKET & FOOD TENANTS ELECTRICAL CRITERIA................................ 131
A. Landlord Work
B. Maximum Loads
FIRE / LIFE SAFETY TECHNICAL CRITERIA
FIRE / LIFE SAFETY DRAWING REQUIREMENTS .................................................... 133
FIRE / LIFE SAFETY SYSTEM ..................................................................................... 133
A. Landlord Work
B. Tenant Work
C. Landlord's Insurance Company's Requirements
FIRE ALARM ONE-LINE DIAGRAM ........................................................................ 139
•All tenants except Makai Market
•Makai Market
TELEPHONE TECHNICAL CRITERIA
TELEPHONE CRITERIA ............................................................................................. 141
CONSTRUCTION RULES AND GUIDELINES
GENERAL CONSTRUCTION REQUIREMENTS ....................................................... 142
PREPARATION FOR CONSTRUCTION................................................................... 151
A. Contractor Approval Process
B. Insurance, Indemnity and Bonds
C. Pre-Bid Meeting
D. Pre-Construction Meeting
E. Tenant Move-in Instructions
FINAL ACCEPTANCE ............................................................................................. 153
A. Landlord's Inspection
B. Punchlist
C. Landlord's Certificate of Acceptance
5
TABLE OF CONTENTS
LANDLORD AND TENANT RESPONSIBILITIES
LANDLORD WORK ................................................................................................. 155
A.
B.
Landlord Work - existing spaces
Landlord Work - first generation EWA expansion spaces
TENANT WORK ....................................................................................................... 156
TENANT REIMBURSABLE ITEMS .............................................................................. 158
A.
B.
C.
D.
E.
F.
Tenant Review & Coordination Fees
Structural Revisions
Mechanical (HVAC and/or Plumbing) or Electrical Revisions
Temporary Services
Permanent Services
Roof Penetrations
LANDLORD AND TENANT RESPONSIBILITY CHART – TYPICAL RETAIL ............... 160
6
INTRODUCTION
INTRODUCTION
Ala Moana - Hawaii's Center:
Since its opening in 1959, Ala Moana has been recognized as Hawaii's Center. With the current and recent
expansions, the intent is to further that recognition.
Ala Moana Center (AMC) is the world’s largest outdoor shopping centers and Hawaii’s premier shopping,
dining and entertainment destination with over 290 stores and 80 food offerings ranging from fast food to fullservice restaurants. This shopping paradise attracts over 42 million shopping visits per year from local residents
to visitors from the mainland US and all over the world. Ala Moana Center is home to one-of-a-kind stores with
unique Hawaii merchandise, a diverse array of national brands, and one of the finest collections of luxury
fashion boutiques in the world.
Signature events such as Shop a Le`a, Ala Moana Hula Show, 4th of July Celebration, and others take place
throughout the year. In addition, AMC’s Center Stage hosts over 500 performances per year featuring
performing groups from all over the world.
Design Intent:
Store designs shall take into account their location within the Center's overall plan. Designs shall be creative
and unique, yet complement and contribute to the character of their immediate surroundings. The guidelines
set forth in this manual stress design, function, and the quality of workmanship required by Ala Moana Center.
The Mountain Gardens at the Ewa side
(west-side) of the Shopping Center
features groves of native trees, ferns and
a taro patch.
The Ocean-Beach theme at the
Diamond Head end (east-side) of
The Shopping Center incorporates
Ocea-related elements such as
coral rock walls and koi ponds.
7
INTRODUCTION
This manual has been prepared to assist the Tenant's architect and engineer(s) to prepare drawings and
specifications that will meet the Center design criteria. Our objective is to allow maximum expression,
personality and character while maintaining a cohesive design theme throughout the Center.
The criteria herein is not intended to contradict any code requirements that may govern this project. It is the
responsibility of the Tenant, their architect, engineers and contractors to comply with all applicable codes. Any
questions concerning the information presented in this manual should be brought, in writing, to the Tenant
Construction Coordinator's attention.
The Tenant Information Package, ("T.I.P.") consists of:
·
·
·
·
·
Tenant Design Criteria Manual and addendum (downloadable at www.ggp.com)
Lease Exhibit Drawings
Sustainable Design Guidelines
Sprinkler Criteria Addendum
Access request form for as-built/Landlord Reviewed drawings
Aerial View:
Ala Moana Center, located across the street from Ala Moana Beach & Park, and just 1 mile from Waikiki.
8
INTRODUCTION
PROJECT DIRECTORY
Ala Moana Center
1450 Ala Moana Boulevard
Honolulu, Hawaii 96814
Phone: (808) 946-2811
Landlord:
General Growth Properties - Leasing Department
Kay Day
Jordan Brant
GGP Hawaii
1585 Kapiolani Boulevard, Suite 800
Honolulu, Hawaii 96814
Phone: (808) 628-5573
Phone: (808) 628-5577
General Growth Properties – Tenant Coordination Department
Kami Brown
Phone: (808) 628-5597
1585 Kapiolani Boulevard, Suite 800
Honolulu, Hawaii 96814
General Growth Properties - Operations Department
Tom Morris (Senior Operations Manager)
Tony Kawal (Associate Operations Manager)
Ivy Lin (Operations Administrative Assistant)
1450 Ala Moana Boulevard, #1290
Honolulu, Hawaii 96814
Phone: (808) 628-5610
Phone: (808) 628-5614
Phone: (808) 946-2811
Building Department:
Honolulu City and County - Department of Permitting
650 South King Street
Honolulu, Hawaii 96813
info@honoluludpp.org
Phone: (808) 768-8220
Utility Companies:
Hawaiian Telcom
Phone: (808) 643-4411
Hawaiian Electric Company (HECO)
Phone: (808) 543-7421
Hawaii Gas Co
Phone: (808) 594-5534
9
Addendum
All tenants shall contact Granite Grid for activation of phone/internet service.
The Granite Grid Sales and Service team can be reached at 1-844-735-5473 or
http://www.granitenet.com/grid.
08/03/2016
INTRODUCTION
SITE PLAN
10
INTRODUCTION
SITE PLAN FOR PERMITTING PURPOSES
11
INTRODUCTION
Makai Market (food court)
Center Court
Food Outside Makai Market
Typical Retail
EWA Expansion
STREET LEVEL PLAN
12
INTRODUCTION
Makai Market (food court)
Food Outside Makai Market
Typical Retail
EWA Expansion
MAKAI MARKET PLAN
13
INTRODUCTION
Center Court
Food Outside Makai Market
Typical Retail
EWA Expansion
MALL LEVEL PLAN
14
INTRODUCTION
Center Court
Food Outside Makai Market
Typical Retail
EWA Expansion
UPPER MALL LEVEL PLAN
15
INTRODUCTION
LUO PLAN STREET LEVEL EWA EXPANSION
16
INTRODUCTION
LUO PLAN MALL LEVEL EWA EXPANSION
17
INTRODUCTION
LUO PLAN UPPER MALL LEVEL EWA EXPANSION
18
TENANT SUBMITTALS & PERMIT REQUIREMENTS
LANDLORD'S ADDRESS FOR DOCUMENT SUBMITTALS
GGP Hawaii
Attn: Tenant Coordination Department
1585 Kapiolani Blvd. Suite 800
Honolulu, Hawaii 96814
E-mail: kamille.brown@ggp.com
Phone: (808) 628-5597
DOCUMENT SUBMITTAL
Within a reasonable amount of time from the date of the approval of the Lease, the Landlord shall provide the Tenant
with the Tenant Information Package. This package shall include a demising plan showing column spacing, fixed
elements, and overall dimensions which demise the particular tenant space. The above information will be as taken
from contract documents and not from as-built conditions or drawings. It is the responsibility of the Tenant and his/her
architect to verify all dimensions and field conditions. Tenant's architect and engineer(s) shall also thoroughly
familiarize themselves with all local building codes, and all City, County and State ordinances, rules and regulations.
Tenant shall prepare at its sole cost and expense, Design Drawings, Working Drawings, Shop Drawings, Specifications
and Calculations as required in the Ala Moana Center Tenant Criteria Manual. All architectural, structural, mechanical
and electrical drawings shall be prepared and stamped by an architect and/or engineer(as required) registered and
licensed in the state of Hawaii. Tenant shall submit to Landlord for review and approval, either via e-mail, an FTP site or
CD, the Preliminary/ Final Design Drawings in PDF format.
Tenant shall secure Landlord's WRITTEN approval of all Design Drawings, Working Drawings, Shop Drawings,
Specifications and Calculations prior to commencement of any construction in accordance with the schedules and
procedures outlined in the Ala Moana Center Tenant Criteria Manual and Tenant's lease.
The submittal process shall consist of two phases:
Preliminary Design Phase, and Final Design Phase.
19
TENANT SUBMITTALS & PERMIT REQUIREMENTS
Preliminary Design Phase Submittal
The Preliminary Design Phase is intended to acquaint the Landlord with the Tenant's basic design intentions and
to correct any conflict with the design criteria prior to commencing with the working drawings.
Tenant shall submit to Landlord for review and approval, their Preliminary Design drawings in PDF format,
including the following:
1. Color photo of a similar store or a colored perspective rendering of the proposed storefront, including
graphics and signage.
2. Floor plan showing all partitions, doors, fixtures and other construction (1/4” scale).
3. Storefront elevation including graphics and signage (1/4” scale).
4. Longitudinal section through the demised premises (1/4” scale).
5. Reflected ceiling plan (1/4” scale).
6. Sample board of all interior and storefront materials mounted on foam core or card stock. All materials
shall be clearly labeled and referenced to the floor plans and elevations.
This submittal must be complete in order to fairly evaluate the proposal and to prevent the continuation of work
on an unacceptable design. Incomplete submittals, at any phase of the project, will not be reviewed.
Landlord will review and comment on the Preliminary Design drawings within ten (10) business days of receipt. If
Preliminary Design drawings are returned to the Tenant with comments and not bearing the unconditional
approval of the Landlord, Tenant shall revise and resubmit to the Landlord for approval within ten (10) business
days of their receipt by Tenant. If the Tenant takes exception to the Landlord comments, the Tenant may do so
in writing, by certified or registered mail addressed to the Landlord, within ten (10) days from the receipt of the
reviewed preliminary set. Unless such action is taken, it will be deemed that all comments made by the
Landlord on the Preliminary Design Drawings are acceptable to, and approved by the Tenant.
a. Rejections due to non-compliance of design will not justify extending any scheduled performance
dates established under the Lease.
b. Additional review costs due to rejection of preliminary or subsequently rejected drawings shall be at
Tenant's expense. This includes structural reviews.
Final Design Phase Submittal
Tenant shall submit to Landlord for review and approval, their Final Design drawings in PDF format. Working
drawings, at a minimum, shall consist of the following:
Architectural drawings see Architectural Drawing Requirements
Structural drawings see Structural Drawing Requirements
Mechanical drawings see Mechanical Drawing Requirements
Plumbing drawings see Plumbing Drawing Requirements
Electrical drawings see Electrical Drawing Requirements
EWA EXPANSION (lease space begins with 13, 25, 26, 27, 28, 35, 36, 37, or 38) MUST have the
following on the cover sheet:
TMK# for the EWA expansion only is: 2-3-038: 010
Domestic Water Meter number: 05182059
Domestic Water premise id number: 0083719252
LUO plan locating space within the EWA expansion
20
TENANT SUBMITTALS & PERMIT REQUIREMENTS
Landlord will review and comment on final working drawings within fifteen (15) working days of receipt. If any of
the working drawings and specifications are rejected and or require additional information, the Tenant shall
resubmit for Landlord's approval within ten (10) working days from date of Landlord's rejection letter or stamp.
Landlord and their consultants shall review drawings for design intent only. It is the Tenant's obligation to comply
with all established Tenant Design criteria as set forth in the lease agreement, lease plan, Tenant Criteria
manual, or as otherwise specified. It is also the Tenant's obligation to comply with all applicable laws,
ordinances, building codes and regulations.
All Tenant improvement drawings must be submitted to the City & County of Honolulu Building Department to
obtain the necessary permits. It is the Tenant's responsibility to pay for and obtain all permits. Tenants are also
required to obtain approval from the Hawaii State Health Department and to comply with Food Service and
Health regulations, as required.
Final Approval
Upon final approval of the working drawings, the Landlord shall forward to the Tenant, via e-mail, the Landlord's
stamp of approval. The Tenant's contractor shall have one (1) Landlord approved set at the job site at all times
and may not commence work until these approved drawings are physically within the premises.
The Tenant shall commence construction of its work promptly following the Landlord's approval of the Tenant's
Final Drawings, receipt of a written notice of the Tenant's possession of the demised space, and submission to
the Landlord of all required Contractor paperwork. The Tenant shall complete the construction of their space
on or before the Completion Date specified in the Tenant’s possession letter.
NOTE: After Landlord approval, any changes or modifications to the construction documents or the Tenant's
interior improvements must be approved, in writing, by Landlord.
Signage Shop Drawing Submittal
Tenants must submit shop drawings for Landlord review and approval via e-mail in PDF format. Facsimile
submittals are not permitted. Shop drawings must be on sign fabricator's title sheets, and must include the
following information for all proposed signs within public view:
Signage drawings see Signage Shop Drawing Requirements
Barricade Graphics Submittal
Tenant shall submit graphics in PDF format, for a full barricade wrap. Submit the graphics for review and
approval, a minimum of 2 weeks prior to the start of construction. The barricade wrap shall be installed no
more than 2-3 days after the barricade has been installed.
Fire Sprinkler Shop Drawing Submittal
Within one week of commencement of construction, and prior to commencement of ANY fire sprinkler work,
the Tenant shall submit a set of fire sprinkler shop drawings, via e-mail in PDF format, for Landlord review and
approval. See the Fire / Life Safety Technical Criteria section for fire sprinkler requirements.
21
TENANT SUBMITTALS & PERMIT REQUIREMENTS
REQUIRED PERMITS AND INSPECTIONS
Permits required by the Local Jurisdiction must be presented to the Landlord's on-site representative prior to
commencement of construction. It is the Tenant's responsibility to obtain the approved construction documents
from the Local Jurisdiction and to pay for, and secure all applicable permits.
Note: All Tenant store signage shall be submitted to Landlord for review and approval. Exterior building signage
(signage meant to be seen from beyond the property of the Ala Moana Center), will require both Landlord's
and the Local Jurisdiction approval. A separate permit will be required for exterior signs only.
Inspections:
It is the Tenant architect's or contractor's responsibility to verify that any required field inspections by the Local
Building Department have been scheduled and have, in fact, taken place and the work is acceptable.
Block B - Upper Mall Level - Architectural Detailing
22
TENANT SUBMITTALS & PERMIT REQUIREMENTS
BUILDING CODE INFORMATION
The following is a general list of applicable Codes. It is the sole responsibility of the Tenant's architect,
engineer(s) and contractor(s) to comply with all applicable Federal, State, and Local codes and ordinances for
their occupancy type.
Building Type (excludes Anchor Stores):
Height
Type of Construction
Occupancy
TMK
Zoning (LUO)
Flood Zone
Three or four stories (varies throughout the mall)
Type 1-A, Fully Sprinkled
Group M, Mercantile
2 - 3 - 038: 1, 6, 7, 10
2 - 3 - 039: 1
2 - 3 - 040: 14, 16, 18
BMX-3
Firm Zone A
Applicable Codes & Standards:
Building
2006 International Building Code (IBC) with local amendments
International Existing Building Code 2006 Edition with local amendments
Plumbing
2006 Uniform Plumbing Code (UPC) with local amendments
Mechanical
NFPA 1 – Fire Code ASHRAE
NFPA 90A - Installation of Air Conditioning and Ventilation Systems, 2009 edition
NFPA 96 - Ventilation and Fire Protection of Commercial Kitchen, 2008 edition
Electrical
2008 National Electrical Code (NEC)
2006 International Energy Conservation Code (IECC) with amendments
NFPA 1 – Fire Code
NFPA 13 - Installation of Sprinkler Systems 2010
23
ARCHITECTURAL TECHNICAL CRITERIA
ARCHITECTURAL DESIGN CRITERIA
The following is a list of minimum design information required by the Landlord to expedite construction drawings
approval. It is not intended to be an all-encompassing list of requirements, but should serve as a minimum
checklist to be used by Tenant's design consultants to complete the construction documents. It is the
responsibility of the Tenant's architect and/or engineer to field verify all dimensions, heights, utility locations and
existing conditions prior to and during construction. We urge the Tenant and their consultants to read this
manual in its entirety in order to fully understand the requirements needed to generate an acceptable set of
construction documents.
ARCHITECTURAL DRAWING REQUIREMENTS
Cover Sheet:
·
·
·
·
·
·
·
·
·
·
Tenant name.
Architect's stamp and signature on each architectural sheet.
Key plan with space number, showing location of demised premises within Mall.
Leased square footage.
Architectural symbols and abbreviations list.
Drawing Table of Contents.
Occupancy load.
Building data, use, and construction type.
Flame spread ratings of materials and UL assemblies (as per code).
Landlord provided notes.
Floor Plans (1/4" scale):
·
·
·
·
·
·
Demising and interior partition wall locations (dimensioned).
Base building column gridlines.
Restroom facility layout (if applicable).
Location of fixtures and equipment.
Recessed service door
Door and room finish schedules.
Storefront, Interior Elevations, Sections (1/4" scale), and Details (3/4" scale or greater):
·
·
·
·
·
·
·
·
·
·
·
Storefront elevations and sections
Interior store elevations.
Identification of finishes and colors.
Longitudinal and typical section through storefront from slab to slab/roof.
Storefront signage.
Blade signage (if applicable).
Neutral pier and bulkhead details
Floor transition details.
Typical wall sections (min 1/2" scale).
Miscellaneous applicable details.
Service Corridor Door Plaque
Reflected Ceiling Plan (1/4" scale):
·
·
·
·
·
·
·
Identification of ceiling materials and ceiling heights.
Location of Exit lights.
Location of Emergency lights.
Location of Light fixtures.
Location of Sprinkler heads.
Location of Air diffusers and grilles.
Location of Access panels.
24
ARCHITECTURAL TECHNICAL CRITERIA
LANDLORD PROVIDED NOTES
The following Landlord notes must appear on the cover sheet of Tenant's final construction documents:
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
Tenant / General Contractor shall be responsible for field verifying all dimensions, utility locations and
existing conditions prior to commencement of construction.
Tenant's general contractor must check-in with the Landlord's Representative prior to commencement of
any work. General contractor shall schedule a Pre-Construction Meeting with the Landlord’s
Representative, and submit all required Certificates of Insurance and Bonds, prior to start of any work
(including demolition). All major sub-contractors shall be present at the Pre-Construction Meeting. A copy of
the Landlord APPROVED drawings must be brought to the Pre-Construction Meeting.
At ALL levels, Tenant shall NOT attach anything directly to the underside of the metal or concrete deck.
Tenant shall furnish and install a unistrut system or runners spanning Landlord's structural beams, from which
Tenant's suspended ceiling, piping, ductwork, conduits, light fixtures, etc. shall be attached.
Storefront glass shall be safety, tempered or laminated glass.
Tenant's contractor shall repair and/or re-paint any property damaged in the Mall's Common Areas during
Tenant construction. Contractor shall patch and paint the neutral piers and soffit/ceiling to match AMC
standard colors. This work shall be coordinated with the Landlord's Representative.
Patch/re-place fireproofing disturbed during Tenant Construction activities (per building code
requirements).
All ceiling material must have a minimum class "A" fire rating.
All concealed wood shall be fire treated.
Vinyl tile and rubber base are NOT allowed in the Sales Areas.
All penetrations (existing or new) through demising walls, floors and ceilings shall be fire stopped to maintain
the fire rating per code. UL assemblies shall be used in determining the appropriate fire-stopping method(s).
Provide and install 5/8" type "X" gypboard on Tenant side of bulkhead.
Support wires for lay-in ceiling grid, lights, HVAC equipment, etc. shall not be connected to any electrical
conduits, plumbing, fire protection piping, mechanical equipment, or decks above.
All support wires shall be connected only to the top cord of joist and/or structural members.
Powder/gas actuated fasteners are NOT allowed at concrete decks above. Contractor shall use TapCons
or equal.
All materials used in the construction of this space must be asbestos free.
Cutting or trenching of concrete slabs on upper levels is not allowed. Core drill only and install supplemental
support framing as required. A ll conduits for floor outlets shall be run under slab via core penetrations.
Absolutely NO trenching.
Any penetration or modifications to structural steel or concrete must be coordinated and approved by
Landlord's Representative.
Tenant shall not penetrate Landlord's roof floor deck with any type of fasteners. ALL roof work shall be
coordinated with Landlord’s Operations Manager and Landlord’s Roofing Contractor. It is the Tenant's
responsibility to maintain the integrity of Landlord's demising walls, floor slab, roof and building structure.
Tenant shall remove any existing or newly abandoned materials, equipment, piping, ducts and wiring from
the premises. Cap service at point of origin and coordinate this work with Landlord's on-site representative.
Within one week of commencement of construction, and prior to commencement of ANY fire sprinkler
work, the Tenant /Contractor shall submit a set of fire sprinkler shop drawings, via e-mail in PDF format, for
Landlord review and approval.
Tenant/Tenant Engineer shall be responsible for designing Tenant's fire alarm system in accordance with
AMC Management requirements and 1997 UFC with amendments, NFPA 72 a nd A.D.A. requirements. All
devices shall be compatible with Ala Moana Center’s Simplex Fire Alarm System.
HVAC Air and Hydronic Test and Balance Reports to confirm as-builts, are required, and must be done by
an independent NEBB or AABC certified contractor.
Tenants with restrooms or sinks and FOOD related tenants shall provide a water-proof membrane and a
floor drain at all wet areas. Verify water test procedures with the Landlord's representative.
Contractor shall verify existing demising walls terminate at the underside of structure above. Where not
existing, install gypboard. P atch and firestop all existing & new penetrations, maintaining fire rating as
required by code. F irestopping assemblies and installation shall comply with ASTM E814 (UL 1479), ASTM
E119, Annular Space Requirements and current building codes. P rior to closing ceiling, contractor shall
25
ARCHITECTURAL TECHNICAL CRITERIA
·
·
·
·
schedule a walkthrough with Landlord’s representative for Landlord sign off of walls. If ceiling is closed prior
to this, Contractor may be required to open the ceiling as required for inspection, at Contractor’s expense.
All piping shall be labeled from within Tenant’s premises to point of connection.
All reused material and equipment must be refurbished to “like new” condition.
Floor transitions must be flush. Vinyl or rubber reducer strips not permitted in customer areas.
Once Final Approval is received, no changes in the field shall be made without re-submitting drawings and
receiving written Landlord Approval.
ADDITIONAL NOTES FOR FOOD TENANTS:
· Tenant shall provide a ¼” x ¼” x .092” (13 GA.) galvanized welded wire mesh on all vertical faces of
demising walls, from the top of the floor to the underside of the structure above; and atop ceilings. At the
bottom of the demising walls, Tenant shall install a 12” high continuous strip of 20 gauge stainless steel
barrier. All existing and new holes and penetrations in the demising walls, shall be patched and 1-hour fire
rated. P rior to closing up walls, contractor shall contact the Operations Manager and schedule a
walkthrough for Landlord sign-off on the patching, fire stopping and wire mesh installation.
· Tenant shall provide a water-proof membrane and a floor drain at all wet areas. Verify water test
procedures with the Landlord's representative.
· Restaurants and fast food Tenants shall provide grease interceptors in accordance with code requirements
plus 30% allowance.
Block B-Upper Level - Architectural Detailing
26
ARCHITECTURAL TECHNICAL CRITERIA
ARCHITECTURAL DESIGN CRITERIA
It is the desire of the Landlord to give the Tenant the greatest practical freedom in design, but such design must offer
a pleasant, orderly appearance and must harmonize with, and complement the design of the Center and the
surrounding stores.
A. General
1. Where conflict between building codes, utility regulations, statutes, ordinances or other regulatory
requirements, and the Landlord's requirements, the more stringent shall govern.
2. Landlord, Tenant or any utility company authorized by the Landlord, shall have the right, subject to
Landlord's written approval, to run utility lines, pipes, conduits or ductwork where necessary or desirable,
through attic space, column space or other parts of the premises.
3. Landlord or Landlord's affiliates are not obligated to perform any architectural/engineering field surveys at
Tenant's request. Tenant shall obtain contract services of a local architect to assist in surveys, field
verifications, photography, permitting, etc. A /E surveys and site meetings are to be conducted by the
Tenant’s Architect or representative at the Tenant’s expense. The representative shall request a site visit, via
AMC’s Operations Manager, a minimum of 10 working days prior to the requested survey date. T he A/E
survey team shall be responsible for providing their own equipment and tools including ladders. The survey
shall be done at the convenience of the existing Tenant, and the survey team shall exercise extreme
caution taking care not to damage the existing Premises or merchandise. In addition, the survey team shall
not discuss their work with any of the existing Tenant’s personnel and employees, nor shall they offer any
information regarding their client.
4. All interior construction within the Leased Premises shall be designed, installed and maintained by the
Tenant. Stud-only demising partitions, centered between leased spaces will be provided by the Landlord.
Tenant shall be responsible for providing and installing one layer of 5/8" type-"X" gypsum board the full
height and width of the demising walls.
5. Landlord shall provide vertical neutral piers at storefront lease line between premises and adjacent tenant
space, exit or service corridors. The neutral strip shall be prefinished in a DAFS (Direct Applied Finish System)
by the Landlord. Tenant is responsible to Landlord for any damage to the neutral strip and/or common area
soffit/ceiling during construction, and shall patch and paint any damaged areas immediately upon
disassembling the construction barricade. If patch marks are visible, Tenant shall float entire neutral pier or
soffit to achieve an even finish, and shall re-paint entire neutral pier and for soffits, from joint line to joint line.
6. A 3/4" or 1/2" reveal shall be provided by the Tenant, between the storefront and the neutral pier
7. The storefront shall be designed to encourage and facilitate entry into the Tenant space. Tenants are
encouraged to consider three-dimensional, multi-plane storefronts and innovative ways to present their
merchandise while complying with ADA requirements. However, storefront designs shall also be "pigeonproof". Storefronts and signage shall abut to the Landlord bulkhead above or be designed such that birds
are unable to perch upon.
8. Surfaces or projections that may be potentially hazardous to the Mall's pedestrian traffic are not permitted.
The finish floor elevation of the demised premises shall be flush with the Mall's finish floor at the lease line.
Any floor elevation changes within the demised premises are subject to Building Department approval.
9. Tenant construction shall be of noncombustible materials. Treated, fire-resistant materials shall be permitted
where approved by jurisdictional authorities. Tenant shall verify and be responsible for the requirements of
all fire-resistive assemblies and separations.
27
ARCHITECTURAL TECHNICAL CRITERIA
10. Landlord reserves the right to require that the overall appearance of walls, ceilings, show windows, sales
fixtures, partitions, paneling, stairs and interior signs shall be harmonious with the general character of the
Center and with adjoining Tenants.
11. All elements within the lease space shall be well-maintained by the Tenant. All construction details shall
specify durable materials designed for easy maintenance.
12. Tenant shall meet the guidelines of the Americans with Disabilities Act.
13. No awnings shall be allowed, unless approved by Landlord.
14. It is the responsibility of the Tenant and the Tenant's contractor(s), when preparing for and proceeding with
construction in the premises, to comply with all requirements of all applicable laws concerning hazardous
substances. The Tenant shall not permit the installation or use of any hazardous substances in any
component of the premises during its tenancy.
15. Waterproofing. All restroom floors and/or areas containing a hand sink or f loor sink, on the Mall or U pper
Levels, shall be waterproofed on the floor and a minimum of 6" up the sides of the walls, by Tenant.
16. Emergency lighting circuits must be on a dedicated breaker. B reaker locks must be installed on the
emergency lighting breaker and the fire alarm breaker.
B. Structural
1. Landlord shall provide a structural shell, with stud-only demising walls.
2. Structural columns shall be concrete at Street Level and wide-flange steel at Mall and Upper Mall levels
(except at Block H, where all structural columns shall be concrete). Tenant shall be responsible for field
verifications.
3. All Levels: Tenant shall not attach anything directly to the underside of the metal or concrete deck above.
Tenant shall furnish and install a unistrut system, or runners spanning Landlord's structural beams, from which
Tenant's ceiling suspension, piping, ductwork, conduit, light fixtures, etc. shall be attached.
At all Tenant spaces, powder/gas actuated fasteners shall not be used on any (floor/ceiling) concrete
slabs. Nothing shall be "shot" into the concrete slabs. Contractors shall use TapCons or equal. No fastening,
regardless of method, shall take place directly to metal decks.
4. Where not previously installed, Tenant shall apply spray fireproofing per building code requirements to all
steel members and decks (two hour protection for floors and roof, and three hour protection for columns
and beams).
Where previously installed, Tenant at his/her expense, shall repair any damaged spray fireproofing to
achieve the above listed fire protection ratings.
Notification to the Landlord's On-site Representative, of any fireproofing work shall be submitted, in writing,
no later than 48 hours prior to commencement of work.
5. Any modification, revision, addition or unusual loading to Landlord's structure shall be designed by Tenant's
structural engineer, at Tenant's expense, and shall be subject to written approval by Landlord.
C. Floors
1. Street Level: Where not previously installed, Tenant shall provide: subgrade compacted to 95%, termite
treatment, vapor barrier, 4" concrete slab w/ 6x6 wire reinforcement and #13 dowels, epoxied into
adjacent slab. Should Tenant remove existing concrete or should a plumbing/electrical blockout occur
28
ARCHITECTURAL TECHNICAL CRITERIA
within the space, Tenant shall install compacted backfill and 4" concrete slab (2500PSI/28 day), and restore
termite treatment.
Mall Level, Upper Mall Level, & Ho’okipa Terrace: Where not previously installed, Tenant shall provide a
concrete slab on metal deck (2-hour rated) designed for 100 lb. live load. In addition, Tenants in the first
generation EWA Expansion spaces shall infill the topping slab leave out at their front entry and provide the
necessary ADA transition from their floor finish to common area flooring at the lease line. Subject to WRITTEN
approval by Landlord, Tenant shall make all floor penetrations and firestop as necessary to facilitate
Tenant's utility connections.
Penetrations greater than 12 s quare inches shall be framed (drawings and calculations by Tenant's
engineer; approval by Landlord). Other penetrations shall be accomplished by core drilling only, with four
(4) days prior notification to Landlord. All floor penetrations shall be firestopped to maintain the original fire
rating. All slabs shall be x-rayed by Tenant’s General Contractor, prior to any coring or penetrations are
made.
STOREFRONT CURB DETAILS (2015 EWA EXPANSION ONLY)
2. Tenant's finish materials must be selected to cause Tenant's finish floor elevation to correspond with
Landlord's mall finish floor elevation. Bullnose tile or reducer strips are not permitted.
3. Waterproofing. All kitchen, food handling, breakrooms with sinks, mopsinks, and restroom facility areas shall
be waterproofed by Tenant. Tenant shall use Laticrete 9234 waterproof membrane or approved equal. The
waterproof membrane shall be installed per manufacturer’s recommendations and ANSI A108. Waterproof
membrane shall extend a minimum of 6" up the perimeter walls (and any interior partitions) of the room. All
waterproofing shall be done before or after Mall hours and proper ventilation must be provided.
Waterproofing material shall not emit a strong odor during or after application.
4. Should an expansion joint, cold joint or existing cracks occur in Tenant's premises, Tenant is responsible to
maintain the expansion joint through the floor finish materials, subject to Landlord approval, and
accommodate movement that may occur at cold joints and existing cracks.
5. If Tenant elects to set storefront back from lease line, Tenant shall furnish and install flooring material to
match common area within the area extending from lease line to such new storefront line. Information on
the common area border tile can be obtained through the Landlord's Tenant Coordinator. In addition,
Tenant shall furnish and install a waterproof membrane within this area in accordance with Landlord's
standard project details. Tenant shall be responsible for any cuts at lease line.
6. All exposed concrete within premises must be sealed by Tenant.
29
ARCHITECTURAL TECHNICAL CRITERIA
FLOOR TRANSITION (TYPICAL)
30
ARCHITECTURAL TECHNICAL CRITERIA
D. Partition and Walls
1. Demising Partitions: Landlord shall provide exposed metal stud demising partitions between adjacent
tenant spaces. Where not previously done, Tenant shall provide the metal studs and the demising walls to
structure above. Tenant shall install one layer of 5/8" type "X" gypsum board, taped with joint compound
and tightly butted to the underside of structure above. Deck fluting shall be fire-stopped with a UL
Assembly, subject to Landlord approval. Calculations for the area of Tenant's Premises shall be made to the
center of demising partitions.
2. Service Corridors: Landlord shall provide exposed CMU or metal stud with gypsum board on Landlord's side
of service and/or exit corridors. Tenant shall install on Tenant's side of corridor wall the same thickness, type
and number of layers of gypsum board (depending on location) as Landlord has installed on opposite side
of wall. If Landlord provides gypsum board, or installs any part of the gypsum board on Tenant's side, Tenant
shall reimburse Landlord for all related costs. Demising partitions shall extend from slab to slab or underside
of roof. Calculations for area of Tenant's Premises shall be made to corridor face of wall.
3. Exterior Walls: Landlord will provide exterior walls at certain locations. Exterior walls shall be metal stud
construction. No wood framing will be allowed. Signs or openings by Tenants will not be allowed in exterior
walls. Calculations for area of Tenant's Premises shall be made to the outside face of such exterior walls.
4. Interior Partitions: Tenant shall furnish and install all interior Tenant partitions from finished floor slab to the
finished ceiling elevation. Interior partitions shall be metal stud construction covered on both sides by one
layer of type "X" gypsum board.
5. Service Door. Where not previously installed, Landlord shall provide a 3'-0" x 7'-0" hollow metal 20 minute
door, frame and standard Mall hardware. Tenant shall be responsible for the installation of the door, frame
and hardware.
All replacement of hardware shall be by Tenant. Where previously installed, Landlord shall determine if
replacement is needed. Any alterations to common area walls shall be patched to match existing
materials. Any altered and all newly installed service doors which open outward shall not be allowed to
project over the lease line into the Mall or other common areas (unless approved by Landlord), and shall be
installed within a door niche. All service corridor doors shall be labeled with a door identification plaque.
6. Finish Hardware: Finish hardware shall be commercial grade, labeled where required; doors shall have 1-1/2
pr. butts, wall or floor stops, kickplates, locksets, and/or push or pull plates; exit doors or grilles shall be
equipped with cylinder locks.
7. Finishes within window display area: The finish material of the demising wall, within 2’-0” from the storefront
glass, shall be gypboard. Under no circumstances shall any other finish be used, without written approval
from Landlord.
8. Sales Area: Exposed concrete or CMU walls are not permitted in Sales Areas. Concrete or CMU walls not
concealed by fixtures must be covered with gypsum board. Tenant shall be responsible for furnishing and
installing all wall finishes.
9. Storage Area: Storage areas shall be separated from the remainder of the Tenant's premises with a 1-hour
wall assembly extending from slab to slab (to the underside of roof/floor deck above), or install a one-hour
rated wall/ceiling assembly system. If mechanical ducts penetrate the one-hour wall, fire dampers are
required.
31
ARCHITECTURAL TECHNICAL CRITERIA
DEMISING WALL (TYPICAL)
32
ARCHITECTURAL TECHNICAL CRITERIA
DOOR NICHE (TYPICAL)
33
ARCHITECTURAL TECHNICAL CRITERIA
10. Tenant, at his/her expense, shall be responsible for identifying and removing any existing pipes, vents,
conduits, etc. that are no longer in use or needed, back to its source.
11. In food preparation areas, Tenant shall install a 1/4" x 1/4" x .092" (13 ga.) galvanized welded wire mesh on
all vertical demising wall surfaces. This mesh shall extend from the top of the ceiling to the underside of the
existing structure above. At the bottom of the demising walls, Tenant shall install a 12" high continuous strip
of 20 ga. stainless steel barrier. All existing and new holes and/or penetrations in the demising walls, shall be
patched and/or fire stopped to maintain a 1-hour fire rating.
E. Ceilings
1. Interior Ceilings Heights. Minimum Heights (unless limited by existing base building structure/utilities above
the lease premises): Mall & upper level sales area=12'-0"; Street level sales area=10'-9"
2. Ceilings shall be provided by Tenant with sufficient plenum space for utilities, and with adequate means of
access to both Landlord and Tenant owned utilities (ie. HVAC tap, water tap, fire damper/smoke detector
assemblies, etc). The quality of the ceilings shall not be less than the quality of a standard suspended
ceiling, and shall be adequate to meet the applicable codes for the type of structure in which it is installed.
3. Ceilings in food preparation areas shall conform to Health Department regulations for cleanability. They
shall be accessible where utilities, ducts and other equipment are located above them.
4. Tenant, at his/her expense, shall be responsible for identifying and removing any existing pipes, vents,
conduits, etc. that are no longer in use or needed.
5. All ceilings at all levels shall be supported by a unistrut system (min. capacity = 10 psf) or equal, attached to
the structural steel or concrete beams. This system shall also be laterally braced for seismic loads.
F. Storefronts
The storefront shall be designed to encourage and facilitate entry into the Tenant space. Storefronts shall be
designed to present a 3-dimensional, multi-plane appearance. Imaginative storefront designs are a must.
Storefronts may be rejected at Landlord's sole discretion on the basis of being "too plain", or "too boxy", or
due to the selection of inappropriate materials and/or colors.
1. Neutral Piers. Refer to detail on next few pages for definition of Landlord and Tenant responsibility. Tenant
shall be responsible for all repairs and painting of the neutral piers after their Tenant construction.
2. Soffits. Refer to detail on next few pages for requirements. All overhead projections shall be at tenants cost.
3. Soffits by Tenant shall not be allowed to protrude beyond the lease line except where indicated in the
Design Criteria. Soffits shall have appropriate fire ratings and sprinkler coverage as called for in the National
Fire Protection Association (NFPA) Code, and shall not protrude more than 30” from the Leaseline. Awnings
at storefronts are not allowed, unless approved by Landlord.
4. Tenant shall be responsible for all storefront construction extending horizontally from neutral pier to neutral
pier, and vertically from Tenant's finished floor to underside of Landlord's fascia.
5. Storefront or any part thereof, except for signage and soffits allowed in the Technical Criteria, shall not
project over the lease line into the common area.
6. In the 2015 EWA expansion, Tenants will need to remove a portion of curb and common area
waterproofing at Tenant’s entrance to their store – Tenant shall repair/replace the waterproofing as more
closely illustrated in the WATERPROOFING DETAIL drawings located within this section of the criteria.
34
ARCHITECTURAL TECHNICAL CRITERIA
STOREFRONT ELEVATION (TYPICAL)
35
ARCHITECTURAL TECHNICAL CRITERIA
STOREFRONT DETAIL (CENTER COURT – STREET LEVEL)
36
ARCHITECTURAL TECHNICAL CRITERIA
NEUTRAL PIER ELEVATION A/21 (TYPICAL)
37
ARCHITECTURAL TECHNICAL CRITERIA
NEUTRAL PIER SECTION (TYPICAL)
38
ARCHITECTURAL TECHNICAL CRITERIA
NEUTRAL PIER SECTION (2008 MAUKA EXPANSION - MALL LEVEL)
39
ARCHITECTURAL TECHNICAL CRITERIA
NEUTRAL PIER SECTION (2008 MAUKA EXPANSION - UPPER MALL LEVEL)
40
ARCHITECTURAL TECHNICAL CRITERIA
NEUTRAL PIER SECTION (2015 EWA EXPANSION)
41
ARCHITECTURAL TECHNICAL CRITERIA
WATERPROOF DETAIL –
EXISTING CONDITION (2015 EWA EXPANSION)
42
ARCHITECTURAL TECHNICAL CRITERIA
WATERPROOF DETAIL –
TENANT ENTRY AT REMOVED CURB (2015 EWA EXPANSION)
43
ARCHITECTURAL TECHNICAL CRITERIA
WATERPROOF DETAIL –
TENANT RECESSED ENTRY AT REMOVED CURB (2015 EWA EXPANSION)
44
ARCHITECTURAL TECHNICAL CRITERIA
WATERPROOF DETAIL –
CURB WATERPROOFING REPAIR CLOSE UP (2015 EWA EXPANSION)
45
ARCHITECTURAL TECHNICAL CRITERIA
7. Aluminum storefront construction shall employ extruded sections that are factory painted (baked-on finish)
or color anodized (clear anodized aluminum is not allowed).
8. All glass used in conjunction with storefront work shall be tempered plate or laminated safety glass with
thickness as required by code.
9. General Growth is committed to the safety and security of tenants, customers and employees at all our
centers. As part of that strategy, GGP currently recommends that all tenant build outs incorporate window
blast film on all storefront glazing per the following minimum specifications: US General Services
Administration (GSA) Test Protocol GSA-TS01-2003, Performance Condition 3a Rating. (See attached
performance specification)
10. A minimum of 6'-0" or a maximum of 50% of the Tenant's storefront width shall be open for pedestrian
circulation. In no case will excessive blank wall sections be permitted.
11. The minimum height of the storefront opening shall be 7'-6".
12. Storefront glass or showcases must be incorporated into a minimum of 30% of the storefront facade.
13. All storefront work requiring structural support, including sliding door tracks and housing boxes for grilles, shall
be supported at their head sections by a welded structural steel framework, which shall be anchored to the
floor slab and braced laterally to the existing building structure. Storefronts, or any portion thereof, shall not
be attached to or supported by the Landlord's vertical neutral piers or soffit above.
14. The storefront and doors must be supported by a steel framework and must be designed and detailed to
support both wind and seismic loads. Effective September 18, 2007, the City & County of Honolulu
Department of Planning and Permitting (DPP/Building Department) adopted 2003 IBC. Any plans submitted
to the DPP after September 18, 2007 will be required to meet the following criteria: Wind - 105 mph (3
second gust), Exposure C; Seismic Design Category C; Storefront Glass - Impact resistant. F or glazing or
structural components sheltered by buildings, Exposure B may be used if justified by Engineer of Record.
15. Sliding aluminum and glass door systems shall have pockets to receive sliding doors. All sliding door tracks
must be recessed into their respective soffit or floor elements to maintain flush elevations.
16. Finish hardware shall be commercial grade, labeled where required. Doors shall have 1-1/2 pr butts, wall or
floor stops, kickplates, locksets and/or push or pull plates. Exit doors or grilles shall be equipped with cylinder
locks.
17. Storefronts shall be constructed of durable materials, appropriate for exterior applications, and shall be
approved by Landlord. The storefront base shall be a durable, non-porous material (i.e. stone, granite,
brushed stainless steel, tile), with a minimum of 6” height. Polished stainless steel at the base area is highly
discouraged.
18. The following materials are PROHIBITED on storefronts unless approved by Landlord
Glass
Mirror
Plexiglass
Laminates:
Simulated materials (i.e., brick, stone, wood, etc.)
Wood veneer laminates and plastic laminates
Metals:
Antique
Unfinished
Tile:
Clay shingles
46
ARCHITECTURAL TECHNICAL CRITERIA
Vinyl tile
Wood:
Distressed wood
Masonite
Plywood paneling
Unfinished wood
Pegboard
Rustic wood siding or shingles
Misc.:
Painted gypsum board
Exposed gypsum wallboard
Vinyl wallcovering or wallpaper
Cork, cork tile, or carpet
Brushed Painted finishes
19. Storefront designs shall be "pigeon-proof". Storefronts and signage shall be designed so birds are unable to
perch upon.
20. Tenant shall maximize the storefront presence by providing tenant finishes to the fullest extent possible at
the Leased Premises based on the field conditions at/above space.
G. Finishes
1. The Landlord shall provide the Mall's standard flooring material up to the Tenant's lease line. The Tenant shall
be responsible for matching Mall's standard flooring material wherever their storefront steps back from the
lease line.
2. Rubber bases, sheet vinyl and vinyl composite tile (VCT) are not acceptable floor finishes in sales area.
H. Lighting
1. The main objective of the lighting design within the Leased Premises is to accentuate the store design and
to enhance the presentation of merchandise. Storefronts shall be well-lit and inviting. Tenant's lighting
design shall not cast shadows in the Common Area.
2. All Tenant lighting shall be approved by Landlord.
3. Internally lighted fixtures and display cases shall be well vented.
4. Concealed cove lighting shall have overlapping fluorescent tubes or neon, as reviewed and approved by
Landlord.
Hot spots are not permitted.
5. Lighting, including storefront signs, shall be operational during the Mall's business hours.
6. If low voltage incandescent sources are used, fixtures shall contain small apertures, specular dark reflectors,
glare shields or louvers to reduce brightness.
7. The use of fluorescent sources will be considered by the Landlord on a case-by-case basis. Evaluation will
be made based on the quality of light they lend to the store design. Recessed fluorescent fixtures,
fluorescent luminous ceilings, and high intensity discharge sources are not permitted in public areas.
8. See Electrical Technical Criteria for electrical requirements.
47
ARCHITECTURAL TECHNICAL CRITERIA
I. Digital Display Guidelines
The following design guidelines have been established for the use and installation of CRT/LCD/Plasma Screen
displays within in-line retail stores, food establishments, kiosks, and RMUs.
General (all merchant types shall comply)
1. CRT/LCD/Plasma screen displays, when used within Sales Areas, are subject to Landlord review and written
approval, with regards to type of display system and content of display. A fully operational presentation
may be required to be made to Landlord for approval. Adjacent tenants or other tenants directly
impacted by the proposed display, as determined by Landlord, may be asked to provide input of the
display’s impact to their respective establishment prior to Landlord’s final assessment.
2. Screens must be flat panel screens and be incorporated into a housing unit for a finished, complete
assembly.
3. Displays shall incorporate still images only. Video presentations are not allowed. Multiple still images may
be incorporated into an overall presentation, in accordance with specific guidelines for each merchant
type as noted below. Images must “fade” or “morph” into the next; flashing images are not allowed.
4. Color, brightness, imagery and motion shall be complementary to the surrounding environment. D isplay
system used must be capable of adjusting image brightness to accommodate changes in the surrounding
lighting conditions, be it natural or simulated.
5. Display system must be aesthetically incorporated into the overall store design. A ll hardware, wiring,
electrical cords and other elements that are determined by Landlord to be not presentable to customers
shall be hidden from view.
6. Display system shall be for visual presentation only; additional/supplemental audio features are not allowed.
In-line Stores
1. CRT/LCD/Plasma screen displays may not be within ten (10) feet of storefront or incorporated into storefront.
2. Still images shall remain on screen a minimum of fifteen (15) seconds.
Food Establishments
1. Use of digital menu boards, subject to Landlord’s final review and approval, will be allowed with the
following guidelines:
▪
▪
▪
A maximum 50% of the overall menu board may incorporate digital screens. Balance of menu board
shall be standard graphics.
Digital displays projecting store’s menu items shall be fixed for breakfast (opening to no later than 10:00
am), lunch (no later than 10:00 am to no later than 5:00 pm) and dinner (no later than 5:00 pm to
closing).
Digital displays projecting food items shall remain on screen a minimum of thirty (30) seconds.
2. Digital displays for non-menu purposes (i.e. advertising, broadcast of live feeds, etc.) are not allowed, unless
specifically allowed in Tenant’s lease.
RMUs
1. The use of digital displays must be vital to RMU tenant’s business operations, as determined by Landlord (i.e.
displays to demonstrate use of product). Products that are self evident will not be allowed to use any form
of digital display.
2. Digital displays in lieu of RMU signage will not be allowed.
3. There shall be a total maximum of two (2) digital displays allowed on an RMU.
4. Maximum 15” screen (measured diagonally) is allowed.
5. Screens shall be located to minimize blocking of sight lines through the RMU.
48
ARCHITECTURAL TECHNICAL CRITERIA
J. Cutting & Patching
1. All slabs, walls and ceilings are to be cut and patched in a workmanlike manner with materials and finishes
equal to, or better than, those presently installed.
2. Cutting and patching of structural members, concrete slabs, or membranes is prohibited without specific
written approval of Landlord. Existing concrete slabs shall not be trenched or chipped for conduits.
Conduits shall be installed under the slab, and brought into the Tenant's premises through cored
penetrations/holes. All holes/penetrations (new or existing) shall be firestopped.
3. All wall, floor and/or ceiling penetrations for rough-in work, shall be caulked and fire stopped to the same
fire rating as the penetrated assembly.
K. Common Areas
Tenant's contractor shall repair any damage to common areas and service corridors. This includes, but is not
limited to, patching barricade fastener holes (at mall flooring and neutral piers), and returning all finishes to their
original condition. Penetrations through structural slabs by Tenant are not allowed without specific written
approval by Landlord. All penetrations through walls and floor slabs in the attic spaces and service corridors
shall be caulked and fire stopped to the same fire rating as the penetrated assembly. Finishes shall be painted
to match existing. All painting shall be from joint line to joint line, to eliminate patch marks.
The lotus plants, located in the koi
ponds, bloom once a year.
Over 75 koi (carp) show off their vibrant colors in the three
koi ponds on the Diamond Head side (east side) of the Mall
49
ARCHITECTURAL TECHNICAL CRITERIA
L. Sustainable Design/Construction/Operation Practices
50
ARCHITECTURAL TECHNICAL CRITERIA
MAKAI MARKET & FOOD TENANT ADDITIONAL DESIGN REQUIREMENTS
The following is a list of minimum design information required by the Landlord to expedite construction drawings
approval for Makai Market and Food Tenant build-outs. The requirements of this section shall be in addition to the
requirements of the Non-food Tenant sections. It is not intended to be an all-encompassing list of requirements,
but should serve as a minimum checklist to be used by Tenant’s design consultants to complete the construction
documents. It is the responsibility of the Tenant’s architect and/or engineer to field verify all dimensions, heights,
utility locations and existing conditions prior to and during construction.
GENERAL REQUIREMENTS
1. A Visual Merchandising plan-o-gram must be presented to support food presentation.
2. All interior construction within the Leased Premises shall be designed, installed and maintained by the Tenant.
Stud-only demising partitions between leased spaces are provided AS-IS. Tenant shall provide and install one
layer of 5/8” type “X” gyp board the full height and width of the demising wall and complete the one hour
rating on their side of studs, if not already existing.
3. The demising wall between Tenants within the Makai Market Food court will be at 4’-0” high from the lease
line to a distance of 10’-0”. F rom that point back, the demising partition is full height. Landlord specified
rectangular porcelain tiles and wall cap must be used here. Tenant shall patch and paint the neutral pier and
low demising wall upon completion of their renovation.
4. All elements within the lease space shall be well-maintained by the Tenant. Al l construction details shall
specify durable materials designed for easy maintenance.
5. Surfaces or projections that may be potentially hazardous to pedestrian traffic are not permitted. T he finish
floor elevation of the demised premises shall be flush with the finish floor at the lease line. F loor elevation
changes within the demised premises are subject to Landlord & Building Department approval. Additionally
51
ARCHITECTURAL TECHNICAL CRITERIA
adequate egress from the shop shall be provided by Tenant and approved by the authority having
jurisdiction.
6. The storefront shall be designed to encourage and facilitate entry into the Tenant space.
encouraged to consider innovative presentation of merchandise.
Tenants are
7. Tenant construction shall be of noncombustible materials. Treated, fire-resistant materials will be permitted
where approved by jurisdictional authorities. Tenant shall verify and be responsible for the requirements of all
fire-resistive assemblies and separations. Shop casework must be constructed of non-combustible materials
only.
8. Tenant fixtures, including food service casework, shall be designed, fabricated, installed and maintained by
the Tenant at the Tenant’s expense. Submittals must be approved by Landlord prior to fabrication. Showcase
glass must be tempered glass or flame resistant acrylic.
9. Tenant shall provide a back wall completely separating the kitchen from the serving area. This wall shall be 1hour rated.
10. The front counter is the perfect stage on which to prepare and display enticing food and its use as such is
strongly encouraged. Plastic laminate counters are NOT permitted. All materials are subject to Landlord
review. New counter heights shall not exceed 34” for all shops. Refer to section diagrams. All merchandise
must be displayed inside showcases unless approved otherwise in writing.
11. All Napkins, condiments, utensils, straws, napkin holders, loose menu brochures, trays, etc. must be concealed
behind the front counter or must be dispensed from permanent holders, recessed into the counter top - No
loose countertop elements allowed. S oda machine dispensers shall not be located on the front serving
counter.
12. A recess for cash registers in the front counter top is required and must be set back a minimum of 6" from the
front edge of the counter. Self-service food and drink dispensers are not permitted except for specifically
approved recessed condiment dispensers. No equipment shall extend more than 9" above the front counter
unless otherwise approved by Landlord.
13. All front counter service equipment must be shrouded.
14. Self-service beverage dispensers, including but not limited to: soda fountains, tea dispensers, lemonade
dispensers, juice dispensers, Coca-Cola freestyle machines, coffee dispensers, etc. are NOT permitted. All
beverage dispensers shall be operated by an employee of the Tenant from the interior of the premises. No
equipment shall extend more than 9" above the front counter unless otherwise approved by Landlord.
15. Trash, cleaning, and hygiene products must be store out of the visibility of customers and must comply with
the Health Department.
16. Tenant is to obtain all Health Department approvals. Tenant shall meet the guidelines of the Americans with
Disabilities Act.
17. If cooling equipment is part of the display and visible to the public, it must be incorporated into the design
and must read as a whole. Cooling equipment shall be U.L. approved assemblies only.
18. Tenant shall provide one fire extinguisher with a minimum rating as required by authority having jurisdiction.
52
ARCHITECTURAL TECHNICAL CRITERIA
53
ARCHITECTURAL TECHNICAL CRITERIA
FINISHES
1. Common Area Tile – Existing tile, up to Tenant's lease line, shall be provided by Landlord. Should the common
area tile be damaged during the demolition or construction, the tile shall be replaced at the Tenant
Contractor’s expense.
2. All storefront materials shall be durable materials such as tile, brick, stone, slate, marble, metal, glass or other
similar materials, and shall be approved by Landlord.
3. Recommended materials for casework are as follows:
A. Satin stainless steel, stain chrome.
B. Stained or painted hard woods containing a tight grain, excluding birch.
C. Factory painted aluminum.
D. Counter tops shall be solid surface material.
E. Plastic laminate of a solid color at back wall and back wall only cabinets.
4. The following are finishes shall be used in all areas visible to customers:
a. Countertop: quartz, stone slab, stainless steel or high quality solid surface, granite, or resin
b. Counter fronts: decorative metal, back painted glass, high end porcelain, ceramic, mosaic, glass
tiles, pebble tile, stone slab, stainless steel wood texture surface, or high quality solid surface,
granite, or resin
c. Serving Area walls: back painted glass, graphic mounted to the rear of glass, high end porcelain,
ceramic, mosaic, glass tile, high quality wall graphics, or ribbed glass
5. The following materials are NOT acceptable:
a. Plastic Laminate
b. Plexiglass
c. Standard 4x4, 6x6, 12x12 tiles
d. Painted surfaces
e. wallpaper
54
ARCHITECTURAL TECHNICAL CRITERIA
LIGHTING
1. The main objective of the lighting design of the Leased Premises is to accentuate the store design and
enhance the presentation of food and merchandise. The serving/sales area, shall be well-lit and inviting.
Tenant's lighting design shall not cast shadows in the Common Area.
2. All Tenant lighting shall be approved by Landlord.
3. Concealed cove lighting shall have overlapping fluorescent tubes, or neon as reviewed and approved by
Landlord. Hot spots are not permitted.
4. Lighting, including lighting at storefront signs, shall be operational during Mall business hours.
5. Ambient and focal illumination within the Leased Premises shall be shielded with glare-free luminaries. If low
voltage incandescent sources are used, fixtures shall contain small apertures, specular dark reflectors, glare
shields or louvers to reduce brightness.
6. Fluorescent sources are permitted only when used in light coves, and when used, lamp color shall be
consistent throughout the store. Recessed fluorescent fixtures, fluorescent luminous ceilings, and high intensity
discharge sources are not permitted in public areas.
PREPARATION / KITCHEN AREA
1. Preparation / Kitchen Areas shall have a ceiling. Ceilings shall be scrub-able and meet all local health code
requirements.
2. Flooring in the Preparation / Kitchen Area shall be tile. Vinyl tiles are not permitted.
3. In the Preparation / Kitchen Area, Tenant shall
install a 1/4" x 1/4" x .092" (13 ga.) galvanized
welded wire mesh on all vertical demising wall
surfaces. This mesh shall extend from the top of
the floor to the underside of the existing structure
above. In addition, at the bottom of the demising
walls, Tenant shall install a 12" high continuous
strip of 20 ga. stainless steel barrier. All existing
and new holes and/or penetrations in the
demising walls shall be patched and/or fire
stopped to maintain a 1-hour fire rating. Tenant's
contractor shall have the walls inspected by the
Landlord’s Representative prior to closing up the
walls and ceiling. Should the walls and ceiling
be closed up prior to inspection, the Landlord has
the right to require certain areas be opened, at
the Tenant Contractor’s expense.
55
ARCHITECTURAL TECHNICAL CRITERIA
4.
Tenant shall slope setting bed to floor drain(s) in the preparation area for positive drainage.
IDENTIFICATION SIGNAGE
Refer to the Signage Technical Criteria section of this manual for sign shop drawing requirements and
landlord provided notes.
1. Food Court Tenant signs are to be coordinated with Landlord’s sign fabricator (information provided by
Tenant Coordinator).
2. In no event shall the Tenant’s signs occur outside this area without the Landlord’s prior written approval.
3. primary tenant name with a maximum letter size of 16” and a secondary line of text further describing the
concept below the name in with a maximum letter size of 6”
4. Overall logo area not to exceed 2/3 of the height of the sign bulkhead provided by the Landlord. The
maximum letter size is not to exceed sixteen inches (16”). Sign width not to exceed 2/3 the width of the
tenant store front. Centered vertically on the bulkhead and horizontally over the tenant space
5. Internal illumination is permitted and must be LED. Sign wiring must be concealed from view within the
bulkhead. Provide local disconnect concealed from view.
6. Any permanent or temporary signs, posters, notices, announcements, advertisements, or handmade signs
at the main serving counter are prohibited. Promotional and sales messages must be incorporated into
the design of the menu board. The Landlord shall require removal of any signs not in keeping with the
design intent and which have not been approved.
7. All signs are to be controlled by Tenant provided time clock.
8. Recommended signage techniques:
a. Mechanically fastened opaque polished metal
b. Etched or back painted glass
c. Stained, leaded or painted glass
d. Layered opaque acrylic Sheet.
9. Handwritten signs are NOT acceptable - all signs must be professional.
MENU BOARD SIGNAGE
Refer to the Signage Technical Criteria section of this manual for sign shop drawing requirements and
landlord provided notes. Menu boards must be incorporated into overall design and can only be at the
back wall and on the pylon. The use of the pylon element as a menu board is encouraged. Refer to diagrams
for suggested signage locations.
1. Menu boards shall be placed at the back wall of the counter space on the designated signage area
2. A surface mounted menu board shall be designed and installed by the Tenant
3. In addition to the designated sign area at the back of the tenant counter space, tenant shall also
provide a sign pylon at the demising wall and counter top intersection. This pylon may be used as an
additional menu board location or tenant signage
56
ARCHITECTURAL TECHNICAL CRITERIA
4. Ceiling hung menu boards are not allowed
5. Internally illuminated menu boards may be constructed of glass, Plexiglas, plastic laminate, acrylic, or
metal. The Landlord encourages the Tenant to use imaginative and creative graphic approaches in the
menu board design. Designs shall be reviewed and approved in writing by the Landlord
6. Any and all additional signs, such as “Order Here,” “Pick Up,” etc. must be indicated on the plans
submitted and be fully detailed as to construction and installation requirements (subject to Landlord
review and approval).
7. Signs indicating credit cards accepted and health inspection certificates must be placed on glass
clutter guard within the 12” next to the cash register. Refer to diagrams for required location.
MAKAI MARKET KIOSK DESIGN CRITERIA
The following is a list of minimum design information required by the Landlord to expedite construction
drawings approval for Makai Market Kiosk build-outs. It is not intended to be an all-encompassing list of
requirements, but should serve as a minimum checklist to be used by Tenant’s design consultants to
complete the construction documents. It is the responsibility of the Tenant’s architect and/or engineer to
field verify all dimensions, heights, utility locations and existing conditions prior to and during construction.
The Tenant is to pay strict attention to the designated lease lines for their particular kiosk location. Failure to
abide by this restriction can result in the delay of receiving occupancy approval and possible additional cost
to the Tenant to retrofit prior to its execution. The Tenant shall be responsible for all cost accrued for design
and development of their particular kiosk
Typical kiosk rendering
57
ARCHITECTURAL TECHNICAL CRITERIA
GENERAL REQUIREMENTS
1. No portion of the kiosk may extend past the designated Lease line as defined in the executed
agreement. This includes but shall not be limited to tables, chairs, condiment stands, point of sales
stations, signage, flooring transitions, casework, equipment, displays, etc.
2. Tenant shall be responsible for any damage to the mall structure related to kiosk installation.
3. Adequate egress, as approved by the authority having jurisdiction, shall be provided from the kiosk.
4. Gate opening dimensions must comply with local codes and the applicable ADA requirements.
5. Counter heights shall not exceed 3’ – 4’.
6. No portion of the kiosk shall exceed 5’-0” (except Pylon signs – see signage section below for these details).
7. Toe kick, as required, shall be between 4” and 6” high and shall have a 2” deep recess.
8. All merchandise must be displayed inside showcases unless approved otherwise in writing by Landlord.
9.
All kiosk display cases are to comply with the dimensions illustrated in the section and elevation
profiles provided. Materials used for counter reveal spacers and bases are to comply with the materials
set forth in criteria.
10. Showcase style lighting shall be mandatory for primary illumination of merchandise. “Garcy” showcase
and display lighting or equal product shall be used.
11. There shall be a minimum 10’ unobstructed pedestrian passageway around all kiosk casework. Kiosks are
to respect the revised projected lease lines for all mall Tenants when calculating this passageway.
12. Overhead canopies are not permitted. Butt-jointed glass and shroud/sneeze guard applications
are encouraged (check local codes for ADA compliance, shrouding/sneeze guard requirements and
health department requirements).
13. All condiments, flatware, napkin holders, loose menu brochures, etc., are to be designed and
incorporated into countertop surfaces material (i.e. recessed). No loose countertop elements shall be
allowed.
14. Visual Merchandising plan must be presented to support food presentation.
15. All counter service equipment must be shrouded.
16. All self-service equipment exposed to the common area must have protective floor materials
incorporated into the design. This floor detail must stay within the lease line as defined in the executed
agreement.
17. Tenant renderings must show all proposed equipment.
18. Tenant is responsible for their own trash, cleaning, and hygiene products and storage of same within the
confines of the kiosk, hidden from customer view. All must be in compliance with the Health Department.
19. Tenant shall provide one fire extinguisher with a minimum rating as required by authority having jurisdiction
58
ARCHITECTURAL TECHNICAL CRITERIA
20. All beverage dispensers, including but not limited to, soda fountains, tea dispensers, lemonade
dispensers, juice dispensers, Coca-Cola freestyle machines, coffee dispensers, etc. shall only be
operated by an employee of the Food Tenant and shall be accessed for dispensing from the interior of
the kiosk. Tenant shall not be permitted to operate a customer self-service beverage dispenser or have
dispensing of said machine accessible from the customer side of the kiosk.
MATERIALS
Tenant must select materials from the following:
1. The following materials shall NOT be permitted anywhere within the kiosk: plastic laminates, plexiglass,
painted surfaces, carpet or wallpaper
2. Showcase glass must be tempered glass or flame resistant acrylic.
3. Base material for all casework shall be stainless steel.
4. Casework must be constructed of non-combustible materials and shall be one of the
following: A.
Satin stainless steel, stain chrome.
B.
Stained or painted hard woods containing a tight grain, excluding birch.
C. Factory painted aluminum.
59
ARCHITECTURAL TECHNICAL CRITERIA
Typical kiosk section illustrating pylon to ceiling concealing utilities
60
ARCHITECTURAL TECHNICAL CRITERIA
Typical kiosk section illustrating 7’-0” high max pylon
Typical kiosk floor plan
CENTER ISLAND
In addition to the perimeter casework, Tenant may be permitted to provide and install a center island
within the kiosk at Tenant’s sole cost and expense which must conform to the following additional
requirements:
1. Maximum 4’-0” height.
2.
Center islands shall not be used for display, but shall serve as a prep surface and may have hidden
storage below.
3. Aisle width between center island and casework shall meet all local codes.
SIGNAGE
Refer to the Signage Technical Criteria section of this manual for sign shop drawing requirements and
landlord provided notes.
61
ARCHITECTURAL TECHNICAL CRITERIA
1. Primary signage shall only contain Tenant’s D.B.A. and/or Logo.
2. Primary signage letters must be exactly 10” high
3. Required signage techniques:
A. Mechanically fastened opaque polished metal
B. Etched of back painted glass
C. Stained, leaded or painted glass
D. Layered opaque acrylic sheet
4.
Tenant shall be permitted a maximum of two (2) Pylon signs on opposing sides of kiosk – one shall extend
no higher than 7’-0” and the other shall extend all the way to the ceiling in order to conceal the kiosk
utility connections (see kiosk rendering for example).
5.
Menu boards must be incorporated into kiosk’s counter front or pylon design. The use of the pylon as
a menu board is highly encouraged.
6. Menu board shop drawing must be included as part of the overall sign shop drawings submission
for
Landlord review and approval.
7. Pictures on Tenants menu board shall be limited to not more than 25% of menu board.
8.
Only Tenant’s DBA, Logo and menu shall be used in any signage element of tenant kiosk.
9.
There shall be no signs constructed of paper, cardboard, Styrofoam, stickers, or decals. Additionally
there shall be no handwritten signs, credit card logos, hours of business, etc added to kiosk.
UTILITIES
1. All plumbing, ventilation and electrical requirements need to be assessed on a location by location basis.
It is the Tenant’s financial responsibility to ensure all necessary site surveys are completed prior to the
start of final drawings.
2. All equipment specifications must be included in the final architectural stamped plans.
3.
All Utilities must be concealed from public view, including the utility drop from the ceiling which shall be
concealed in the full height pylon sign. Provide full details for Landlord review.
4.
Retailer must verify all MEP requirements with the Tenant Coordinator, such as total electrical load and
size of existing water stub and drain stub prior to submitting final plans.
5.
All kiosks shall be provided with 120/208V, 1 phase, 3 wire power. Should this power supply not be
sufficient, then the Tenant will be permitted to obtain additional circuits at the Tenant’s expense if
permitted by Tenant’s executed agreement and if available.
6.
Kiosk tenants are to refer to the Landlord Construction Documents for the location of electrical service
and telephone raceways.
62
SIGNAGE TECHNICAL CRITERIA
The following is a list of minimum design information required by the Landlord to expedite signage shop drawing
approval. It is not intended to be an all-encompassing list of requirements, but should serve as a minimum
checklist to be used by Tenant's sign manufacturer to complete the sign shop drawings. It is the responsibility of
the Tenant's sign manufacturer and/or installer (to field verify all dimensions, heights, utility locations and
existing conditions prior to and during installation.
SIGNAGE SHOP DRAWING REQUIREMENTS
Floor Plan (illustrate location of all signage)
•
•
•
•
•
Primary storefront sign
Secondary signage
Menu board signage (if applicable)
Blade sign
Rear door sign (if applicable)
Storefront Elevation(s)
•
•
Position of signage
Scale of signage
Signage Elevation(s)
•
•
•
•
Font type(s)
Letter height(s)
Materials
Colors
Installed Signage Section(s)
•
•
•
•
Method of construction, wiring, mounting & illumination
Location of UL label, disconnect & transformer
Letter depth
Position of weep holes with light screens (exterior signage only)
LANDLORD PROVIDED NOTES
The following Landlord notes must appear on all sign shop drawing submissions:
•
•
•
•
•
•
•
•
•
•
•
•
Registered trademark ®, copyright ©, sign manufacturer’s name/stamp/decal shall not be permitted
anywhere on the signage
UL label shall be placed so it is not visible to public/customer view
Electrical service to illuminated signs shall be on a 7-day, 24-hr timer, on a separate service & wired to
Tenant’s electrical panel within premises
There shall be NO exposed conduits, wires, raceways, transformers, ballasts, receptacles, etc.
All screw heads/attachments shall be painted to match adjacent surface
Acceptance of the sign installation will be subject to a final inspection by the Center’s Operations
Manager.
Tenant Sign Installer shall schedule installation with the Center’s Operations Manager a minimum of 24
hours prior to sign installation.
Sign installer shall supply certificate of insurance to mall operations prior to the start of any work
Tenant sign installer or sign GC shall repaint and/or repair Landlord’s property (neutral piers, bulkhead,
rear corridor, etc) damaged during the sign installation.
Tenant sign installer shall perform first-class workmanship, acceptance is contingent upon Landlord
approval.
After GGP Approval, any changes or modifications in the signage must be approved in writing by GGP.
Approval will be subject to verifications of conditions and compliance with procedures from the local
GGP Authority.
63
SIGNAGE TECHNICAL CRITERIA
SIGNAGE DESIGN CRITERIA
Primary Storefront Signage
Primary Signage shall be graphic, and imaginative with an emphasis on color and form, and must complement
the Tenant's storefront design. The use of transparent materials (glass, wire grid), distinctive shapes and angles,
and creative lighting to provide a three dimensional quality are encouraged.
Illuminated signs are required at ALL storefronts, either internally or externally.
Signs shall consist of individual or script lettering and shall conform to one of the following:
▪ Individually Illuminated channel letters with opaque metal sides and translucent face.
▪ Back-lit (halo effect) channel letters
o Letter shall have opaque metal sides
o Lamps shall be contained entirely within the depth of the letters.
▪ Internally lit, push-through letters
o Background panel must be flush with the storefront façade
o Background panel must match surrounding storefront material and color.
▪ Individual, dimensional script lettering with gooseneck lamp illumination
Examples of acceptable signage
Sign text shall be a maximum of 18" high.
Wording of Tenant's sign shall be limited to the Tenant’s DBA and logo.
Signs shall not have flat surfaces where dust can collect or birds can roost.
One primary sign or graphic is allowed per storefront elevation. Tenants located at a corner may place one
sign at each storefront. T he second sign shall emphasize a graphic logo and not repeat the primary sign.
Multiple or repetitive signing on storefronts is not permitted.
High quality fabrications are required for all signs and graphics. Hums, flickers, and light leaks are not permitted.
Attachment, devices, raceways, tubes and other mechanisms shall be concealed.
Tenant shall provide and install all graphics and signage within the Leased Premises.
Storefront signs shall not block adjacent Tenant storefront.
64
SIGNAGE TECHNICAL CRITERIA
At storefronts with overhead projections, signs shall not be permitted on the sides of overhead projections.
Makai Market Tenants, may have an existing signboard for Tenant to attached Primary signage. The existing
signboard may be painted, but shall not be altered in any other way. If not existing, Tenant shall install a
signboard to match those throughout the Makai Market to support Tenant primary signage. The extreme outer
limits of sign letters or components shall fall within a rectangle, where the sides shall not fall closer than 24" to
the demising line of the Premises; the top side shall not fall closer than 12" to the soffit of the mall fascia
element. No part of the sign letters shall hang free of the background when such background is provided.
The following types of signs or sign components, at storefronts, are prohibited:
•
Signs employing moving or flashing lights.
•
Signs employing exposed raceways, ballast boxes or transformers.
•
Sign identifying manufacturer's name, stamp or decal.
•
Signs employing painted, non-illuminated letters, except as approved in writing by Landlord.
•
Signs employing unedged or uncapped plastic letters or letters with no returns and exposed fasteners.
•
Painted paper or c ardboard signs, stickers or de cals suspended on or b ehind storefront (including glass
doors and/or windows).
•
Signs purporting to identify leased department or concessionaires contained within the Premises.
•
Signs of box or cabinet type construction.
•
Exposed neon.
•
Temporary Signs.
•
Credit Card ID Signs.
•
Diagonal signage.
•
Exterior signs, meant to display beyond the property of Ala Moana Center
Secondary Signage
Wall graphics, murals, tile patterns, sculptural relief, or decorative neon shall be integrated into the design and
will be reviewed by Landlord on their individual merit.
Menu Board Signage
Menu boards are to be a permanent element within the lease area and shall be recessed into a wall or soffit
surface and trimmed to enhance the finished appearance.
Maximum size shall be 30" high and 80% of the total storefront length.
Text is to be permanently affixed to its backing, through the use of paint, silk-screen, or etching. Some
changeable word systems are permitted with prior approval of Landlord.
65
SIGNAGE TECHNICAL CRITERIA
Permitted backing materials are metal, wood, acrylic, glass, and limited use of seamless plastic laminates.
Molded plastic menu boards are not permitted.
"Specials" boards are to separate from the menu board and 12" x 18" maximum size with a slate (chalkboard)
finish. Tenant's name or logo shall be permanently affixed to the board. Design of the "specials" board shall
be submitted with the menu board design to the Landlord for review.
Blade Signage
At Ala Moana Center, Landlord requires all Tenants to design, fabricate and install, a unique non-illuminated,
three-dimensional blade sign. All blade sign designs are subject to Landlord approval. Landlord reserves the
right to disapprove any signage that does not comply with Landlord's criteria. A maximum of one two-sided
blade sign per Tenant is allowed.
All Mall Level and Upper Mall Level Tenants are required to design and install a blade sign faceplate (bracket
and frame provided by Landlord at Tenant's expense). At Street Level, blade signs are available in select
locations. Where blade signs are not existing, Tenant may choose to install a blade sign, which must utilize the
exact design of the Landlord frame and shall be fabricated and installed at Tenant cost and expense.
Tenant shall design and install a corporate crest, logo, or insignia on both sides of this blade sign faceplate. All
blade signs are subject to Landlord approval.
Signage Requirements:
·
·
·
·
·
·
·
·
·
·
·
Landlord shall provide and may install (as a Tenant reimbursable expense) the blade sign bracket and
frame.
Tenant shall design, furnish and install the blade sign faceplate, with Tenant's D.B.A. name, logo and / or
graphic image on it.
Blade sign shall be non-illuminated.
The bottom of the blade sign to be at least 8’-0” A.F.F., and shall match the height of the other blade signs
in the area.
The blade sign cannot project more than three foot, six inches (3’-6”) from the storefront lease line.
If the Tenant is requesting a different location for the blade sign, if approved by Landlord, the Tenant shall
be responsible for relocating or providing a new blade sign frame and everything required to install the
frame. This includes but is not limited to, installing the backing for the frame, repair and paint the neutral
pier, etc. All blade sign frames must match Landlord’s design.
Image must be installed on both sides of the blade sign.
Must be of a hard, durable, opaque material (approval by Landlord is required).
The area of the Tenant’s sign panel cannot exceed six (6) square feet.
Material thickness of the faceplate shall be 1/4".
Lettering shall be 3-dimensional with a minimum thickness of 1/4” (verify the faceplate fits within the Blade
Sign frame.)
Acceptable Blade Sign Types:
· Acrylic
· Sintra
· Alucobond
· Di-bond
Unacceptable Blade Sign Types:
· Foamcore
· Cardboard
· Masonite
· Paper
· Vacuum formed signage
66
SIGNAGE TECHNICAL CRITERIA
Blade Sign Examples – Third Level of Blocks B&C
67
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET ELEVATION (CENTER COURT - MALL & UPPER MALL LEVELS)
68
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN PANEL ELEVATION (CENTER COURT - MALL & UPPER MALL LEVEL)
69
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET (BLOCK B, C, H - MALL LEVEL)
70
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET (BLOCK B, C, H - MALL LEVEL)
71
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN (BLOCK B, C, H - MALL LEVEL)
72
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET (BLOCK L - MALL LEVEL)
73
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN (BLOCK L - MALL LEVEL)
74
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN (BLOCK L - MALL LEVEL)
75
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN (BLOCK B, C, H - UPPER MALL LEVEL)
76
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN (BLOCK B, C, H - UPPER MALL LEVEL)
77
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN (BLOCK B, C, H - UPPER MALL LEVEL)
78
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET (BLOCK L - UPPER MALL LEVEL)
79
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET (BLOCK H - HO’OKIPA TERRACE LEVEL)
80
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN (BLOCK H – HO’OKIPA TERRACE LEVEL)
81
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN PANEL (BLOCK H - HO’OKIPA TERRACE LEVEL)
82
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN
(CENTER COURT - STREEL LEVEL & BLOCKS E&F - ALL LEVELS)
83
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET DETAIL
(CENTER COURT - STREEL LEVEL & BLOCKS E&F - ALL LEVELS)
84
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET
(CENTER COURT - STREEL LEVEL & BLOCKS E&F - ALL LEVELS)
85
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET PLATE DETAIL
(CENTER COURT - STREEL LEVEL & BLOCKS E&F - ALL LEVELS)
86
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET PLATE DETAIL
(EWA Expansion - ALL LEVELS)
87
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET PLATE DETAIL
(EWA Expansion - ALL LEVELS)
88
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET PLATE DETAIL
(EWA Expansion - ALL LEVELS)
89
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET STRUCTURAL DETAILS
(EWA Expansion - ALL LEVELS)
90
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET STRUCTURAL DETAILS
(EWA Expansion - ALL LEVELS)
91
SIGNAGE TECHNICAL CRITERIA
BLADE SIGN BRACKET STRUCTURAL DETAILS
(EWA Expansion - ALL LEVELS)
92
SIGNAGE TECHNICAL CRITERIA
Rear Door Signage
Requirements:
Size: 2" high x 6" wide
Material: 1/8" Plastic (minimum).
Color: "Big Country Blue" Benjamin Moore 2066-30 or equal.
Font: Arial
Text height: 1" centered horizontally and vertically
Mounting height: To be mounted on the outside of the Tenant's service corridor door, at 60" o.c. from
finished floor.
Mounting method: Double stick mounting tape
DOOR IDENTIFICATION PLAQUE AT SERVICE CORRIDOR DOOR
93
STRUCTURAL TECHNICAL CRITERIA
The following is a list of minimum design information required to expedite the construction document approval
by Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum
checklist (to be used by Tenant's design consultants) to complete the construction documents. It is the
responsibility of the Tenant's architect and/or engineer to field verify all dimensions, utility locations, and
existing conditions prior to and during construction.
STRUCTURAL DRAWING REQUIREMENTS
·
·
·
·
·
·
·
·
Provide foundation plans (as necessary), structural floor framing and/or diaphram plans, beams and
column locations, roof framing plans, etc. showing all new and existing structural components. Drawings
shall also include all new ceilings and soffits.
Provide sections and details as required.
Provide sections and details of storefront framing and related connections, including existing framing.
Provide calculations for storefront supports, indicating conformance to the 105 mph wind load requirement.
Provide calculations for structural supports of A/C units and other equipment.
Provide details of curbs, flashing and framing for all roof penetrations.
Provide Unistrut grid framing and details, including lateral supports.
All new structural components shall be accurately depicted in relation to the existing structure.
STRUCTURAL CRITERIA
A. Landlord Work
1. Landlord shall provide a structural shell (construction type varies throughout the Center). All modifications to
the existing system shall be at Tenant's expense, and shall be approved by Landlord prior to work being
done.
B. Tenant Work
1. All ceilings, non-structural walls, mechanical equipment, lights, etc., must be supported by a Unistrut grid
(minimum capacity = 10 psf) attached to the structural steel framing or concrete framing above. Tenant
shall patch, in accordance with code requirements, all fireproofing disturbed during the construction
process. The Unistrut grid shall be laterally braced for seismic loads.
2. Tenant must attach the ceiling suspension, piping, ductwork, conduit, lighting or other construction (except
for the fire sprinkler system), to the Tenant installed unistrut grid (see requirements above). At all spaces,
powder/gas actuated fasteners are not allowed into metal decks and concrete slabs above and below.
Any attachments to metal decks or concrete decks are prohibited. Drilled anchors are to be used when
attaching to concrete beams, girders and slabs. Maximum embedment of drilled anchors into 4-1/2"
concrete slabs shall be 2-3/4". TapCon anchors or welded connections are allowed to structural steel
framing.
3. The storefront and doors must be supported by a steel framework and must be designed and detailed to
support both wind and seismic loads in designated exterior locations and seismic loads in designated
interior locations. The storefront shall be self-supporting.
4. The minimum wind and seismic loads are as follows:
Wind
105 mph (3 second gust), Exposure C. (For glazing or structural components sheltered by
buildings, Exposure B may be used if justified by Tenant’s Engineer of Record.)
Seismic Design Category C
Storefront GlassImpact resistant (Exception: storefront shall be designed using partially-enclosed wind
load criteria.)
These criteria shall be shown on the drawing submittal.
94
STRUCTURAL TECHNICAL CRITERIA
5. Submittal shall include calculations for all structural support details.
6. Submittal shall include calculations for the support of the A/C unit and other equipment.
7. The existing concrete slab shall not be chipped or trenched for conduit runs (this is not applicable for Makai
Market projects). Conduits shall be attached to the underside of the concrete slab and brought into the
Tenant's premises via cored penetrations. All penetrations must be properly fire-stopped with a UL tested
assembly to maintain the original fire-rating. UL numbers shall be included on the drawings.
8. Where not previously installed, Tenant shall apply spray fireproofing per building code requirements to all
primary steel members and decks (2-hour protection for floors and roof, 3-hour protection for columns and
beams). Where previously installed, Tenant at their expense, shall repair any damaged spray fireproofing to
achieve the above listed fire protection ratings.
9. Blocks E and F at the mall level and spaces #3326 & 3332 contain various thicknesses of structural foam
between approximately 3” of concrete topping and a 12” thick structural concrete slab.
Contractors are allowed to core, cut and/or trench the structural foam as needed for construction. There
are specific requirements when conducting these activities and filling/replacing.
a. Because the 3” concrete topping is poured directly atop the structural foam, verify with your
structural engineer that there is no additional support required below the topping or f oam for your
construction activities.
b. NO use of wet materials (NO water, NO chemicals) while coring the through the concrete topping
AND structural foam. You are allowed to use minimal amounts of water to core through the 12”
concrete slab beneath the foam. Because the 12” concrete slab slopes dramatically in various
directions, please use as little water as possible to prevent water from traveling under the foam. If
problems occur, Landlord will require Contractor to remedy the situation.
c. Cut and remove only what you need for rough-ins or coring. Absolutely no trenching within the
structural foam for plumbing lines. Core through the 12” concrete slab for each sewer connection.
Trenching within the foam for electrical conduit only is okay.
d. If you choose to trench only within the concrete topping, the maximum trench depth is 1-1/2”. To fill
back the trench with concrete, prep the area as noted below.
1). Clean the area to be repaired of all deleterious material. Remove dust,
latents, grease, curing compounds, impregnations, waxes, and foreign
particles. The surface may be dry or damp, but free of standing water.
2). Apply bonding agent to concrete surface to receive patch in accordance
with the manufacturer's recommendations.
3). While the bonding agent is still tacky, from the void as required, and apply
patching material. Consolidate the patch material by rodding or tamping.
4). Cure as specified per concrete specs below.
e. If you penetrate beyond the concrete topping, you must infill with either concrete or structural foam
or a combination of both. Verify with your structural engineer as necessary. Concrete topping
replacement must meet the following spec: 4000 psi, 28 d ay test, 0.44 max w/c ratio, 4.5% air
content, 3/4” max aggregate size, with dowels. For more details, refer to the base building drawings,
sheets S-002 (concrete specs; drilled-in epoxy anchors & dowels) and S-415 (detail 30). The topping
slab is adequate for typical storefront loads (around 300-400 pounds per linear foot) as well as typical
door loading. When mounting j-boxes or any cut-out boxes, the box should be anchored back to the
concrete topping and NOT to the foam. For further clarifications and questions, please consult the
Architect of Record for your project. Details may need to be submitted for review by Landlord’s
structural engineer.
10. There are utility lines run within the slab of the EWA expansion and Tenant shall be responsible for working
around these lines. Should a Tenant representative/contractor cut any of these lines, they will be
responsible for all means to repair at their expense.
95
STRUCTURAL TECHNICAL CRITERIA
Left: Typical column at
Mall Level - Blocks B, C & L
Above: Typ. column at Block H - 1st, 2nd & 3rd Lvls.
96
STRUCTURAL TECHNICAL CRITERIA
N.T.S.
TYPICAL "UNISTRUT" CEILING SUPPORT DETAILS (MIN. REQ.) FOR STEEL FRAMING
97
STRUCTURAL TECHNICAL CRITERIA
TYPICAL "UNISTRUT" CEILING SUPPORT DETAILS (MIN. REQ.) FOR CONCRETE SYSTEM PHASE II N.T.S.
98
STRUCTURAL TECHNICAL CRITERIA
TYPICAL "UNISTRUT" CEILING SUPPORT DETAILS (MIN. REQ.) FOR CONCRETE SYSTEM PHASE I N.T.S.
99
STRUCTURAL TECHNICAL CRITERIA
TYPICAL SLAB PATCH DETIAL FOR SLAB ON GRADE N.T.S.
100
MECHANICAL TECHNICAL CRITERIA
The following is a list of minimum design information required to expedite the construction document approval
by Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum
checklist (to be used by Tenant's design consultants) to complete the construction documents. It is the
responsibility of the Tenant's architect and/or engineer to field verify all dimensions, utility locations, and
existing conditions prior to and during construction.
MECHANICAL DRAWING REQUIREMENTS
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
Identify RTU, VAV boxes, manufactures, sizes and locations per Center requirements.
Provide curb and structural support details.
Identify total CFM requirements for area.
Identify mechanical symbols and equipment list.
Identify duct sizes and heights above finished floor.
Provide diffuser and grille schedule.
Indicate CFM for each diffuser on construction documents.
Indicate plenum return air system (if applicable).
Identify damper locations.
Identify type of insulation.
Identify thermostat or temperature sensor locations.
Provide control wiring diagram.
Provide toilet exhaust detail.
Provide notes and specifications.
Provide MEP load tabulation sheet.
Provide cooling load calculations.
Additional Food Related Tenant Requirements:
·
·
·
·
·
·
·
·
Provide makeup air unit details and specifications.
Provide specifications of exhaust equipment.
Provide cooking hood and related equipment data and details.
Provide roof top equipment locations, curb details, and structural support details.
Roof top grease exhaust fans must have an approved “grease guard” filter system. S ystem shall be
approved by Landlord’s Operations Manager.
Provide make-up air unit details and equipment.
Provide automatic fire extinguishing equipment data and details.
Provide control / fire alarm wiring interface diagram.
RETAIL MECHANICAL CRITERIA
A. Landlord Work (Except at the Upper Mall Level, Center Court Stores)
1. The condenser cooling water system has been installed by the Landlord to the individual Tenant's premises.
Tenants are divided into zones. Each zone is assigned a cooling tower, common supply and return lines, and
individual supply and return piping, to the nearest practical floor, wall or ceiling leading into the Tenant's
premises.
2. Tenant shall be provided with condenser cooling water at the maximum rate of 3.0 GPM per 200 SF (200 SF
per ton of air conditioning) of Tenants leased area (including any setback or storage areas). Water
temperature at outlet of cooling tower shall be a maximum of 85 degrees F. Water returned to cooling
tower shall not exceed 95 degrees F at P.O.C. to Landlord's system.
3. First Generation EWA Expansion Tenants opening in the fall of 2015 shall be provided with a plenum rated
cat-6 network cable from the nearest IDF to the lease premises for connection to the HVAC energy
management system (EMS).
101
MECHANICAL TECHNICAL CRITERIA
4. Landlord has provided centrally located vertical fresh air and exhaust ducts for Tenants whose Premises do
not abut a roof area. Ventilation ducts are provided for "normal" occupancy requirements. Ducts are
located above the corridor adjacent to the Premises, or at the rear of the Tenant's space near the structure
above.
B. Tenant Work (Except at Upper Level, Center Court Stores)
1. Tenant shall design and install a complete air conditioning system within the Premises. Tenant shall install a
shut-off valve and a Belimo energy valve with BACnet IP communications with an electronic fail-safe
actuator that has the normally open fail open option just after the P.O.C provided by the Landlord with
accessibility immediately below for maintenance and service. Additionally Tenant shall also install watercooled air conditioning unit(s), strainers, check valves, flow switch, controls, air distribution systems,
thermostats, ductwork, supply diffusers and associated wiring to suit Tenant's area. Tenant shall consult with
Landlord and Landlord’s Construction Documents for condensing water and outside air quantities allotted
for Tenant's space. To substantiate the Tenant's air and condensing water demands, Tenant will submit
engineer's design analysis, calculations and equipment selection and Tenant's engineering consultants shall
obtain Landlord's approval on the exact quantity of condenser water to be used, prior to installation. Air
and Hydronic Test and Balance Reports, by an independent NEBB or AABC certified contractor, are
required at the completion of installation of the system.
2.
Central condensing water systems shall be used for air conditioning only. Landlord is not responsible for
problems associated with, or resulting from Tenant's repair and reactivation of its air conditioning system.
Tenant will be liable for malfunctioning of adjacent tenants' air conditioning systems if confirmed to be a
result of repairs solely attributed to Tenant's activities.
3.
Ventilation: Tenant shall connect to the P.O.C. at the ducts and must provide a make-up air fan and back
pressure damper. Tenant shall consult Landlord and Landlord’s Construction Documents for maximum
exhaust quantity allotted and available for Tenant’s space for discharge pressure required. Penetrations of
the parking deck shall not be made without prior approval and coordination with Landlord. Location shall
meet all code and Landlord requirements.
4.
If not already existing, Tenant shall provide and install a 6” x 6” x 4” enclosure with a Multimedia Box and
Category 6 Keystone Jack installed, located approximately 5’ above grade in the service hallway directly
behind the tenant space. As part of the installation of the Belimo Energy Valve the Tenant will provide a
CAT 6 network Cable which is terminated with an RJ45 connector at the Belimo Energy Valve and runs to
the enclosure and Multimedia Box directly behind the Tenant Space in which the Cat6 cable will terminate
to the Cat 6 Keystone Jack. Additionally Tenant shall run a plenum rated cat-6 network cable from the
multimedia box and Category 6 Keystone Jack to the nearest IDF for connection to the HVAC EMS. Final
connection to the central system must be completed by Landlord’s required contractor
C. Tenant Work (Upper Level, Center Court Stores only)
1. At Tenant's expense and where not existing, Tenant shall provide and install a curb mounted, roof top unit
(RTU). The unit shall be sized and designed specifically for the space. Specifications, installation and
placement of the RTU shall be approved by Landlord. Additional structural framing required as a result of
roof penetrations or placement of the RTU shall be at Tenant's expense. All Structural drawings shall be
reviewed and approved by Landlord's structural consultant prior to installation, at Tenant's expense. All roof
penetrations must be coordinated with Landlord's roofer at Tenant's expense. Alterations and maintenance
of these roof top units are the responsibility of the Tenant. Tenant shall also be responsible for installing roof
maintenance pads from the roof hatch or elevator to the units installed.
2. All RTUs shall be approved by Landlord. Larger RTUs (i.e. larger than 12 tons) may require the installation of
multiple units.
102
MECHANICAL TECHNICAL CRITERIA
3. If not already existing, Tenant shall provide and install a 6” x 6” x 4” enclosure with a Multimedia Box and
Category 6 Keystone Jack installed, located approximately 5’ above grade in the service hallway directly
behind the tenant space. As part of the installation of the Belimo Energy Valve the Tenant will provide a
CAT 6 network Cable which is terminated with an RJ45 connector at the Belimo Energy Valve and runs to
the enclosure and Multimedia Box directly behind the Tenant Space in which the Cat6 cable will terminate
to the Cat 6 Keystone Jack. Additionally Tenant shall run a plenum rated cat-6 network cable from the
multimedia box and Category 6 Keystone Jack to the nearest IDF for connection to the HVAC EMS. Final
connection to the central system must be completed by Landlord’s required contractor.
D. General Requirements
1. Ductwork: Tenant's ductwork shall be designed, furnished and installed in strict accordance with the
standards described in the latest editions of the following publications: a) ASHRAE Guide and Data Book; b)
Duct Manual and Sheet Metal Construction for Ventilating and Air Conditioning Systems; c) and/or local
codes. Supply, return and kitchen exhaust ducts shall comply with local and state code requirements. All
penetrations through fire rated walls shall be equipped with fire dampers and installed per manufacturers
requirements. Duct smoke detectors shall be installed for ducts equal to or exceeding 2,000 CFM. These
smoke detectors shall be connected to the Tenant's Fire Alarm panel and interlocked with the fan for
deactivation. An adequate number of access panels for cleaning the ductwork shall be provided. All
ductwork shall comply with NFPA pamphlet 90A and 96, as applicable.
2. Diffusers, registers, and grilles shall be extruded aluminum with adjustable volume and direction controls.
Spacing between louvers on diffusers and grilles shall be less than ½".
3. Thermostat shall be located in an accessible location and not be obstructed by any merchandising or
appliances. Thermostat shall not have light fixtures or other similar heat producing elements within 4 feet.
4. Ceiling Access Panels: Tenant shall provide access panels to service Landlord's and/or Tenant's equipment
and facilities; connections to Landlord's services and facilities; and at locations designated by Landlord. All
access panels shall have the same fire rating as the ceiling.
5. Tenant Toilet Exhaust: Where toilets are provided within the lease premise, Tenant shall design and provide
exhaust per code requirements.
6. Exhaust System: All odor and moisture producing areas, as well as heat producing equipment and
appliances, must be exhausted to the atmosphere by special mechanical systems. Special exhaust systems
shall be designed to prevent odors, heat and/or moisture from entering mall and Landlord's air conditioning
system. Exhaust air quantities shall be in adequate amounts and shall be no less than required by code.
Tenant shall insure there will be adequate make-up air for the exhaust system.
7. Location of equipment for exhaust and make-up air systems, including cooking hoods and special heating
and cooling systems, shall be designated and/or approved by Landlord. Engineering designs showing
added structural loads and support details shall be approved by Landlord. Tenant's ducts passing through
the roof shall have motorized shut-off damper(s). All ductwork for cooking hoods shall comply with NFPA 96
and Tenant shall provide a 2-hour shaft enclosure.
8. Make-up Air System: Tenant shall provide a complete make-up air system if Tenant requires exhaust air
quantities in excess of ten percent (10%) of total air allowed to Premises. Make-up air system equipment
and location is subject to Landlord approval. Energy for the make-up air equipment and distribution system
shall be provided by Tenant.
9. Return Air: Tenants’ HVAC systems shall be designed for ducted returns. Return plenums are not allowed,
unless specifically approved in writing by Landlord. If plenum return is approved, all PVC & ABS piping,
phone cables, data lines and CCTV cables within the plenum shall be fire wrapped by Tenant.
103
MECHANICAL TECHNICAL CRITERIA
10. Special cooling and heating equipment (such as required for refrigerated display cases, walk-in coolers,
steam presses, convection ovens, open flame or electrical warmers, etc.) shall be provided by Tenant,
approved by the Landlord, and must conform to paragraphs 6 and 7 in this section.
11. The air conditioning units shall be manufactured by Carrier, Trane, Lennox, Pace, Dunham-Bush or equal
and must have 2" thick filters when handling outside air. All equipment shall be on floor mounted pads or
platforms, and equipped with steel springs and neoprene vibration isolation devices.
12. All penetrations through demising or common area walls shall be caulked and fire-stopped to the same fire
rating as the penetrated system.
13. Tenant's air conditioning systems shall have commercial grade temperature controls, subject to Landlord
approval.
14. Exhaust Hood Criteria & Grease Removal Systems.
a. Where visible to the customers, Type I hoods shall be of stainless steel manufactured by Gaylord or
equal, and must utilize baffles to effect grease removal. Exhaust hood certification shall be maintained
by Tenant in accordance with applicable codes.
b. Hood fire extinguishing system shall comply with UL 300 and shall be provided by Tenant where required
to service Type I kitchen exhaust hoods. Fire extinguishing system shall comply with the standards of the
applicable rating bureau and shall be approved by the Insurance Underwriters for the Ala Moana
Center and local authorities.
c. The fire extinguishing system shall be connected to the central alarm and monitoring system provided
by Landlord or local alarm where central monitoring system is not available. All devices shall be
compatible with Landlord's monitoring system.
d. Type II hoods designed for heat removal only shall not require grease extractors but shall include fire
dampers at connection to Landlord's general exhaust duct. Where visible to customers, hoods shall be
stainless steel or other approved non-ferrous metal.
e. Type I hoods shall extract ninety-eight percent (98%) of the grease. Tenant shall submit Manufacturer's
cut sheets to Landlord for review and approval.
f. Type I hoods shall incorporate removable stainless steel cartridge filters which are UL tested to an
efficiency of ninety-eight percent (98%) and utilize an exhaust cleaning system equal to or better than
the Ultra-violet Vent Master light system. Tenants shall clean all grease producing or reducing devices,
hoods, cooking equipment, filters and ducts that are located within the tenant space on a regularly
scheduled basis. Cartridge filters used in Type I hoods should be regularly cleaned off of the Ala Moana
Properties by a qualified contractor.
g. Outside air / make-up system to provide air for hood exhaust shall include fan, filter and necessary duct
work. The quantity of air supplied shall equal the total air exhausted from the Tenant's premises.
15. Tenant's Contractor shall verify with Landlord if roofing or flooring is under warranty. If under warranty, the
Tenant's Contractor shall use Landlord's Contractor.
16. Fire Alarm System shall be connected to an automatic shut-off switch for the A/C & Ventilation system.
Upon alarm, the A/C & Ventilation system shall immediately shut down to prevent smoke or fire damage in
other areas of Tenant's space.
17. Label all pipes. Label all ductwork located in common area's with duct type and space number.
18. Tenant gas piping shall be seismically braced in compliance with NFPA and FM Global, and shall include a
seismic shut off valve installed immediately after the POC to the gas meter.
19. In kitchen areas, fire detection devices shall include heat sensing devices in lieu of smoke sensors when
allowed by applicable codes.
104
MECHANICAL TECHNICAL CRITERIA
20. Should any equipment or materials exceed the weight or dimension limits of the freight elevator, stairs, etc.,
and a helicopter lift is required by Tenant, Tenant's Contractor shall give Landlord a minimum of 30 days
advanced notice. Tenant's contractor shall be responsible for all expenses related to the lift, including but
not limited to the lift itself, barricades, overtime security, police officers, caution tapes, etc.
21. Condenser Water Piping:
a. Schedule 80 CPVC or copper piping shall be used.
b. Shut off valves shall be either butterfly or ball valves compatible with the piping.
c. CPVC male adapters are not acceptable
d. Flex connectors are required at all connections to equipment.
22. Belimo Energy Valve must have the electronic fail safe option, normally open / fail open, the delta T
manager needs to default off, it must be sized for the maximum flow for all units servicing the lease premises
and a 24V power connection is required to go back to the tenant panel. Note: The valve shall NOT be sized
based on the condenser water line size.
MAKAI MARKET & FOOD TENANTS MECHANICAL CRITERIA
A. Landlord Work (Makai Market & Food Tenants)
1. The condenser cooling water system has bee n installed by the Landlord. This syst em consists of a cool ing
tower for groups of tenants or indi vidual tenants and indiv idual supply and retu rn piping to nearest
practicable floor, wall or ceiling of Tenant's Premises.
2. Landlord has provided a centrally located vertical fresh air duct and exhaust duct for food Tenants whose
Premises do not abut the roof area. Ducts shall be located above the corridor adjacent to the Premises or
at the rear of Tenant's space near the structure above.
3. The Makai Market shops (numbered FC#1160 "A" through "X") shall be provided condenser cooling water at
the maximum rate of 2.5 GPM per 100 SF (120 SF per ton of air conditioning) of Tenant's Premises, including
any setback or prepar ation and st orage areas. Water temperature at outlet of cool ing tower to be a
maximum of 85° F. Water returned to cooling tower by Tenant shall not exceed 95°F. Tenant's engineering
consultant shall obtain Landlord's a pproval of the exact quantity of condenser water to be used prior to
installation. Space numbers 1101, 1103, 1105, 1107, 1109, and 1111 shall be provided condenser cooling
water at the maximum rate of 3.0 GPM per 200 SF.
4. First Generation EWA Expansion Tenants opening in the fall of 2015 shall be provided with a plenum rated
cat-6 network cable from the nearest IDF to the lease premises for connection to the HVAC energy
management system(EMS).
B. Tenant's System (Makai Market & Food Tenants)
1. Tenant shall design and install a complete air co nditioning system within the Premises. Tenant shall install a
shut-off valve and a Be limo energy valve with BACnet IP communications with an e lectronic fail-safe
actuator that has the normally open fail open option just after the P. O.C provided by the Landlord with
accessibility immediately below for mainte nance and se rvice. Additionally Tenant shall also install watercooled air conditioning unit(s), strainers, check valves, flow switch, controls, air dist ribution systems,
thermostats, ductwork, supply diffusers and associated wiring to suit Tenant area. Tenant shall consult with
Landlord and Landlord’s Construction Documents for condensing water and outside air quantities allotted
for Tenant's space. To s ubstantiate the Tenant's ai r and conden sing water demands, Tenant will submit
engineer's design analysis, calculations and equipment selection and Tenant's engineering consultants
shall obtain Landlord's approval on the exact quantity of condenser water to be used, prior to installation.
Air and Hydronic Te st and Balance Reports, by an independent NEBB or AABC certified contractor, are
required at the completion of installation of the system.
105
MECHANICAL TECHNICAL CRITERIA
2. Central condensing water systems shall be used for ai r conditional only. Landlord is no t responsible for
problems associated with or re sulting from Te nant's repair and re activation of it s air condit ioning system.
Tenant will be liable for malfunctioning of adjacent tenants' air conditioning systems if confirme d to be a
result of repairs solely attributed to Tenant's activities.
3. Conditioned air to the front of Premises shall be discharged through the curtain wall or under the canopies
using a standard diffuser of type, design and location approved by Landlord.
4. Tenant shall connect to vertical fresh air duct and exhaust duct and provide make-up air fan and back
pressure damper. Tenant shall also consult Landlord and Landlord’s Construction Documents for maximum
exhaust quantity allotted and available for Tenant's space and for discharge pressure required. Should a
common exhaust or fresh air duct not be available or should Tenant require more capacity than allotted or
available, Tenant shall at Tenant's expense, install the required duct and equipment per local codes and
Landlord requirements. Exhaust fan(s) shall be located on the roof, parking deck, or at other Landlord
approved locations, and shall meet all code and Landlord requirements and approval.
5. If not already existing, Tenant shall provide and install a 6” x 6” x 4” enclosure with a Multimedia Box and
Category 6 Keystone Jack installed, located approximately 5’ above grade in the service hallway directly
behind the tenant space. As part of the installation of the Belimo Energy Valve the Tenant will provide a
CAT 6 network Cable which is terminated with an RJ45 connector at the Belimo Energy Valve and runs to
the enclosure and Multimedia Box directly behind the Tenant Space in which the Cat6 cable will terminate
to the Cat 6 Keystone Jack. Additionally Tenant shall run a plenum rated cat-6 network cable from the
multimedia box and Category 6 Keystone Jack to the nearest IDF for connection to the HVAC EMS. Final
connection to the central system must be completed by Landlord’s required contractor.
C. General Requirements
1. Ductwork. Tenant's ductwork shall be designed, furnished and inst alled in st rict accordance with the
standards described in latest editions of ASHRAE Guide and Dat a Book and in l atest editions of Du ct
Manual and Sheet Metal Construction for Ventilating and Air Conditioning Systems, published by SMACNA
and/or local codes. Supply, return and welded steel shall comply with local and state code requirements.
All penetrations through fire wa lls shall be equipped with fire dampers. Duct smoke detectors shall be
installed for ducts exceeding 2,000 CFM and shall be interlocked with the fan for deactivation. An
adequate number of access panels for cleaning the ductwork shall be provided.
2. Diffusers, registers, frilled shall be of adjustable type of volume and direction control.
3. Thermostat shall be located in an accessible location and not obstructed by any merchandising or
appliances nor shall it have light fixtures or other similar heat producing elements adjacent to it.
4. Ceiling Access Panels. Tenant shall prov ide access panels for se rvice to Landlord's and/or Te nant's
equipment and/or facilities, and all connections to Landlord's services and facilities above the ceiling level
within the Premises at locations designated by Landlord.
5. Tenant Toilet Exhaust. Where toilets are provided within the lease premise, Tenant shall design and provide
exhaust from toilet facilities per code requirements.
6. Exhaust System. All odor and moisture producing areas and heat producing equipment and appliances
must be exhausted by special mechanical exhaust system to atmosphere. Special exhaust systems shall be
designed to prevent odors, heat and/or moisture from entering mall and Landlord's air conditioning system.
Exhaust air quantities shall be in adequate amounts and shall be no less than required by code.
106
MECHANICAL TECHNICAL CRITERIA
7. Grease Exhaust Duct. Tenant to provide and install grease exhaust shaft and all fire-rated assemblies, per
local codes, from Tenant premises to a location outside the building designated by the Landlord. Routing
must be coordinated and approved by Landlord prior to installation. Roof curb and roof patching to be
coordinated with Land lord’s roofing contractor at Tenant’s expense. Tenan t shall provide structural
engineering and structural supports as required to carry Tenant’s roof top equipment
8. Grease Scrubber. Tenant shall provide and install a grease exhaust scrubber (“air pollution unit”, “clean air
unit”) capable of removing a minimum of 95% of the airborne grease, smoke, odor and particulate from the
kitchen exhaust. The scru bber unit shall be installed within the Tenant’s premises to accomplish removal
before the exhaust leaves the premises. Te nant to install scrubber in a location that provides Tenant with
good access for re gular cleaning. Cut sheets, specifications and inst allation drawings must be submitted
for Landlord’s Mechanical Engineer’s review and approval before purchase and installation.
9. Location of equip ment serving special exhaust and make- up air sys tems including cooking hoods and
special heating and cooling sys tems shall be design ated and/or approved by Landlord. Engineering
designs showing structural loads added and all supports shall be designated and/or approved by Landlord.
Tenant's ducts passing through the roof shall have motorized shut-off damper(s).
10. Make-up Air Syst em. Tenant shall provide a com plete make-up air system if Tenant requires exhaust air
quantities in excess of ten percent (10%) of total air allowed to Premises upon approval of Landlord. Energy
equipment and distribution system for make-up air shall be provided by Tenant.
11. Return Air: Tenants’ HVAC systems shall be designed for ducted returns.
12. Condenser Water Piping:
a. Schedule 80 CPVC or copper piping shall be used.
b. Shut off valves shall be either butterfly or ball valves compatible with the piping.
c. CPVC male adapters are not acceptable
d. Flex connectors are required at all connections to equipment.
13. Service and Maintenance
a. All Food Court tenants and restaurants shall provide a copy of the yearly maintenance contract for their
grease guard system at the roof exhaust fans.
TYPICAL KITCHEN EXHAUST SCHEMATIC
107
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – SENSOR AND FITTINGS
108
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – SENSOR AND FITTINGS
109
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – SENSOR AND FITTINGS INSTALLATION
110
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – SENSOR AND FITTINGS
INSTALLATION
BELIMO ENERGY VALVE DETAILS – SENSOR AND FITTINGS INSTALLATION
111
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – SMALL VALVE (0.5” – 2” PIPE DIAMETER)
112
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – SMALL VALVE (0.5” – 2” PIPE DIAMETER)
113
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – SMALL VALVE (0.5” – 2” PIPE DIAMETER)
114
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – SMALL VALVE (0.5” – 2” PIPE DIAMETER)
115
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – SMALL VALVE (0.5” – 2” PIPE DIAMETER)
116
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – LARGE VALVE (2.5” – 6” PIPE DIAMETER)
117
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – LARGE VALVE (2.5” – 6” PIPE DIAMETER)
118
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – LARGE VALVE (2.5” – 6” PIPE DIAMETER)
119
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – LARGE VALVE (2.5” – 6” PIPE DIAMETER)
120
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY VALVE DETAILS – LARGE VALVE (2.5” – 6” PIPE DIAMETER)
121
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY CONNECTION BOX SCHEMATIC
122
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY CONNECTION BOX DETAIL
123
MECHANICAL TECHNICAL CRITERIA
BELIMO ENERGY CONNECTION BOX DETAIL
124
PLUMBING TECHNICAL CRITERIA
The following is a list of minimum design information required to expedite the construction document approval
by Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum
checklist (to be used by Tenant's design consultants) to complete the construction documents. It is the
responsibility of the Tenant's architect and/or engineer to field verify all dimensions, utility locations, and
existing conditions prior to and during construction.
PLUMBING DRAWING REQUIREMENTS
·
·
·
·
·
·
·
·
·
Provide fixture locations.
Provide clean-out and floor drain locations.
Provide domestic water distribution diagrams.
Provide water heater, relief valve, piping to over flow pan, and floor drain details.
Provide sewer and vent connection locations.
Provide plumbing load tabulation sheet.
Provide water meter location
Provide water, waste and vent riser diagrams.
Provide meter number, premise ID number, and fixture units and all City & County of Honolulu requirements.
PLUMBING CRITERIA
A. Sanitary Sewer
Landlord shall provide a sanitary sewer branch line adjacent to Tenant's space at predesignated locations.
Tenant shall design and install all sanitary waste facilities and extensions to Landlord's designated point of
connection.
B. Plumbing Vent Riser
Landlord shall provide vent branch lines at predesignated locations. Tenant shall design and install all vent lines
and extensions to Landlord's designated point of connection.
C. Domestic Water
1. Landlord shall provide a main domestic water line for Tenants to tie into. The Tenant shall be responsible for
installation of pipes and connections to Landlord's main line.
2. Tenant shall provide and install a sub-meter with a digital remote reader at Landlord's approved location,
such as the service corridor above the space or near tenant restroom/drinking fountain if there is no access
to the rear service corridor. Tenant shall provide a shut-off valve at P.O.C.
3. Tenant shall design and install all facilities and service extensions within leased premise.
4. All Tenants requiring hot water shall provide an electric water heater within their premises.
D. Plumbing Standards
1. Piping shall be supported with adequately sized hangers and rods. Hangers and rods shall be at an
adequate "on-center" distance and must be fastened to the Tenant installed Unistrut system.
2. Water supplied fixtures shall be equipped with shut-off valves.
125
PLUMBING TECHNICAL CRITERIA
3. Tenant water closets shall be low flow, gravity flush tank type; blow-thru type water closets shall require
Landlord approval.
4. Tenant shall provide floor drains at toilet areas, areas with water supplied fixtures, and where sinks are
installed. Floor drains shall be equipped with metal grid or barrier.
5. Tenant shall provide accessible clean-outs in toilet areas.
6. Water heaters shall be equipped with UL-approved temperature and pressure relief valves piped to drain.
7. Domestic hot water piping shall be insulated with minimum 3/4" fiberglass insulation having an average
thermal conductivity not to exceed .22 BTU in. per sq. ft. per degree F per hour at mean temperature of 75
degrees F.
8. All piping, fittings and installation shall meet all applicable code requirements and regulations.
9. Tenant shall provide identification stickers and/or signs for all installed pipes. Identification stickers shall
indicate pipe use and must be installed at no more than 30 feet apart.
10. Tenant shall provide reduced pressure backflow preventers.
11. Tenant must jet plumbing lines after construction and clean ducts (TT to provide a CD showing before and
after shots of duct.)
12. CPVC/ PVC products resist attack from a wide range of chemicals that are corrosive to metallic piping.
CPVC products can however be damaged by contact with chemicals found in some construction and
ancillary products such as thread sealants, anti-freeze solutions, fire stop materials, etc. It is important to
verify the compatibility of materials that come in contact with the CPVC/ PVC systems prior to use to ensure
long term performance.
A. New Construction
•
Retail and food Tenants
o All underground piping for sanitary waste and grease waste lines shall be PVC when code
permits
o All waste piping when exposed in return air plenum shall be cast iron or fire wrapped PVC
when code permits
o All waste piping enclosed in 5/8 inch drywall shall be PVC when code permits.
B. Existing construction
•
Retail and food Tenants – when existing waste piping is exposed in a second level ceiling of
shopping center or existing waste piping on grade is being replaced the following requirements shall
be met.
o All underground piping for sanitary waste and grease waste lines shall be PVC when code
permits .
o All waste piping when exposed in return air plenum shall be cast iron or fire wrapped PVC
when code permits.
o All waste piping enclosed in 5/8 inch type X drywall shall be PVC when code permits.
•
Food tenants renovating in an existing location shall camera the interior of all sanitary waste and
grease waste piping within their leased area to replace or correct deficiencies in piping installation
or condition of existing piping. When piping is replaced it shall meet the requirements listed above.
All domestic water piping to be copper piping type L, or per code.
PVC/ CPVC shall not be used for compressed air or gases.
•
•
126
PLUMBING TECHNICAL CRITERIA
•
•
•
•
•
All piping systems expand and contract with changes in temperature. This issue must be addressed
with appropriate system design to prevent damage to the system.
Threading schedule 40 CPVC pipe is not a recommended practice due to insufficient wall thickness.
Thread only schedule 80 or heavier walls.
All solvent-cemented connections in the system must be fully cured properly prior to filling the system
with water.
Pipe must be adequately anchored/ restrained to prevent movement during operation.
Air must be removed from the system to prevent it from being locked in the system when pressure is
applied.
E. Hair & Lint Interceptors.
1. Styling salons shall provide hair and lint interceptors in accordance with code requirements.
F. Garbage Disposal System
1. Tenant shall participate in Landlord's shared waste removal service and pay a pro-rated share of the cost.
Receptacles for Tenant's garbage are provided at various locations in the truck concourse. Tenant's
garbage bags shall be placed in these receptacles and will be collected on a regular basis. Food Court
Tenants: Tenant shall pay a pro-rated share of the cost for the waste removal services, receptacles for
Tenant's rubbish, garbage, and bottles are provided at various locations in truck concourse. Tenant will
place rubbish, wet wastes, and bottles in such receptacles, which will be collected regularly.
2. Landlord shall provide cardboard recycling bins in the truck concourse. Tenants shall separate all
cardboard from other garbage, and dispose of all cardboard in these recycling bins.
MAKAI MARKET & FOOD TENANTS ADDITIONAL PLUMBING CRITERIA
A. Grease Interceptors
1. Restaurants and fast food Tenants shall provide grease interceptors. All grease interceptors shall be located
within the Tenant's premises, unless approved by Landlord. All grease interceptors shall be located
underground, unless approved by Landlord. Interceptors shall be sized and installed in accordance with the
City & County of Honolulu, Department of Environmental Services, plus 30%. Tenant shall submit engineering
calculations and sizing criteria in duplicate to the Landlord's Tenant Construction Coordinator.
2. The Tenant, at their expense, shall maintain all grease and oil interceptors in good working condition, and
shall meet all of the maintenance requirements as set forth by the City of Honolulu, Revised Ordinances.
127
PLUMBING TECHNICAL CRITERIA
Tenant shall provide the Operations Department, via the Tenant Coordinator, proof of obtaining an
Industrial Wastewater Discharge Permit.
3. Tenants who utilize garbage disposals and/or food grinders, must install a solids interceptor prior to the
grease interceptor. Tenant shall submit engineering calculations and sizing criteria in duplicate.
4. Interceptors are to be installed below grade, unless approved in writing by Landlord, at a location
approved by the Landlord. All interceptors shall be rated for vehicular loading when located in parking lot
and engineering drawings must be submitted and approved by the Landlord prior to ordering. Above
grade interceptors shall be installed on a 4" thick concrete pad.
5. Excavation, backfill and installation of the interceptor shall be in compliance with the manufacturers'
recommendations, the governing regulations of the City and County of Honolulu, and the State of Hawaii.
6. Vertical excavation walls shall be shored to prevent erosion and potential collapse due to tidal changes,
soil instability, and variations in bearing loads. Personnel access into excavations is prohibited without
proper shoring.
Shoring shall be designed and installed according to OSHA requirements.
7. Tenant is responsible for evaluating the existing soil conditions and to design accordingly to maintain the
tank at the desired invert and location. Design loads shall include but not be limited to the operating
weight of the interceptor, manholes, attached piping and vehicular loading.
8. On-site coral sand and gravel may be used for backfill material. However, the existing gray lagoonal soil or
soft brown clay, shall not be used as backfill and must be disposed off property at Tenant's expense.
9. Saturated soils removed from the excavation must be contained to prevent liquid runoff onto adjacent
areas.
10. Prior to excavation commencement, the contractor shall submit a detailed plan outlining the following: the
location of stockpiled materials, containment of runoff, dewatering method, and point of dewatering
discharge. Liquid removal via the storm drain system will be considered if the contractor has obtained all
applicable permits and can validate acceptable discharge turbidity levels through regular testing.
Discharge to the sewer system is forbidden.
11. Any existing asphaltic concrete pavements (including roads and walkways) that are removed and/or
damaged by construction activities, shall be repaired or replaced, to the satisfaction of the Landlord.
B. Gas Service
1. Landlord shall provide location for servicing Utility's meters in truck concourse or service corridor adjacent to
loading dock or specific areas.
2. Tenant shall apply and pay for service by Utility, and extension of gas service line from meter to its Premises.
Pipes shall be located in areas and space designated by the Landlord.
3. Gas appliances shall be approved by the American Gas Association and installed with automatic supply
shut-off valves. Automatic shut-off valves shall be activated by fire sensors in hood protection system.
4. The location, installation, and types of all gas equipment and devices shall meet approval of the Building
Department, Fire Department and Landlord. The gas line route, from the Tenant space to the gas meter,
shall be approved by Landlord prior to installation.
128
ELECTRICAL TECHNICAL CRITERIA
The following is a list of minimum design information required to expedite the construction document approval
by Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum
checklist (to be used by Tenant's design consultants) to complete the construction documents. It is the
responsibility of the Tenant's architect and/or engineer to field verify all dimensions, utility locations, and
existing conditions prior to and during construction.
ELECTRICAL DRAWING REQUIREMENTS
·
·
·
·
·
·
·
·
·
·
·
·
·
Provide floor and wall outlet locations.
Provide fans, motors and all electrical equipment (i.e. RTU, VAV box) locations.
Provide phone and POS outlet locations.
Provide lighting fixture layout.
Provide emergency and exit light locations.
Provide circuit designations for electrical powered equipment.
Indicate feeder conduit and wire sizes.
Provide panel arrangement, electrical riser diagrams, transformers, time clocks, etc.
Indicate conduit and wire sizes to HVAC equipment and panels.
Provide a complete electrical panel schedule
Provide an electrical load tabulation sheet
Provide a lighting fixture schedule.
Provide notes and specifications.
RETAIL ELECTRICAL CRITERIA
A. Landlord's Work
Landlord shall furnish and install Main Distribution equipment (including a meter socket), and a conduit from the
Main Distribution equipment to within the Tenant's space. The conduit to the Tenant's space has been sized to
be either a 208Y/120 volt or a 480/277 volt (depending on location), 3-phase, 4-wire for a total connected load
equal to the maximum allowable light load per Section B below, plus a reasonable amount for miscellaneous
equipment.
B. Maximum Loads
1. Loads shall meet the Energy Codes.
2. For non-food tenants, lighting = 3 watts/sf maximum at sales area and 1 watt/sf at stock rooms. Non-food
tenants will be provided with a maximum of 24 watts/sf, including lighting and air conditioning. Where
additional wattage is desired, and power is available, Tenant may request such service pending Landlord
approval. Tenant shall supply all engineering calculations and drawings for review and shall be responsible
for any additional costs (including reviews and approvals from Landlord consultants, and any cost due to
the installation of the new service).
3. The minimum size tenant electrical service in the EWA Expansion shall be 70 amps with a minimum #6
feeder, or larger if required for voltage drop.
C. Tenant Work
Tenant, at its cost, shall provide all work including but not be limited to, furnishing and installing the following
electrical equipment and services in the Premises in accordance with all governing codes.
1. Tenant shall contract with local utility company for meter installation and service. Height of new and
existing electrical meters shall comply with Hawaiian Electric Company (HECo) standards. Tenant shall
129
ELECTRICAL TECHNICAL CRITERIA
provide and maintain a permanent label at the meter socket and the main service disconnect with the
Tenant space number.
2. Tenant shall provide and install feeder conductors within Landlord's service conduit. Tenant shall provide
circuit breaker at the main distribution panel.
3. Tenant shall provide and install feeder to Tenant's heat pump unit. Feeder shall be served from a fused
disconnect switch adjacent to Tenant's panel.
4. Tenant shall furnish and install all distribution equipment including:
a. Panelboard(s) with twenty percent (20%) additional space capacity, transformers, conduits and branch
wiring, outlet boxes, and final connection to electrical devices including equipment necessary to
provide a complete and operating system.
b. Panel board schedules labeling all circuits.
c. Lighting fixtures, time clocks and signs.
d. Security equipment with conduit and outlets if desired.
e. Exit lights and emergency lighting as required by local codes and ordinances.
f. ADA compliant fire alarm system with a minimum of one manual pullstation at service door, audio/visual
devices, smoke detectors in storage rooms, and fire sprinkler flow and tamper monitor modules. If
required, provide hood monitoring and duct detectors(s). Provide fire alarm riser diagram including
accurate device quantities.
g. Emergency lighting circuits must be on a dedicated breaker. B reaker locks must be installed on the
emergency lighting breaker and the fire alarm breaker.
5. Totally enclosed, highly illuminated show windows must be ventilated by means of a positive air supply
and/or exhaust. Such exhaust system may discharge into false ceiling space, if and at such locations as
approved by Landlord.
6. Electrical Material Standards for Tenant Premises
a. Electrical materials shall be new, shall meet National Electrical Code Standards, shall bear the
Underwriters Laboratories label, and shall be compatible with the general architectural design.
b. All transformers shall be the dry type with low sound levels Class H, rated K-13 or better.
c. All conductors shall be copper with color coded insulation. Feeders and branch circuit wiring in
locations requiring insulation above 60 degree C shall be THW, THWN or better. Branch circuit
conductors shall not be smaller than No. 12AWG. Communication, signal and control wiring shall be
sized in accordance with the equipment manufacturer's recommendations.
d. Panelboards shall be 208/120 volt, 3-phase, 4-wire, solid neutral. Cabinets shall be constructed of code
gauge sheet steel, with hinged steel doors and trim.
e. Lighting fixtures shall bear Underwriters Laboratories label. Exposed lamps are not allowed except in
special decorative applications as approved by the Landlord.
f. Electric motors shall be designed to meet the latest NEMA (high efficiency) standards. Motors rated
above 1/2 horsepower shall be 3-phase.
h. Branch circuit breakers shall be rated at 10,000 AIC minimum at 208/120 volts. Bus bracing and AIC
rating shall be greater than fault current value at point of application.
i. Ballasts shall be energy saving, electronic type.
j. Conduit shall be rigid, metallic EMT, or flexible steel.
k. Devices shall be specification grade.
l. All conductors shall be terminated in proper terminals and shall be in conduit.
m. Panelboard bussing shall be copper or plated aluminum.
7. Tenant shall provide a one-line diagram with HECo meter number, if existing meter is being re-used.
130
ELECTRICAL TECHNICAL CRITERIA
8. Tenant shall provide an electrical site plan showing the location of the existing or new HECo meter relative
to the Tenant space.
9. Tenant shall provide an engraved name plate or a plastic "plastivalve" tag labeled with the Tenant's space
number attached to HECo's meter.
10. Drawings shall bear the stamp and signature of a Hawaii licensed professional engineer on all sheets. A
"Hawaii State Model Energy Code" signature block shall also bear the licensed engineer stamp and
signature. Lighting load requirements will be enforced.
11. Remote storerooms shall have their own electrical panel and meter. Under no circumstances shall a remote
storeroom be connected to the Tenant's retail panel and/or meter. Where existing, Tenant shall, at their
expense, separate power between the retail and remote storeroom and shall install a new panel and
meter specifically for the storeroom.
MAKAI MARKET & FOOD TENANTS ELECTRICAL CRITERIA
A. Landlord's Work
Landlord shall furnish and install Main Distribution equipment (including a meter socket), and a conduit from the
Main Distribution equipment to within the Tenant's space. The conduit to the Tenant's space has been sized to
be either a 208Y/120 volt or a 480/277 volt (depending on location), 3-phase, 4-wire for a total connected load
equal to the maximum allowable light load per Section B below, plus a reasonable amount for miscellaneous
equipment.
B. Maximum Loads
1. Loads shall meet the Energy Code.
2. For non-food tenants, lighting = 3 watts/sf maximum at sales area and 1 watt/sf at stock rooms.
Non-food tenants will be provided with a maximum of 24 watts/sf, including lighting and air conditioning.
Where additional wattage is desired, and power is available, Tenant may request such service pending
Landlord approval. T enant shall supply all engineering calculations and drawings for review and shall be
responsible for any additional costs (including reviews and approvals from landlord consultants, and any
cost due to the installation of the new service).
For food service tenants, the maximum total connected load (including lighting and air conditioning)
supplied shall be based on a curve:
Leased Area SF
Watts/SF
400
79
800
64
1200
52
1600+
49
Where additional wattage is desired, and power is available, Tenant may request such service pending
Landlord approval. Tenant shall be responsible for all costs to attain the additional wattage and any
related expenses.
3. Ovens, grilles, fryers and other heavy duty heating devices in food service shops shall be gas-fired and
hood-exhausted. Heating appliances such as microwaves and heating lamps may be electrical. In
restaurants outside of Makai Market,
4. Tenant's hot water may be gas-fired if desired, however, only where vent may daylight through roof. Hot
water booster heaters may be electrical.
131
ELECTRICAL TECHNICAL CRITERIA
5. The minimum size tenant electrical service in the EWA Expansion shall be 70 amps with a minimum #6
feeder, or larger if required for voltage drop.
132
FIRE / LIFE SAFETY TECHNICAL CRITERIA
The following is a list of minimum design information required to expedite the construction document approval
by Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum
checklist (to be used by Tenant's design consultants) to complete the construction documents. It is the
responsibility of the Tenant's architect and/or engineer to field verify all dimensions, utility locations, and
existing conditions prior to and during construction.
FIRE / LIFE SAFETY DRAWING REQUIREMENTS
·
·
·
·
·
·
·
·
·
·
·
Provide the sprinkler main size and its location.
Provide the branch sizes and layout.
Provide the sprinkler head locations.
Provide the sprinkler head temperature rating.
Provide hydraulic calculations.
Indicate the fire extinguisher locations.
Indicate the heights of ceiling drops.
Provide the emergency lighting locations.
Provide a fire alarm diagram.
Provide the locations of fire alarm devices, panels, etc.
Provide meter number, premise ID number and riser number.
Additional "Food Related Tenant" Responsibilities:
·
·
Hood suppression system and makeup air interfaced with Landlord's fire alarm system.
All food related Tenants shall submit hood suppression drawings to the Local Jurisdiction for approval.
Fire / Life Safety Systems
Fire and life safety systems include but are not limited to fire sprinkler alarms, monitoring devices and other life
safety equipment and its installation.
A. Landlord Work
1. Landlord shall provide a fire sprinkler water supply stub-out from the Landlord's main distribution system.
Tenant shall connect their premises' fire/life safety system to the Center's system. This includes but is not
limited to, monitoring and alarm equipment, and the flow and tamper switches. The flow and tamper
switches monitor the Tenant's control valve that is connected to the Center's alarm system. Tests,
connections, and other fire/life safety equipment that may be required by applicable governmental or
insurance requirements, shall be performed and/or installed at the Tenant's expense. Note: Although
Tenant's system shall be connected to Landlord's system, Tenant shall be responsible for the monitoring of
their system.
B. Tenant Work
1. The Tenant, at his/her expense, shall design and install a complete hydraulic fire sprinkler system within the
Premises. This system shall meet all code requirements for full coverage per NFPA-13, Ordinary Hazard
(Group 2), and other applicable governmental and/or insurance requirements. A density of 0.20 GPM per
square foot over the most remote 1500 sq. ft. shall be provided using 1/2" orifice, 165 d egrees F sprinkler
heads. 250 GPM (100 GPM inside) hose stream allowance shall be added to the calculations.
2. One week prior to construction commencement, and prior to any fire sprinkler work, Tenant shall submit
three (3) sets of fire sprinkler shop drawings for Landlord review and approval. Landlord's insurance
company shall also review the fire sprinkler shop drawings, and Tenant's contractor shall be responsible for
incorporating comments from all parties (Building and Fire Department, Landlord, and Landlord's insurance
company). The fire sprinkler contractor is responsible for procuring the permit for all fire sprinkler work.
133
FIRE / LIFE SAFETY TECHNICAL CRITERIA
3. Background information on the Tenant's proposed fire sprinkler contractor and a list of completed projects
in the State of Hawaii must be submitted for review and written approval by the Landlord.
4. The selected contractor must conform to the requirements set forth by the Center, the National Fire
Protection Association, the current Uniform Fire Code, the Center's insurance, the Honolulu Fire Department
and the project specifications.
5. The Tenant and its Fire Sprinkler contractor must comply with the following Landlord fire sprinkler installation
requirements:
a. Powder/gas actuated fasteners shall not be used to anchor fire sprinkler piping supports. Use tapcons or
equal.
b. Fire sprinkler piping shall not be supported from ducts, conduits, air conditioning piping or
electrical/communications wiring, and shall be attached directly to structural elements and the slab
above (this is an exception for fire sprinkler pipes only!). Contractors shall use tapcons or equal. Seismic
bracing shall be in compliance with NFPA and FM Global requirements (the more stringent shall apply).
c. Hangers for pendant heads shall be positioned as close to the end fitting as possible.
d. Form 2J (above ground test certificate) shall contain all required information. A minimum of 24-hour
notice shall be given to the Landlord prior to the scheduling of the two hour / 200 lb. test. This test shall
be witnessed by the Landlord's representative. The Tenant's contractor shall coordinate with all parties
involved and shall make sure the Landlord's representative is available to witness the test. Landlord
reserves the right to reschedule another 2-hour testing (at Tenant's expense) in the event Landlord is not
properly notified to witness the test.
e. A copy of the system installation construction drawings being used by the fire sprinkler contractor shall
be provided to the Landlord's fire systems coordinator. All construction drawings are to be stamped by
the Fire Department Plans Review, the Building Department and the Hawaii Insurance Bureau. Any
recommendations by the Landlord's insurance carrier must be complied with. The contractor shall
comply with all the General Notes and Specifications listed on the construction drawings. Preliminary
and "As-Builts" will be reviewed/checked by the Landlord for accuracy.
f. If not existing, contractor shall install a separate system control valve with a flow and tamper switch. The
flow and tamper switches shall respond to a dedicated inspector's test/drain for each Tenant. Tamper
and flow will be monitored at the Landlord's alarm panel. A swing check valve unit and 0-300# water
pressure gauge shall be installed at the tenant's control valve manifold. The control valve manifold shall
be labeled with a hydraulic data name plate that will be completely filled out by the installing fire
sprinkler contractor. At no time shall domestic water or air conditioning related equipment be tied into
the fire lines.
g. Each tenant control valve shall have an NFPA 13 type "A" sign installed. The Inspector's Test valve shall
have the Inspector's Test Type signage. Provide blank sign(s) to the Center's Fire Systems Coordinator for
wording.
h. Each tenant shall provide the required amount of spare fire sprinkler head kits. These kits shall contain
the types of fire sprinkler heads found in the Tenant's retail and storage premises, the proper fire sprinkler
wrenches, and the proper three stoppers. The spare kits shall be located in a conspicuous location
within the Tenant's premises, and shall be wall mounted.
i. All fire extinguishers within the Tenant's space shall be certified, tagged and wall mounted in a
conspicuous and accessible location. No locked cabinets are allowed.
j. The tenant shall provide a Premises schematic floor plan, complete with escape and evacuation routes,
to its employees. This floor plan shall be easily understood, legible, and shall be wall mounted in a
conspicuous location within the tenant's premises.
k. All wall and/or ceiling penetrations for fire system piping shall be caulked and fire stopped to maintain
the assembly's original fire rating.
l. Tenant shall provide sprinkler coverage at exit door niches and storefront entrance alcoves.
m. No combustible materials are allowed above the Tenant's ceiling.
n. Tenant shall maintain an 18" minimum clearance between ceiling sprinklers and stock, merchandise
and/or displays.
o. All storage decks and mezzanines shall be fully fire-sprinklered.
134
FIRE / LIFE SAFETY TECHNICAL CRITERIA
6. Tenant shall provide and install a Simplex or Simplex compatible Fire Alarm Panel within the premises. The
panel shall have provisions such that trouble and conditions at the Tenant's premises can be monitored at
the Center's Fire Alarm System. All expenses for connections to the Center's Fire Alarm System shall be the
Tenant's responsibility. All existing non-Simplex systems shall be changed to a Simplex compatible system.
Upon completion of the Fire Sprinkler installation, the Tenant or Tenant's contractor shall notify the Center's
Tenant Construction Coordinator to schedule an "Above Ground" test. The Landlord's Fire and Safety
Coordinator shall be present to witness this test. If the Landlord's representative is not present to witness the
testing, the contractor may be required to re-test at the contractor's expense.
The following items shall be submitted to the Center's Operations Manager no later than thirty (30) days
after the Tenant's construction is complete:
1.
2.
3.
4.
5.
6.
Honolulu City & County Fire Department stamp and approval.
Honolulu City & County Board of Water Supply stamp and approval.
Honolulu City & County Building Permit.
Honolulu City & County Notice of Plumbing Inspection Certificate.
Above Ground Test Certificate (Form 2-J).
One (1) complete spare sprinkler head kit.
A typical Fire Sprinkler Control valve with Flow & Tamper modules, and a Fire Alarm Terminal Cabinet (FATC)
135
FIRE / LIFE SAFETY TECHNICAL CRITERIA
C. Landlord's Insurance Company's Requirements
1. All Tenant revisions which impact fire protection systems shall conform to the Landlord's Insurance Carrier's
(FM Global) standards and all fire protection plans and calculations (fire sprinkler shop drawings, hydraulic
calculations, product data sheets, etc), shall be reviewed and approved by Landlord's Insurance Carrier
prior to installation. Fire sprinkler shop drawings and calculations shall be submitted to the Operations
Manager, who will in turn submit the information to their Insurance Carrier.
The following are key design considerations:
- The sprinkler systems shall be designed and installed in accordance with FM Global Data Sheet 2-8N.
- Earthquake bracing for the sprinkler systems should be designed and installed in accordance with FM
Global data sheet 2-8.
- Retail area sprinkler systems should be hydraulically calculated to provide 0.15 gpm/sq. ft. over the most
remote 2,500 sq. ft., including a 250 gpm hose stream allowance.
- Sprinkler system design for storage areas with storage occupying an area larger than 200 sq. ft. should
be based on FM Global Data Sheet 8-9.
- All fire protection equipment such as sprinklers, piping, valves, fittings, etc. should be "FM Approved."
- All spaces shall be fire sprinkled at all times. Fire sprinkler shutdowns are allowed during demolition as a
precaution, however, the system shall be turned back on at the end of each work day.
136
FIRE / LIFE SAFETY TECHNICAL CRITERIA
137
FIRE / LIFE SAFETY TECHNICAL CRITERIA
138
FIRE / LIFE SAFETY TECHNICAL CRITERIA
ALL TENANTS (expect Makai Market)
139
FIRE / LIFE SAFETY TECHNICAL CRITERIA
MAKAI MARKET TENANTS
140
TELEPHONE TECHNICAL CRITERIA
The following is a list of minimum design information required to expedite the construction document approval
by Landlord. It is not intended to be a complete listing of all requirements, but should serve as a minimum
checklist (to be used by Tenant's design consultants) to complete the construction documents. It is the
responsibility of the Tenant's architect and/or engineer to field verify all dimensions, utility locations, and
existing conditions prior to and during construction.
TELEPHONE CRITERIA
Landlord shall have no obligation to provide telephone service. Tenant shall independently contact the
telephone company to supply service.
A. Landlord Work
Landlord shall provide space for telephone and communication feeders to the telephone distribution
backboards.
B. Tenant Work
1. Tenant shall obtain service and extensions to and within its Premises from the telephone company.
2. Tenant shall provide conduit and devices required within its Premises.
3. All telephone and alarm wiring outside the Tenant's leased area shall be installed in the shared wire way or
in conduits. Conduit locations are subject to the Landlord's approval. Where a wire way does not exist,
Tenant shall provide and install conduits running from within the Tenant space to the telephone distribution
backboard.
141
CONSTRUCTION RULES & GUIDELINES
The following is a description of procedures to be followed by all Tenant contractors. These procedures are not
intended to be a complete description of all requirements and limitations regarding tenant construction, but
should serve as a guide concerning those items most frequently encountered by tenant contractors. Further,
these construction rules and guidelines are subject to strict compliance while performing any work at Ala
Moana Center. Any deviation from these instructions must receive prior written approval from Landlord’s
Operations Manager. Non-conformance involving safety or disruptions to business on the property is cause for
immediate shut down of work until the infraction is resolved to the satisfaction of Landlord. Tenant shall use only
new, first-class materials in completion of Tenant’s work. All work and equipment shall be warranted for a
minimum of one (1) year from Date of Substantial Completion.
GENERAL REQUIREMENTS
A. Safety Laws
•
•
•
•
The Tenant and contractor shall strictly conform to all federal, state and county safety laws. The general
contractor shall take full responsibility, for his/her subcontractors and material suppliers, for compliance of
all safety laws.
The contractor shall take every precaution to protect the public from dangerous operations.
In the event pedestrian or vehicular traffic is affected by barricades, provisions for safe passage of
pedestrians and vehicles shall be provided. Such provisions shall include, but not be limited to, adequate
signs, flagmen, and/or police officers.
Any safety violation shall be subject to immediate shutdown of all work.
B. Approved Plans
•
•
A set of approved Building Department drawings, as well as a set of Landlord approved drawings must be
at the jobsite at all times.
All construction shall be according to the approved plans and specifications. All changes must receive the
prior approval of Landlord, in writing.
C. Permits and Codes
•
•
The contractor shall obtain and properly display all necessary building and other permits, on the inside of
the barricaded area.
Construction shall comply in all respects with applicable federal, state and city and county statues,
ordinances, regulations, laws and codes. Such regulatory compliance shall include the Americans With
Disabilities Act (ADA) requirements.
D. License Requirement
•
•
•
The General Contractor of the project shall be licensed to do work in the State of Hawaii.
The use of unlicensed contractors and sub-contractors is strictly prohibited.
The contractor shall supply copies of the licenses of all contractors and subcontractors performing work at
the Center to the Tenant Coordinator, prior to commencement of work.
E. Labor Disputes
•
Work performed by Tenant or T enant's contractor shall be performed so as to avoid a labor dispute. I f
there is a labor dispute, Tenant shall immediately undertake whatever action may be necessary to
eliminate the dispute including, but not limited to, (i) removing all disputants from the job site until the labor
dispute is over, (ii) seeking an injunction in the event of a breach of contract action between Tenant and
Tenant's contractor and (iii) filing appropriate unfair labor practice charges in the event of a union
jurisdictional dispute. If, during the period of initial construction of the Premises, any of Tenant's employees,
142
CONSTRUCTION RULES & GUIDELINES
agents or contractors strike, or if picket lines or boycotts or other visible activities objectionable to Landlord
are conducted or c arried out against Tenant or it s employees, agents or c ontractors, Tenant shall
immediately close the Premises and remove all employees until the dispute giving rise to the strike, picket
line, boycott or objectionable activity has been settled to Landlord's satisfaction. Additionally, the Center
will provide Tenant with a list of contractors who have successfully performed work at the Center without
causing labor disputes and worked in harmony with Landlord’s contractors and other contractors at the
Center. (Landlord makes no warranty or representation regarding the quality, timeliness or other aspects of
the work performed by contractors on the list, and it shall be Tenant’s responsibility to investigate the
same.)
•
Tenant agrees that it will not, at any time prior to or during this Lease, including the period of the
performance of Tenant's Work, either directly or indirectly employ or permit the employment of any
contractor, or use any materials in the Premises, if the use of the contractor or the materials would, in
Landlord's sole opinion, violate the Landlord’s standards, the provisions of this Lease, or the rules and
regulations of the Center, or create a difficulty, strike or jurisdictional dispute with other contractors
engaged by Tenant or Landlord or others, or would in any way disturb the construction, maintenance or
operation of the Center. I f any interference or conflict occurs, Tenant, upon demand by Landlord, shall
cause all materials, or all contractors, his equipment, his employees, and/or his agents, causing the
interference, difficulty or conflict, to leave or be removed from the Center immediately.
F. Barricade & Graphics
•
•
•
•
•
During the renovation and remodeling of Tenant’s Premises, a barricade shall be constructed fronting the
Premises for safety and security. Such barricade shall be constructed by Landlord, unless specified
otherwise by Landlord in writing. Tenant will reimburse Landlord for Landlord’s actual cost of the barricade,
including painting and, if necessary, graphics.
Powder / gas actuated fasteners shall not be used to secure barricade framing. Framing shall be screwed
into the grout joints of the tiled surfaces and patched after removal of the barricade (by Tenant’s
Contractor).
The Barricade becomes the Tenant/Contractor’s responsibility once possession of the space is given, and
the contractor shall be responsible for maintaining the barricade, including graphics, during the
construction period.
The contractor is responsible for immediately patching and painting the barricade if it gets damaged. If the
barricade is not repaired completed within three (3) working days after Tenant/Contractor’s receipt of
Landlord’s written notification of such damage, Landlord shall repair damage at Tenant’s or Contractor’s
expense.
The tenant’s contractor may not cut access panels in the barricade without written approval and security
clearances from the Landlord. In cases where there is no rear door to the barricaded premises, a 3’-0" X 7’0" access door will be provided in the barricade by the Landlord. Access Door shall have a rubber base,
screwed into the bottom of the interior of the door to create a door sweep to prevent dust infiltration to the
common area. Access, however, will be strictly monitored. Delivery of construction material and
equipment and disposal of construction and/or demolition debris shall only be made before and after the
Center’s hours of operation, with Landlord’s written approval, and a security clearance.
143
CONSTRUCTION RULES & GUIDELINES
•
•
•
•
A standard Ala Moana Center barricade is constructed of 3-5/8” metal studs @ 16” on center with one (1)
layer of ½” gypsum board (½” water resistant gypsum board (sheetrock) for bottom 4’-0” only), taped and
mudded with smooth finish, primed and painted with a 6” high continuous black vinyl base. For locations
exposed to the elements, barricades shall be constructed using ½” AC grade plywood in lieu of gypboard.
Anchors shall be located in grout lines of Mall tiles (no powder actuated tools allowed). Construction of the
barricade shall take place after Mall hours (Mall hours are M-F 9:30 a.m. - 9:00 p.m and Sun 10:00 am – 7:00
pm) and completed in three (3) nights.
The barricade shall extend no more than three feet clear beyond the lease line of the premises.
Upon substantial completion of the store construction, and at least 5 days prior to the requested removal
date, the Tenant’s contractor is responsible for the removal and disposal of the storefront barricade,
including any fasteners, and for the repair of any damage to the Landlord areas as a result of this removal.
For example: r efill holes in Landlord’s tile grout, re-waterproofing if required, replace chipped tile(s), and
repair/repaint Landlord’s neutral strips and soffits. Paint color to be provided by Ala Moana’s Operations
Department.
Tenants shall provide their own full body wrap design for the storefront barricade graphics, and shall
provide scaled drawings of their barricade design for review and approval. D rawings shall include the
location of the barricade door, dimensions, and “Around the Corners” on the wing walls (see attached
drawing). T his information must be received in PDF format (only), by the Landlord’s Tenant Coordination
office, a minimum of two (2) weeks prior to the commencement of construction, and the installation shall
be scheduled for 3-4 days after the barricade is completed. The Tenant shall be responsible for all
fabrication and installation costs. S hould the Tenant not submit its barricade graphics by their submittal
date, Landlord will install its standard Ala Moana Center graphics. The cost for the graphics and installation
will be recovered from the Tenant.
144
CONSTRUCTION RULES & GUIDELINES
•
Upon completion of the store construction, the Tenant’s contractor is responsible for the removal and
disposal of the storefront barricade, including any fasteners, and for the repair of any damage to the
Landlord areas as a result of this removal. For example: refill holes in Landlord’s tile grout, re-waterproofing
if required, replace chipped tile(s), and repair/repaint Landlord’s neutral strips and soffits. Paint color to be
provided by Ala Moana’s Operations Department.
G. Maintain and protect AMC tile, especially those within the barricade.
•
•
•
The contractor shall lay pieces of plywood, just inside the barricade, to protect the common area tile.
The contractor shall lay a piece of carpet, just inside the barricade door, for workers to wipe their feet prior
to entering the Mall.
The contractor shall keep all common corridors, walkways, etc. clear, safe and clean at all times.
H. Clean-up and Demolition
•
The contractor shall keep all common corridors, walkways, roadways, etc. clear, safe and clean at all times.
All construction areas, including areas behind barricades which are visible to the public, shall be policed
and cleaned daily by the Contractor, prior to the completion of the day’s work. Any cleaning required by
Center personnel will be charged to the Contractor. All demolition work must be performed after Mall
hours. T he removal of demolition debris and clean-up of the common areas shall be performed prior to
7:00 am each morning. All demolished piping, ductwork, valves, etc. shall be removed from the property at
the Tenant Contractor’s expense. No materials shall be abandoned in place.
I. Planters and Drains
•
•
•
The washing or dumping of sand, dirt, gravel, concrete, drywall mud, paint and construction waste into
planter, wash basins or drains is strictly prohibited. Any damage to planter media, plants, or drains, shall be
immediately corrected by the Contractor at the Contractor’s or Tenant’s expense.
Concrete delivery vehicles and associated delivery equipment such as chutes, pumps, pipes, wheelbarrows
and tools, etc., shall not be washed anywhere on the property.
The contractor and subcontractors shall not clean their equipment on property. Concrete, paint and debris
shall not be discharged into storm and sewer drain lines.
J. Damage
•
Damage to common area or Tenant areas during construction shall be immediately repaired to Landlord
and/or Tenants’ satisfaction. If remedial work is not completed within three (3) working days after
Tenant/Contractor’s receipt of Landlord’s written notification of such damage, Landlord shall repair
damage at Tenant’s or Contractor’s expense.
K. Trash Disposal
•
•
•
•
The contractor shall not throw debris into the Center’s trash receptacles, at any time. Should there be
evidence that the Tenant’s contractor has used AMC’s trash receptacles, AMC will empty and replace the
affected trash receptacle at the Tenant Contractor’s expense.
The contractor shall provide its own trash receptacle. The type, location and placement of the trash
receptacle must receive Landlord’s prior approval.
The contractor shall notify the Operations Manager when this will occur, at least 24 hours in advance in
writing, to get a security clearance.
All tenants and contractors doing work on the property are required to order all dumpsters or open-type
containers through IEM Resources.
145
CONSTRUCTION RULES & GUIDELINES
L. Utilities
•
•
•
The contractor/tenant shall apply for the necessary utility hook-ups, including temporary construction
power, prior to the commencement of construction. The contractor shall not use any electricity or water
from common area sources for construction.
Access to Landlord’s equipment/utility rooms require a 24 hour notice.
The Flow & Tamper shall be installed by the Tenant’s electrician, at Tenant’s expense.
M. After-Hours Work & Security Clearances
•
•
A 24-hour blanket security clearance will be submitted to AMC’s Security. Individual Security Clearances are
not necessary as long as:
• The work is being done completely within the barricaded jobsite and does not create a lot of dust, a
strong smell or loud noises.
• Security Clearances are required when:
• The work or delivery is within common area.
• The work affects other Tenants and Tenant spaces.
• The work requires a shut-down of some utility.
• The work includes welding or soldering.
SECURITY CLEARANCES SHALL BE REQUESTED A MINIMUM OF 24-HOURS PRIOR TO WORK BEING DONE (no
exceptions!)… 48-hours is preferable! In addition, please make note of special conditions where 3-5 days
notice is required (eg. Fire Sprinkler shutdown, Fire Sprinkler Testing, Access to Adjacent Tenant Spaces,
etc).
N. Vehicle Equipment Operation
•
•
•
•
All vehicles operating on the Center’s decks are restricted to 10,000 lbs. GVW. The operating speed within
the Center is restricted to 5 MPH for heavy vehicles on the decks.
If the truck weight is questionable (meaning it appears to be close to or over the 10,000 GVW limit), only
trucks with posted GVWs on the truck will be allowed on the Center’s parking deck. Exceptions may be
made if a truck registration and a work order is produced, and the total weight is less than 10,000 GVW. The
work order must have, in writing, the weight of the materials being delivered. If the total weight of the truck
and the materials exceed the limit and/or the truck driver cannot produce written proof of the total weight,
Security shall have the right to deny access onto the parking deck.
When requesting Security Clearances for deliveries via the Center’s parking deck, a copy of the truck’s
registration must be faxed or e-mailed to the Operations Manager at the time of request.
The operation of any vehicle on the sidewalk, mall or tiled areas is strictly prohibited.
O. Parking
•
•
The contractor and his/her subcontractors shall park in stalls along the perimeter of the Center and in the
Coral level parking lot only.
The contractor shall place an 8 ½” x 11" sign on his/her dashboard which states“Tenant Construction for
Tenant Name” Security will tow!
P. Deliveries
•
The delivery and /or storage of containers, equipment and oversized material, etc., shall be done before or
after Center hours, and shall be coordinated with the Tenant Construction Coordinator. The contractor shall
notify the Tenant Construction Coordinator when this will occur, at least 24 hours in advance in writing, to
get a security clearance.
• No unauthorized deliveries will be allowed during Mall hours.
146
CONSTRUCTION RULES & GUIDELINES
• If the delivery is within the truck concourse, the truck driver will be required to provide Security with a
work order, company identification and a driver’s license.
• The Center’s parking lot or common area shall not be used by the Contractor for storage of materials
without prior approval.
Q. Hot Work Notification
•
Welding, cutting and the use of open flame torches shall comply with NFPA-1, Chapter 34, Welding, Cutting
and use of Torches and NFPA-51B, Standard for Fire Prevention in Use of Cutting and Welding Processes. The
contractor shall apply, at the Tenant Coordination office, for a Hot Work Permit, a minimum of twenty-four
(24) hours prior to any open flame work. The contractor must obtain a Hot Work Permit prior to any hot work
being performed.
R. Modifications to Existing Facilities
•
Any modification to Landlord’s existing facilities or building must receive the written approval of Landlord.
Landlord reserves the right to perform on behalf of the Tenant, subject to reimbursement by Tenant, any of
Tenant’s work which Landlord determines it should perform.
S. Roofs
•
All work requiring access or taking place on the Center’s roofs or involving the penetration of the roof
system shall require protection of the roof system, and Landlord’s prior written approval.
•
All roof work and roofing contractors need to be approved by Ala Moana Center’s Operations Department,
prior to any work being done. Certain roofs are still under warranty and require the use of Landlord’s
contractor.
T. Start-up and Testing
•
Ample time to notify affected Tenants, shall be given to the Landlord, prior to any start-up and testing of the
A/C, Fire Sprinkler System and/or Fire Alarm System.
•
Air Conditioning
• Contractor shall notify the Tenant Coordinator when the A/C work will commence.
• All changes, additions or replacement of air conditioning equipment or water-cooled
refrigeration shall be approved by the Landlord prior to installation.
• The A/C start-up requires a 3 day notification, and a minimum of 3-4 qualified workers must be at
the site, at the time of the start up, to handle any emergencies.
•
Fire Sprinkler System
• Fire Sprinkler shop drawings must be submitted and approved prior to any installation.
• Any request for a shutdown of the fire sprinkler system(s), dry and/or wet standpipe(s), kitchen
hood system(s) and fire hydrant (s) must be submitted in writing no less than five (5) working
days prior to the requested shutdown date, and must be approved by Landlord.
• AMC will issue a Permit Tag, and the Tenant Contractor shall pick it up the day before the
shutdown date.
Please note, if the shutdown is on a weekend or holiday, the tag must be picked-up on the last
weekday prior to the shutdown.
• A Permit Tag shall be attached to the system control valve that is being closed. Following the
shutdown, the Contractor shall return the system to its normal operational position and shall
verify with Security Control that any fire alarm monitoring of the valve is no longer activated. The
contractor shall notify Security by calling Security Dispatch at 942-2944.
147
CONSTRUCTION RULES & GUIDELINES
•
•
•
If not already installed, the Tenant’s electrician shall, at Tenant’s expense, install the flow and
tamper.
Contractor shall contact the Operations Manager a minimum of 3 days prior to conducting the
“Above Ground Testing.” A GGP representative shall be present to witness this test.
Fire Alarm System
• All requests for installation, repairs and/or testing of a fire alarm system must be submitted in
writing, at least five (5) working days prior to the requested date, and must be approved by the
Landlord.
U. Access to Adjacent Tenant Spaces
•
•
•
All access shall be coordinated through the Operations Manager. Under no circumstances shall the
contractor coordinate directly with the Tenant.
All access requests shall be made a minimum of 4-5 days in advance, and shall be scheduled at the
convenience of the Tenant involved.
Security and/or employee wages incurred due to the scheduled work shall be the responsibility of the
General Contractor, and the affected Tenants will bill the contractor directly. The General Contractor shall
provide all billing information to the store manager prior to work being done. The Tenant’s Contractor will
be responsible for any claims for damage to the affected Tenant’s Premises and/or merchandise.
V. Excessive Noise
•
•
Excessive noise, vibration, or other nuisances caused by construction activity are prohibited during Center
store hours. The contractor shall be responsible for obtaining noise permits as necessary.
If a complaint is received from neighboring Tenants during Center store hours, the contractor will be asked
to stop that particular work and reschedule work for after Center hours.
W. Dust Control
•
•
The contractor shall be responsible for the control of dust generated by work being performed.
If the contractor continues without proper dust control, Landlord shall shut down the work until the situation
is corrected.
X. Air Pollution
•
•
•
Abundant fresh air ventilation and exhaust shall be provided when Contractor’s work produces or creates
irritating and/or nauseating odors.
In the case of strong odors which cause irritation and nausea to neighboring Tenants, Landlord has the right
to request MSDS sheets from the contractor, and to stop work until the problem is resolved.
The contractor shall immediately provide fans for the affected Tenant spaces.
Y. Smoking
•
•
Smoking is prohibited within the barricaded job site, Tenant areas, service corridors, elevators, enclosed
stairwells, loading docks and rooftops.
Anyone caught smoking within the barricaded area will be asked to leave the premises for the day. If these
incidences reoccur, stronger measures shall be enforced.
Z. Alcoholic Beverages and Illegal Drugs
148
CONSTRUCTION RULES & GUIDELINES
•
Alcoholic beverages and/or illegal drugs shall not be consumed nor possessed in or about the job site, or
anywhere on the Center’s property. If anyone is caught violating this rule, Honolulu Police Department
(HPD) will be called and the violator(s) will be permanently removed from the project.
AA. Powder/Gas Actuated Fasteners
•
The use of powder/gas actuated tools to “shoot” anchors into concrete slabs is prohibited. Contractors shall
use Tap-Cons or equal.
BB. Ceilings/Duct Work/Utilities above Ceiling
•
Under no circumstances shall support wires or any other attachments be fastened to the metal roof deck
above. All attachments shall be fastened directly to structural beams and purlins or a unistrut system.
CC. Demising Walls
•
The contractor shall survey all existing demising walls for holes and penetrations, and shall patch and fire
stop where required to maintain a 1-hour rating. Where not previously done, Tenant/Tenant’s Contractor
shall provide the metal studs and the demising walls to structure above. The contractor shall call the Tenant
Coordinator for a walkthrough of the demising walls prior to installing ceiling tiles.
•
The contractor shall install Landlord’s required firestopping system at all demising walls where non metallic
piping systems have been installed (existing or new). The local distributor for this firestopping system is
Acutron. Please be advised, no other firestopping system will be accepted.
DD. Access to Roofs and Protection of Roofs, and Interstitial Access
•
•
•
•
•
All roof access shall be authorized by the Tenant Construction Coordinator. Any unauthorized roof or
electrical room access shall be grounds for issuance of a common area citation.
Once access to the roof or electrical room is granted by AMC Security, the door/hatch shall remain closed
at all times. Roof access doors or hatches must be kept closed to prevent unauthorized access to these
restricted areas.
All work involving the penetration of the roof system, shall require Landlord’s prior written approval.
The roof shall be protected with plywood or equal for all walkways and work areas. All scaffolding erected
on the roof shall include pad protection. Any damage to the roof shall be immediately reported to the
Landlord and repairs made within 3 working days. If repairs are not made within timeframe above, Landlord
shall have the right to do the repairs and charge it back to the Tenant.
All debris shall be removed daily from the roof. Proper protection to preclude material from blowing or
falling off the roof shall be provided.
EE. Fire Extinguishers
•
•
The contractor shall provide certified and updated fire extinguisher(s) to be visible and accessible. The
contractor will be responsible for training employees in the proper use of fire extinguishers.
The tenant’s contractor shall comply with NFPA-1 Chapter 34, Sec. 34-2 and NFPA-51B as such information
relates to welding, soldering, brazing and open flame.
149
CONSTRUCTION RULES & GUIDELINES
FF. Restroom Facilities
•
The public restrooms are available to contractors during normal business hours. However, for after-hour
work, contractors are to provide their own portable facility. Placement of a portable facility needs prior
approval and shall be coordinated through the Operations Manager.
GG. Barricade Removal
•
•
•
•
The barricade shall be removed the evening prior to store opening. Inspection and approval of the
storefront must be given by the Tenant Construction Coordinator prior to the barricade removal.
Notification of completion of construction and barricade removal must be given at least 3 days in
advance.
The barricade shall be removed after Mall hours.
Immediately after the barricade is removed, the Contractor shall clean, paint and patch the surrounding
surface areas as required, including but not limited to the neutral piers and bulkhead/ceiling fronting the
storefront. If the common area ceiling gets damaged and needs to be repainted, painting shall be of the
entire store frontage, from the leaseline to the outer edge of the Landlord’s ceiling.
HH. Labor Relations
•
The contractor is responsible for maintaining proper relations with the Contractor’s and Sub-Contractor’s
workers. Any labor dispute, picketing, etc. may cause the Landlord to evict the contractor from the
premises until such dispute is settled to the satisfaction of the Landlord.
II. Violation of These Instructions
•
•
Any violation of these instructions shall give Landlord the right to stop all work until the deficiency is
corrected.
Any special request for deviation from these guidelines are subject to approval by the Landlord, in advance
and in writing.
JJ. Project Coordination
•
•
•
The Landlord’s Tenant Construction Coordinator is the official coordinator of the Tenant’s scheduling of
work, utility support, security notifications, utility outages, fire system tie-in work, arrangement for
acceptance inspection and any questions related to the Landlord’s requirements. Only in emergency
situations and after mall operating hours should the Center’s Security Dispatcher be contacted directly by
either the Tenant or their contractor.
Any delays in the completion of the Premises or the commencement of the lease term and any damage to
any work caused by Tenant’s contractor shall be at the sole cost and expense of the Tenant.
Access to other Tenant spaces as required for completion of Tenant Construction, shall be coordinated
through the Landlord’s Tenant Construction Coordinator. The Tenant / Tenant’s Consultants / Tenant’s
Contractor(s) shall not, under any circumstances, communicate directly with other Tenant’s without the
Landlord’s knowledge or approval.
KK. Compliance
•
The Tenant shall also assure that its contractor(s) and subcontractor(s) comply with all applicable work
schedules and other performance restrictions noted in this Criteria Manual and the Lease. If any of Tenant’s
contractors violate the Landlord’s standards, the provisions of the Lease or the rules and regulations of the
Center, or become involved in a labor dispute which is disruptive to the harmony of the Center, Landlord
150
CONSTRUCTION RULES & GUIDELINES
may order the Tenant’s contractor to cease work, and to remove him/herself, his/her equipment and
his/her employees from the Landlord’s property at the contractor’s expense.
PREPARATION FOR CONSTRUCTION
A. Contractor Approval Process
•
•
•
•
•
•
•
•
•
All contractors engaged by the Tenant shall be bondable, licensed in the State of Hawaii, possess good
labor relations and be capable of performing quality work. The use of unlicensed
contractors/subcontractors is strictly prohibited.
It is understood and agreed that the Tenant’s contractor shall perform said work in a manner and at times
which cause the least practical interference with the customers and other tenants of the Center.
The Tenant’s contractor/subcontractors must be approved by Landlord. Upon receipt of the items listed
below, Landlord shall issue a letter giving the Tenant’s contractor permission to commence with demolition
or construction.
A list of every contractor and subcontractor involved in any manner with the Tenant’s space, listing their
legal names, license numbers, addresses and phone numbers, shall be given to the Tenant Construction
Coordinator prior to commencement of work.
A construction schedule including the actual commencement date of construction and the estimated
completion dates of the construction work, fixturing work and projected opening date shall be submitted to
the Operations Manager.
Evidence of insurance as called for in Section B below, shall be submitted to the Tenant Coordinator prior to
commencement of work. The Tenant’s contractor(s) will not be permitted to commence any work until all
required insurance has been obtained and certificates have been received by Landlord.
The Tenant’s contractor shall submit a 100% Performance and Labor and Material Payment Bonds naming
Landlord and such third parties as Landlord may direct as obligees.
The Tenant’s contractor shall submit a copy of the Building Permit for all of the Tenant’s work within the
Premises, and other evidence, as called for in the Lease, that all other governmental permits and licenses
have been obtained. The building permit shall be properly displayed at job site.
Tenant shall cause its contractor to deposit with Landlord, without liability for interest, the sum of $5,000 prior
to the start of construction. The deposit may be applied by Landlord toward any costs incurred by Landlord
to repair any damage to the Center or L andlord’s property and to complete any part of Tenant’s work
which Tenant fails to complete within the time periods required by the Lease and any fines incurred by the
Tenant’s contractor or sub-contractors due to a violation of the Common Area Rules.
B. Insurance, Indemnity and Bonds
The Tenant shall secure, pay for and maintain or cause its contractors to secure, pay for and maintain during
construction on the Premises the following insurance in the following amounts which shall be endorsed on
all policies to include Landlord and Landlord’s Affiliates as additional insured parties, and which shall
provide in all policies that Landlord shall be given thirty (30) days prior notice of any alteration or
termination of coverage:
• Workmen’s Compensation, as required by state law, and including Employer’s Liability insurance, with a limit
of not less than $100,000 and any insurance required by any employee benefit acts or other statues
applicable where the work is to be performed as will protect the contractor and subcontractors from any
and all liability under the aforementioned laws.
• Commercial General Liability Insurance (including coverage for liability caused by the fault of Tenant,
products-completed operations liability, contractual liability, personal and advertising injuries and coverage
for the contractual liability assumed by Tenant under this Lease), including waiver of subrogation, in an
amount not less than $1,000,000 for any one occurrence whether involving bodily injury liability (or death
resulting therefrom) or property damage liability or a combination thereof with an aggregate limit of
$3,000,000. Medical payments shall be provided with limits of not less than $1,000 per personal and $10,000
per occurrence. Such insurance shall provide for explosion, collapse and underground coverage. Such
insurance shall insure Tenant’s general contractor against any and all claims for bodily injury, including
151
CONSTRUCTION RULES & GUIDELINES
•
death resulting therefrom and damage to or destruction of property, including damage or destruction from
fire and related perils of any kind whatsoever and to whomever belonging and arising from his operations
under the Contract and whether such operations are performed by Tenant’s general contractor,
subcontractor or any of their subcontractors, or by anyone directly or indirectly employed by any of them.
Comprehensive Automobile Accident Liability Insurance, including the ownership, maintenance and
operation of the automotive equipment, owned, hired and not-owned in the following amounts:
•
•
•
Bodily injury, each person $1,000,000
Bodily injury, each occurrence $3,000,000
Property Damage Liability $1,000,000
Such insurance shall insure the general contractor and/or subcontractors against any and all claims for
bodily injury, including death resulting therefrom and damage to the property of others cause by accident
and arising from his operations under the Contract whether such operations are performed by the general
contractor, subcontractors or any of their subcontractors or by anyone directly or indirectly employed by
any of them.
•
Tenant’s Protective Liability Insurance: Tenant shall provide Owner’s Protective Liability Insurance as will
insure Tenant against any and all liability to third parties for damages because of bodily injury (or death
arising therefrom) and property damage liable or others or a combination thereof which may arise from
work in connection with the Premises, and any of the liability for damages which the general contractor
and/or subcontractors are required to insure under any provisions herein. Said insurance shall be provided
in minimum amounts as follows:
•
•
•
•
•
Bodily injury, each person $1,000,000
Bodily injury, each occurrence $3,000,000
Property Damage, each occurrence $1,000,000
Property Damage, Aggregate $3,000,000
Tenant’s Builders’ Risk Insurance - Completed Value Builders’ Risk Material Damage Insurance Coverage:
Tenant shall provide an “All Physical Loss” Builders’ Risk Insurance policy on the work to be performed for
Tenant in the Premises as it relates to the building within which the Premises is located. The policy shall
include as insureds the Tenant, its contractor and subcontractors and the Landlord, as their interests may
appear. The amount of insurance to be provided shall be 100% of the replacement cost of the work to be
performed for Tenant.
• Additional Insureds: Please ask the Operations Manager for the latest list of Additional Insureds.
• Indemnity: Notwithstanding such insurance as herein provided, Tenant shall and does hereby
indemnify and hold Landlord and Landlord’s Affiliates harmless from and against any and all claims,
demands, suits and causes of action for injury to persons or for death and for damages to property,
including property of Landlord and Landlord’s Affiliates, arising out of or in any way connected with
the construction and installation by Tenant of improvements required hereunder.
C. Pre-Bid Meeting
The Tenant’s Architect or designated coordinator shall contact Landlord’s Tenant Construction Coordinator to
schedule a specific time when all bidding contractors and sub-contractors will be allowed to visit and survey
the jobsite. A minimum of 3-4 days notice shall be given to allow for coordination with the existing Tenants.
Once the pre-bid meeting is set and held, Tenant’s bidding contractors and sub-contractors shall not re-visit the
site without Landlord approval. Only one pre-bid meeting will be allowed.
152
CONSTRUCTION RULES & GUIDELINES
D. Pre-Construction Meeting
Tenant’s selected contractor shall schedule a pre-construction meeting with Landlord’s Tenant Coordinator to
be held at the jobsite. Tenant construction work is not permitted to commence prior to the pre-construction
meeting. The General Contractor and all subcontractors shall be present at this meeting.
E. Tenant Move-in Instructions
At least one week prior to moving into the Premises, the Tenant shall contact the Operations manager to
arrange an orderly move in. I t is the Tenant’s responsibility to provide its own trash receptacles for the initial
stocking and merchandising.
Any deliveries of containers containing merchandise or the delivery of merchandise from the container to the
premises must be performed before or after Mall hours. At no time shall the Tenant stock merchandise in the
Landlord’s common areas including the parking areas, loading docks, service corridors, and concourses.
The Landlord will not be responsible for the Security of any containers and merchandise parked or stored on Ala
Moana Center property.
FINAL ACCEPTANCE
A. Landlord’s Inspection
The Premises may be inspected periodically by Landlord for compliance with Landlords requirements as set
forth in this Lease and in accordance with Landlord approved Working Drawings. Any unauthorized
construction or work not acceptable to Landlord or any governmental agency having jurisdiction over the work
shall be corrected at Tenant’s sole expense.
B. Punchlist
Upon the completion of any work on the Premises, the Landlord’s representative, Tenant’s representative and
Tenant’s contractor will meet, conduct a final inspection and prepare a “punchlist” which will enumerate any
areas of construction, fixturing or merchandising that are not in accordance with Tenant’s “Landlord
Approved” drawings or Lease. A copy of the “Landlord’s Punchlist” will be faxed and mailed to the Tenant. The
Tenant shall correct all deficiencies immediately upon identification if they pose a safety hazard. All other
deficiencies shall be corrected within ten (10) working days unless approved otherwise in writing by Landlord.
C. Landlord’s Certificate of Acceptance
Upon the acceptance of Tenant’s construction, fixturing and Punchlist work, Tenant or its agent will secure a
Certificate of Acceptance of said Premises by Landlord. The securing of such a Certificate shall be contingent
upon all of the following:
•
•
•
The satisfactory completion by Tenant of the work to be performed by Tenant under this Tenant Manual,
including all “Punchlist” items. Tenant shall give notification of such completion accompanied by the
certification of Tenant’s architect that the work in place conforms in all respects to the Working Drawings
and Specifications therefore approved.
Tenant shall submit to Landlord a detailed breakdown of Tenant’s final and total construction costs,
together with receipted evidence showing payment thereof satisfactory to Landlord, and accompanied by
lien subordination agreements (as described in Section 11.02(g) of the Lease).
Tenant shall submit to Landlord warranties for not less than one (1) year against defects in workmanship
materials and equipment satisfactory to Landlord and extended warranties where applicable.
153
CONSTRUCTION RULES & GUIDELINES
Tenant shall submit a copy of the “Notice of Completion” that has been filed in the Office of the
Clerk on the First Circuit Court, State of Hawaii, after construction has been completed.
• Tenant shall submit one set of the Tenant’s architectural/ engineering design analysis and the design
computations related to structural, civil, electrical and mechanical construction performed under
this Lease.
• Upon completion of construction of all Tenant’s work in the Premises, the Tenant shall file with the
Landlord one (1) set of “as built” drawings in PDF format. Tenant shall submit one set reflecting ALL
“As-Built” conditions and having all official approval stamps of the applicable professional
engineer(s). In addition, Tenant shall submit a full set of as-builts in electronic format.
Tenant shall submit to Landlord a copy of Form 2J (Above Ground Test Certificate), a spare sprinkler head
kit with all of its contents, a copy of the Honolulu City & County Notice of Plumbing Inspection Certificate,
and copies of drawings with stamps and approvals from the following Honolulu City & County Departments:
Fire, Board of Water, and Building.
Tenant shall submit to Landlord a copy of their Test and Balance Report. This report shall be prepared by an
independent NEBB or AABC certified contractor.
•
•
•
Completion of all the above submissions and compliance requirements shall be done within thirty (30) calendar
days after the performance of final acceptance inspection.
Ala Moana Center during the holidays
154
LANDLORD AND TENANT RESPONSIBILITIES
LANDLORD WORK:
Landlord Work – Existing Spaces:
Landlord shall be obligated to provide the following:
1. Steel studs for demising partitions between adjacent tenant spaces, or concrete block or steel studs with
5/8" type "X" gypsum board on the common area/service corridor side of the demising wall only.
2. Electrical conduit from the distribution panel to nearest wall of the Tenant. Alteration and/or relocation of
conduit(s) shall be Tenant's work.
3. Sanitary waste, vent and domestic water branch lines: Connection and extension of stub-in(s) to Tenant
fixtures shall be Tenant's work. Alteration and/or relocation of stub-in(s) shall be Tenant's work.
4. Existing ventilation system for cooking exhaust hoods and outside air duct for Tenant's make-up air to Tenant
Premises. Extensions and connections and/or installation of new shall be Tenant's work.
5. A bulk main for Tenant's sprinkler system, including a control valve, shall be adjacent to Premises. A fire
alarm network, including sprinkler tamper and flow monitor modules and a fire alarm terminal cabinet
(FATC), shall be located in the common area outside of Tenant's Premises. The tie-in of tamper and flow
monitor modules and the termination of Tenant's fire alarm devices within the FATC shall be coordinated
with Simplex and performed by Tenant.
6. A central condenser water piping system with control valves, shall be installed adjacent to each Tenant's
premises (except in the center court for Upper Mall Level Tenants).
Landlord Work – First Generation EWA Expansion spaces:
Landlord shall be obligated to provide the following:
1. Base Building Shell
a. Floor Slab: Street level – slab on grade
Mall level & Upper Mall level – slab designed for 100lb. live load
b. Demising: 6” metal studs only
c. Storefront Bulkhead Height: Street level – 13’-0”
Mall Level – 15’-8”
Upper Mall Level – 14’-0”
d. Clear Heights: Street level – minimum 13’-0”
Mall Level – minimum 15’-8” (except under Landlord mezzanine – 9’-0”)
Upper Mall Level – minimum 14’-0”
e. Neutral Piers: at storefront lease line as per Landlord Construction Documents
f. Service Door: 3’-0” x 7’-0” hollow metal door and frame
2. HVAC - Central Condenser Water System
a. Pipe: one (1) capped supply and one (1) capped return to condenser water system
b. Rate: Retail – maximum of 3.0 GPM/200sf
Restaurant – maximum of 3.0 GPM/120sf
c. Cooling Tower Outlet Temperature: maximum 85 degrees F
d. Tenant Return Temperature: maximum 95 degrees F
e. Fresh Air: duct centrally located for Tenant connection
f. Toilet exhaust: duct centrally located for Tenant connection
155
LANDLORD AND TENANT RESPONSIBILITIES
3. Electrical
a. Service size: 277/480V, 3phase, 4wire
b. AMPS available: based on 24 watts/sf
c. Conduit: sized based on 24 watts/sf with pull string ONLY
d. Communication: 1” conduit with pull string ONLY from wireway
e. Fire Alarm: Dry contacts in a j-box in the corridor for Tenant connection
4. Plumbing
a. Sanitary Sewer: 4” stub
b. Sanitary Vent: 2” vent branch line
c. Domestic Water: 1” capped connection
d. Restaurant Tenants ONLY:
i. Gas – manifold at Loading Dock
ii. Grease Interceptor – access to shared grease interceptor (as required)
iii. Kitchen Waste – 4” stub (as required)
5. Fire Sprinkler: a water supply control valve with flow and tamper switch
TENANT WORK:
Tenant shall be obligated to provide, without limitation, the following:
1. All Design Drawings, Working Drawings, Shop Drawings, Specifications and Calculations as required in this
Ala Moana Center Tenant Design and Technical Criteria Manual.
2. Construction and finishes within Tenant's Premises, including, but not limited to:
a. Store sign graphics, menu board, dispenser signs and other signs which shall be submitted to the
Landlord for approval. The Tenant shall provide wiring and lighting for the store sign.
b. 5/8" Type "X" gypsum board and other wall finishes over metal studs provided by Landlord, for demising
walls and back side of transom (as applicable) at the leaseline.
c. All ceilings behind leaseline shall be in conformance with Landlord's Tenant Criteria Manual and Exhibit
"C" of the lease, and all Building Code requirements.
d. Screen walls which block the view of customers from back storage and/or food preparation areas.
e. Floor finishes over concrete subfloor, including patching of concrete subfloor as required to provide a
level and even subfloor ready to receive final floor finish. Where concrete subfloor is not provided,
Tenant shall install a concrete slab in conformance to Center standards. Tenant shall submit structural
drawings for review and approval.
f. Extension of sanitary waste, vent system, domestic water and the connections(s) to all Tenant fixtures,
including installation of grease and hair/lint traps or interceptors where applicable.
g. Extension and connection of gas piping from gas meter to gas-fired equipment. Tenant shall also be
responsible to coordinate start up and installation of gas service with the Gas Company.
h. Cooking exhaust hoods shall meet the requirements set forth in the Technical Criteria of this manual,
including a minimum 90% grease extraction hood, with connection to facility common exhaust system
ducts and fire control and alarm connections with Landlord's fans.
i. Hot water tank(s) and insulated piping.
j. Distribution of condenser cooling water supply and return lines (with return pump) within the Tenant
Premises; reducer at Landlord's supply valve by Tenant.
k. Provide air conditioning system and distribute conditioned air within Tenant's Premises.
l. For food tenants, provide ventilation and distribution systems for outside air (make-up air for hood
exhaust system shall avoid pulling conditioned air from the common air). All food preparation
equipment, counters and other trade fixtures shall be by Tenant.
156
LANDLORD AND TENANT RESPONSIBILITIES
m. Auxiliary sanitary facilities, if desired, including exhaust fan/duct and floor drain.
n. Electric wiring from distribution panels to Tenant's Premises, meter base, panelboard, and power and
lighting. (Note: Meter is located in Landlord's distribution center, not in Tenant's space; meter is provided
by the serving utility, with installation and start up of service to be coordinated by Tenant with the
serving utility). Light fixtures located outside of the Lease Line is not permitted without Landlord
approval.
o. Telephone service and other communication wiring devices.
p. All cutting and patching required for Tenant's work. When work is located within Landlord's common
area or other Tenant areas, this work shall be approved and coordinated with Landlord.
q. An automatic Sprinkler System, approved by Landlord. An automatic isolated fire sprinkler system shall
be designed and installed within the Tenant's Premises. Shop drawings shall be submitted to and
approved by Landlord prior to commencement of work. The tie-in of the Tenant's sprinkler system for
tamper/flow monitoring shall be coordinated with Simplex and performed by the Tenant.
r. Simplex Fire Alarm System, approved by Landlord. A fire alarm system, located within Tenant's Premises,
shall be compatible with the Center's Simplex fire alarm system, to meet Building, Fire, and ADA
requirements. The tie-in of the Tenant's fire alarm system for trouble/alarm monitoring shall be performed
by Tenant.
3. Procedural and Administrative Requirements.
a. Tenant shall submit to Landlord for review and approval, drawings and specifications including
electrical, air conditioning/ventilation, structural and plumbing calculations, renderings of storefront,
material/color boards, and graphics for all signage.
b. Tenant shall attain a Building permit prior to the commencement of construction.
c. Tenant shall apply for service from Utilities (serving utilities).
d. Tenant's Contractor shall submit to Landlord, a Contractor's 100% Performance and/or Labor Material
Bond prior to the commencement of construction.
e. Tenant's Contractor shall submit to Landlord, a Certificate of insurance with all required coverage limits
and additional insureds.
f. Tenant's Contractor shall submit to Landlord, a List of Subcontractors, including emergency contact
names and numbers.
g. Tenant's Contractor shall submit to Landlord, a construction cost breakdown for all trades.
h. Tenant's Contractor shall submit to Landlord, a Construction Project Schedule
i. Tenant's Contractor shall submit to Landlord, all Fire Sprinkler Closeout Documents and a spare head kit
(to be mounted on the wall in back area of Tenant Premises).
j. Tenant's Contractor shall file a Final Notice of Completion with the Office of the Clerk of the First Circuit
Court, State of Hawaii, after construction has been completed.
k. Tenant's Contractor and/or architect shall submit to Landlord, one set of stamped "As-Builts" on a
reproducible medium and an electronic copy (tif, jpg, bmp, dwg format), including a copy of the final
Air Balance Test Report.
l. Tenant's Contractor shall guaranteed their work by providing a Warranty to the Tenant. The warranty
shall be for a minimum of one (1) year, against defects in workmanship, materials and equipment.
157
LANDLORD AND TENANT RESPONSIBILITIES
TENANT REIMBURSABLE ITEMS:
A. Tenant Review & Coordination Fees
Tenant shall reimburse Landlord for Tenant Coordination fees and design review activities. This fee shall be
applicable whenever plans are required to be submitted for Landlord's review in connection with a new
buildout, a renovation, or refurbishment required under the Lease.
B. Structural Revisions
All requests to revise Landlord's structural system shall be reviewed and approved by Landlord, at Tenant's
expense. Structural drawings, details and calculations shall be submitted to Landlord for review and approval
prior to the commencement of construction.
C. Mechanical (HVAC and/or Plumbing) or Electrical Revisions
In the event Tenant's store design requires mechanical or electrical revisions, Tenant shall request, in writing,
approval to revise Landlord's system(s). All reviews for proposed revisions shall be performed at Tenant's
expense.
D. Temporary Services
1. Construction Barricades: Landlord shall furnish temporary storefront barricades when and where needed in
Landlord's judgement. Tenant will reimburse Landlord for Landlord's actual cost of the storefront barricade,
including painting and installation of standard Ala Moana Center barricade graphics. Tenant shall be
responsible for maintaining the construction barricade to the Center's standards, from Tenant's established
Date of Possession to store opening. If a damaged barricade is not repaired within two (2) days of the
incident, Landlord shall proceed with the repairs and all costs for the work shall be reimbursed by the
Tenant. The Tenant shall be responsible for demolition and removal of the temporary construction barricade
upon completion of their Tenant Construction. The Tenant shall receive Landlord's approval prior to removal
of the barricade.
2. Power.: Tenant shall be responsible for providing temporary construction power for the completion of their
Tenant Construction.
3. Where not available within Tenant's Premises, Landlord shall assist Tenant in locating temporary electrical
service in areas designated by Landlord. It shall be the Tenant's responsibility to provide and maintain
temporary lines from Landlord's designated service area to the Premises and to distribute this power within
Premises. For providing this service, Tenant shall reimburse Landlord at a rate of four cents ($.04) per square
foot of Premises per month, or a minimum of thirty dollars ($30) per month, whichever is greater. The Tenant
shall be charged for this service during Tenant's construction whether service is used or not.
E. Permanent Services
The Landlord shall provide the following Scope of Work for which the Tenant shall reimburse the Landlord.
1. Blade sign frame, for Tenant's blade sign face plate (where applicable in the Center); Graphics on the face
plate shall be provided and installed by the Tenant. The graphics shall be submitted for Landlord approval
prior to fabrication and installation.
2. Gas valves and meters at Landlord designated distribution point (at common service areas); Piping and
extension from gas meter to Tenant Premises shall be by Tenant and application and coordination of
service with the Gas Company shall be handled by the Tenant.
158
LANDLORD AND TENANT RESPONSIBILITIES
3. Fire sprinkler system control valve assemblies at Landlord designated location (at common service area
near Tenant Premises). The final tie-in of the sprinkler system and flow and tamper switches shall be by
Tenant.
4. Fire alarm terminal cabinet at Landlord designated location (at common service area near Tenant
Premises). The final tie-in shall be by the Tenant. The monitoring of the Tenant's installed fire alarm system for
trouble and alarm shall be by Landlord.
F. Roof Penetrations
All roof penetrations required by the Tenant shall be performed by Landlord's roofing contractor. Tenant shall
request, in writing, approval to penetrate Landlord's roof. All roof layout plans and details shall be reviewed and
approved by the Landlord prior to such request. Upon approval, Tenant shall contact Landlord's required
roofing contractor and coordinate installation and details. All costs shall be at Tenants expense.
Nordstrom Wing in the early morning hours
159
LANDLORD AND TENANT RESPONSIBILITIES
Landlord & Tenant Responsibility Chart for Typical Retail
E – existing L – Landlord T – Tenant
Furnished by
Installed by
STOREFRONT
Entrance - Recessed Door Floor Tile
T
T
Storefront - Common Area Floor Tile along Storefront
T
T
* Bulkhead
E
E
* Neutral Piers
E
E
* Any damages to Common Areas, due to Tenant Construction, shall be repaired and paid for by Tenant.
Furnished by
Installed by
L
L
T
E or T
T
T
T
T
T
T
T
T
T
L
L
T
E or T
T
T
T
T
T
T
T
T
T
Furnished by
Installed by
T
T
T
T
T
T
T
T
T
T
L
T
T
T
T
T
T
T
T
T
T
L
INTERIOR
Demising Wall Studs
Drywall at Demising Walls (Common Area Side)
Drywall at Demising Walls (Tenant Side)
Service Door, Frame & Hardware into Corridors
Relocation of Service Door
Re-keying of service corridor door
Interior Partitions
Toilet Room
Blocking for Hangrods, Shelving, Light Fixtures
Ceilings
Floor Coverings
Wall Finishes
Shelving
HVAC
Make up Air
Roof Top Unit and Thermostat (where applicable)
Distribution Ductwork
Duct Insulation
Diffusers and Grilles
Fresh Air Intake
Show Window Exhaust
Shop Exhaust
Equipment Wiring
Toilet Exhaust Stub-in
Condenser Water Stub-in
160
LANDLORD AND TENANT RESPONSIBILITIES
Furnished by
Installed by
L
T
T
T
T
T
T
L
T
T
T
T
T
T
Furnished by
Installed by
T
T
T
T
T
T
T
T
T
T
T
T
T
T
Furnished by
Installed by
T
T
T
T
T
T
T
T
T
T
Furnished by
Installed by
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
ELECTRICAL, Continued
Conduit to Space
Service Wire
Panelboard
Electrical Outlets
Telephone Conduit
Emergency Lighting
Fire Alarm (within premises & connection to LL's system)
PLUMBING
Water Stub-in
Gas Stub-in
Sanitary Stub-in
Plumbing Fixtures
Water Heater
Pipe Insulation
Floor Drains
SPRINKLER
Tenant Isolated System
Modification to Standard Grid
Fire Extinguishers
Tamper / Flow Monitoring System
Connection to Landlord's Main Distribution Line
MISCELLANEOUS
Center Blade Signs (where applicable)
Concrete Floor Slab (where not existing)
Roof Cuts (by Landlord Required Roofing Contractor)
Roof Permanent Flashing / Patching
Temporary Utilities
Construction Barricade
Barricade Graphics
Waterproofing
Landlord furnished utilities are stubbed to Tenant's premises. Refer to Landlord's base building drawings or
previous Tenant plans for size and approximate location of services.
Tenant shall use the Landlord's Blade Sign Frame Design and provide and install a Landlord approved
Identification Face Plate Insert.
161