P i n e B l u f f, A r k a n s a s
TENANT DESIGN CRITERIA
GENERAL GROWTH PROPERTIES, INC.
35 CENTURY PARK WAY . SALT LAKE CITY . UT . 84115
Table of Contents
Letter of Introduction
Center Address:
Local Utility Agencies
Site Plan
Lease Plan
Tenant Submissions and Permit Requirements
Landlord’s Address for Document Submission
Document Submission
Required Permits and Inspections
Building Code Information
General Requirements
Contractor’s Guidelines
Insurance
Architectural Design Criteria
Landlord Provided Notes Storefront Design Criteria
Control Zone Criteria
Store Interior Design Criteria
Storefront Signage Design Criteria
Food Court Design Criteria
Signage Design Criteria - Food Court
Mechanical Design Criteria
General HVAC Requirements
Electrical Design Criteria
Power Service Design Criteria (All Tenants)
Plumbing Design Criteria
Domestic Water, Sanitary, Vent, Grease and Gas
Roofing Criteria
Structural Criteria
The Pines
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Introduction
Letter
of 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 the maximum expression of a store’s
individual personality and character while maintaining a cohesive design theme throughout the Center.
The criteria herein are not intended to contradict any code requirements that may govern this project. It is the
responsibility of the Tenant’s architect, engineers and contractors to comply with all applicable codes. Any questions concerning the information presented in this manual should be brought to the Tenant Coordinator’s attention
as soon as possible to minimize design revisions.
The Tenant Package, (“Print Package”) consists of:
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Tenant Design Criteria Manual.
Lease Outline Drawing (L.O.D.).
Tenant As-Builts (if available).
Note: This manual is also available on General Growth’s website: www.ggp.com.
Locate the mall name under “Chose your mall.” Click on the “Downloadable Information” button and select the “Tenant Criteria Manual” link.
Please forward all inquiries, requests, submittals, etc. to:
General Growth Properties, Inc.
Attn.: Tenant Coordination Department
110 North Wacker Drive
Chicago, IL 60606
Phone: 312-960-5000
Fax: 312-960-5064
Store Name:___________________________________________ Space No:___________________________
Architectural Firm:__________________________________________________________________________
Contact:___________________________________________________________________________________
Address:___________________________________________________________________________________
__________________________________________________________________________________________
Phone: (____)_________________________ Fax: (____) ____________________________
Email:_____________________________________________________________________________________
The Pines
Project Directory
Center Address:
The Pines
2901 Pines Mall Drive
Pine Bluff, AR 71601
Phone:
Fax:
870-534-2424
870-534-8209
Phone:
Fax:
312-960-5000
312-960-5064
Phone:
870-543-1845
Phone:
501-661-2000
Phone:
870-543-5150
The address of your space is:
Store Name
(Space #) The Pines
2901 Pines Mall Drive
Pine Bluff, AR 71601
Landlord:
General Growth Properties, Inc.
Attn: Tenant Coordination Department
110 N. Wacker Drive
Chicago, IL 60606
Building Department:
City of Pine Bluff Inspection and Zoning
200 East 8th Avenue, Ste. 101
Pine Bluff, AR 71601
Health Department:
Arkansas Department of Health
4815 West Markham
Little Rock, AR 72205
Fire Department:
City of Pine Bluff
200 East 8th Avenue, Ste. 204
Pine Bluff, AR 71601
Local Utility Agencies
Gas
Entergy
Phone:
AT&T
The Pines
Phone:
800-368-3749
Web: www.entergy-arkansas.com
Phone:
Web:
800-499-7928
www.att.com
Site Plan
The Pines is located in the City of Pine Bluff, Jefferson County, Arkansas, at the intersection of U.S.
Highway 65 S. and Commerce Road.
The Pines is a 625,421sqaure feet, super regional shopping center featuring 3 major department
stores, approximately 70 retail and food shops, and a hotel.
Location Plan
Site Plan
The Pines
Lease Plan
Certain elements shown on this plan are future or proposed. Landlord makes no representation that the future or
proposed development will occur as shown.
The Pines
Tenant Submissions and Permit Requirements
Landlord’s Address for Document Submission
General Growth Properties, Inc.
Attn: Tenant Coordination Department
110 N. Wacker Drive
Chicago, IL 60606
Phone:
Fax: 312-960-5000
312-960-5064
Document Submission
Please keep in mind that submission of plans must be in accordance with the time schedule specified in the lease.
Sufficient time must be allowed for Landlord’s and Local Jurisdiction reviews and approval processes. Preliminary Landlord plan approval will take approximately 5 working days or less. Final Landlord plan approval will
take approximately 10 working days or less.
The failure to provide adequate information during any phase will be just cause for return of the submission with
no review. The submission at the preliminary phase must be complete in order to fairly evaluate the proposal and
to also prevent continuation of work on an unacceptable storefront design.
Previously Improved Spaces
At previously improved spaces, Tenant accepts the Leased Premises in an “as is” condition and shall fully remodel
the storefront and interior of their store. Said remodeling shall consist of architectural, plumbing, fire protection,
mechanical and electrical work. Tenant shall be responsible for the demolition and removal of any and all existing
equipment and finishes related to the Premises at the Tenant’s sole expense.
The Landlord may furnish the Tenant with existing drawings for a previously occupied space or with a lease outline drawing only. In either case, the Tenant shall be responsible for verifying all existing conditions and dimensions. The Landlord does not represent to the Tenant that previous Tenant documents reflect as-built conditions.
The Tenant and his/her Architect should become totally familiar with the information package and the existing
condition of the premises before proceeding to the Design Phase. The Landlord is not responsible for errors due to
the lack of field verification by the Tenant. Typically, the Tenant will be required to perform a “complete remodel”
of the Premises. Complete remodel consists of the removal and replacement of all improvement beyond the
Landlord’s base building.
Preliminary Documents:
We strongly encourage you to submit drawings electronically directly to the Tenant Coordinator. If
you are unable to submit via email, FTP Site, or as PDF files on disc; paper submission requirements
follow:
Two (2) bond sets indicating:
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Key plan.
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Floor plan.
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Storefront elevation.
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Reflected ceiling plan.
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Photos of materials (labeled and keyed to plan). note: Actual samples may be required as part of final submission.
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Color rendering or photograph of storefront prototype.
The Pines
Final Construction Documents:
We strongly encourage you to submit drawings electronically directly to the Tenant Coordinator. If
you are unable to submit via email, FTP Site, or as PDF files on disc; paper submission requirements
follow:
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Three (3) sets on bond of construction documents in 24” x 36” format to scale (containing architectural, mechanical, electrical and plumbing drawings).
Refer to appropriate section in this manual for drawing requirements.
Note: After Landlord approval, any changes or modifications to the construction documents or Tenant’s interior improvements must be approved by Landlord in writing.
Sprinkler Documents:
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Verify procedure and requirements for sprinkler drawings and modification with the Landlord’s on-site
representative.
Drawings and hydraulic calculations must be sealed and signed by a registered fire protection engineer from
the State.
Sprinkler contractor is required to submit sprinkler shop drawings to Landlord’s Insurance Underwriter.
Signage Documents:
We strongly encourage you to submit drawings electronically directly to the Tenant Coordinator. If
you are unable to submit via email, please fax your submission for review.
All Signage drawings are required to contain to following information:
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Storefront elevation incorporating signage
Letter elevation with dimensions, materials and colors
Letter section with dimensions, materials and colors
Connection details
Indicate letter height
Method of wiring and mounting
Required Permits and Inspections
Permits required by the Local Jurisdiction must be presented to the Landlord’s on-site representative prior to work
start. It is the responsibility of the Tenant to obtain the approved construction documents from the Local Jurisdiction and to pay for and secure all applicable permits. Drawings, specifications and accompanying data must bear
the official seal of an architect or engineer currently registered by the State of Arkansas and bear stamp indicating
that the Pines Mall Tenant Coordinator has reviewed and approved the plans.
Note: All interior Tenant store signage shall be submitted to Landlord for approval. Exterior building store signage will require both Landlord’s and the Local Jurisdiction’s approval.
Inspections:
It is the Tenant architect’s or contractor’s responsibility to verify the field inspections required by the Local Jurisdiction.
The Pines
Building Code Information
It is the sole responsibility of the Tenant’s architect, engineer(s) and contractor(s) to comply with all applicable
Federal, State, Local codes and ordinances for their occupancy type.
Building Type:
Building Type
Single Level, Enclosed Regional Mall; Opened in 1986, expanded in 1990.
Applicable Codes: (Architect must verify all codes with local jurisdiction)
Building
Mechanical
Plumbing
Electrical
Fire Accesibility
Food Code
Energy Code
2006 International Building Code (IBC) with local amendments
2003 Arkansas Mechanical Code
Arkansas State Plumbing and Gas Code
2005 National Electric Code (NEC) - NFPA 70
1982 Standard Fire Code with revisions
Verify with Local City Building Department ADA
Verify with Local City Building Department and State Health Department.
1979 Arkansas Rules & Regulations and ASHRAE 90.1
Note: All food related businesses will be responsible for submitting plumbing plans to the State Department of
Health, 4815 W. Markham, Little Rock, Arkansas, Attn: Plumbing Division. The plans must then be presented to
the City of Pine Bluff, c/o Building Inspector, who if plans are acceptable, will issue the needed permits and assess applicable fees.
Building Permit
Requirements
Verify with Local City Building Department
General Requirements
The Tenant shall cause its general contractor to deposit with Landlord’s on-site representative without liability
for interest, the sum of $5,000.00. This sum shall be applied towards any costs incurred by the Landlord or the
Landlord’s contractor to complete any part of the Tenant’s work including but not limited to punch list items and
damage caused to any portion of the mall which the Tenant or the Tenant’s contractor fails to complete within the
time period required by the lease. A certified check made payable to General Growth Properties must be submitted
to Landlord’s on site representative prior to work start.
The Tenant’s contractor shall erect a barricade as per Landlord’s on-site management requirements to serve the
Tenant’s area at the Tenant’s expense.
All material must be kept within the leased area. No storage of equipment or material are to be kept in unoccupied
spaces, corridors, mall property or parking lot areas.
All construction access is through the rear of the Tenant’s space. All materials and workman access must be
delivered to and brought into the building through the Tenant Contractor designated loading dock(s) and service
corridors. Landlord’s on-site representative will designate approved loading docks, service corridors, acceptable
delivery/usage times, dumpster access, etc. No materials, assemblies, deliveries or workman access is permitted
through the Tenant’s storefront or in the mall common areas at any time.
The Pines
Contractor’s Guidelines
The following is a brief description of required items/procedures for Tenant construction. Note that this is not a
complete description of all requirements and limitations for Tenant construction. The Tenant’s contractor shall
obtain a “Tenant’s Contractor Manual” at the site from an authorized GGP representative for further guidelines.
Quality Standards:
All work by the Tenant’s contractor, including repair work, shall be performed in a first-class workmanlike manner and shall be in a good and usable condition at completion. The Tenant shall require any person performing
work to guarantee that the work is free from any and all defects in workmanship and materials for 1 year from
the date of completion. The Tenant shall also require any such person to be responsible for the replacement or
repair without additional charge of work done or furnished by or through such person which shall become defective within 1 year after substantial completion of the work. The correction of work shall include, without additional charge, all expenses and damages in connection with the removal, replacement or repair of any part of work
which may be damaged or disturbed. All warranties or guarantees for materials or workmanship on or regarding
the Tenant’s work shall be contained in the contract or subcontract. The contract shall be written so that all warranties and guarantees shall inure to the benefit of both the Landlord and the Tenant, as their respective interests
appear, and so that the contract can be directly enforced by either party.
Coordination:
The Tenant’s work shall be coordinated with the Landlord’s work as well as with the work of other Tenants in the
shopping center, so that the Tenant’s work will not interfere with or delay the completion of other construction in
the shopping center.
Construction Trash Removal:
Tenant and Tenant’s contractor(s) are responsible for all trash removal during construction, fixturing and stocking. Trash removal shall be performed using the containers, dumpsters, loading docks and service corridors as
designated by Landlord’s on site representative. All trash removal shall be performed during the days and times
as designated by Landlord. Trash accumulation shall not be permitted overnight in the Leased Premises, mall
common areas or service corridors. In the event Landlord provides trash removal at Tenant’s request or as a result
of Tenant’s or Tenant’s contractor’s failure to remove trash, then Tenant and Tenant’s contractor shall reimburse
Landlord for its costs.
Temporary Electric:
Landlord may provide temporary electrical service in designated areas of the mall during construction. Tenant shall request, in writing, permission to connect to the temporary service and distribute temporary service to
the Leased Premises in accordance with applicable code and as designated by Landlord’s on site representative.
Tenant’s electrical contractor should pull power from the cable tap box, mount the dry-type transformer and 120
volt panel, and thence draw construction power from this panel as soon as service through the cable tap box is
available. Food Court contractors (Electrical Plan “B”) should pull power from the meter bank location through
the 2” conduit provided to each space, install the panel and draw construction power from this panel as soon as
service is available. Tenant will be charged for the use of such temporary power. Tenant must apply for and connect to permanent power within three (3) days after notification that permanent power is available.
The Pines
Other Contractor Requirements:
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Tenant and Tenant’s contractor shall not commence any work or deliver any materials to the building or site
without conducting a pre-construction meeting with Landlord’s on-site representative and supplying all required pre-construction documents. Documents shall include but not limited to, a copy of building permit,
certificate of insurance, contractor’s license, construction schedule and subcontractor list.
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Tenant shall ensure that all Tenant contractors are bondable and licensed in the State of Arkansas. Landlord
shall have the right to approve Tenant’s contractors and subcontractors; however, such approval shall not
constitute the assumption of any responsibility or liability by Landlord for the actions of Tenant’s contractors or subcontractors or the quality or sufficiency of Tenant’s Work.
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All materials, supplies and labor necessary for the construction, fixturing or merchandising of the Tenant’s
premises must be delivered at the times and through the designated truck docks and service corridors as designated by Landlord’s on site representative.
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Tenant’s contractor(s) may perform “noisy” construction, such as jack hammering, saw cutting, core drilling, etc., only during the hours designated by the Landlord’s on site representative.
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Tenant’s contractor shall obtain Landlord’s prior written approval for all drilling, welding or other attachment to Landlord’s structural system.
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Tenant’s contractor’s work shall be subject to inspection by Landlord during the course of construction for
the purpose of determining the quality of the workmanship and adherence to Landlord requirements. Tenant’s contractor is required to cooperate with Landlord’s on site representative and correct any deficiencies
noted within 10 days. All work performed by Tenant’s contractor shall be performed in strict accordance
with the Landlord approved final plans and mall requirements.
Insurance
The Tenant’s contractor must fulfill the following insurance requirements, and shall maintain at no expense to the
Landlord :
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Workers’ Compensation Insurance with statutory limits and Employer’s Liability Insurance with limits of not less than $100,000
General Liability Insurance with limits of not less than $2,000,000 combined single limit for bodily injury
and property damage, including personal injury, Contractual Liability Coverage specifically endorsed to
cover the indemnity provisions contained herein and Contractor’s Protective Liability Coverage if the contractor uses subcontractors
Motor Vehicle Liability Insurance in the contractor’s name, including owned, non-owned, leased and hired car coverage with limits of not less than $2,000,000 combined single limit per occurrence for bodily injury and property damage
The Pines
All Tenants
Architectural Design Criteria
The following is a list of minimum design information required to expedite plan 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.
We urge you 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
All Sheets:
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Tenant space number to be shown in the title block.
Drawings to show column lines with designations.
Cover Sheet:
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Tenant name.
Project directory.
Location plan with space number.
Leased square footage.
Architectural symbols list.
Drawing list.
Occupancy load.
Building data, use and construction type.
Flame spread ratings of materials (as per code).
Landlord provided notes.
Floor Plans (1/4” scale min.):
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Demising and interior partition wall locations dimensioned.
Indicate base building columns lines on drawings.
Restroom facilities.
Location of fixtures and equipment.
Recessed service door (if applicable).
ADA path of egress indicated.
Door and room finish schedules.
Typical wall sections.
Storefront Interior Elevations and Details:
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Storefront entry elevation.
Interior store elevations.
Identification of finishes and colors.
Longitudinal and typical section through storefront from slab to roof.
Typical section through demising walls.
Storefront signage.
Neutral pier and bulkhead details.
Floor transition details.
The Pines
All Tenants
Reflected Ceiling Plan:
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Ceiling heights.
Identification of ceiling materials.
Exit lights.
Emergency lights.
Light fixtures.
Sprinkler heads.
Air diffusers and grilles.
Access panels.
Landlord Provided Notes
The following Landlord notes must appear on the cover sheet of all Tenant’s final construction documents:
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Tenant’s general contractor shall submit a construction deposit with Landlord’s on-site representative per
Center requirements.
Tenant’s general contractor must check in with Landlord’s on-site representative prior to work start.
Tenant’s contractor will repaint and/ or repair Landlord’s property, (neutral piers, bulkheads, rear corridor,
etc.) damaged during Tenant improvement.
All ceiling material must have a minimum of a class “A” fire rating.
No combustibles are permitted above the ceiling.
Support wires for lay-in ceiling grid, lights HVAC equipment, etc. must not be connected to any of Landlord’s electrical, plumbing, fire protection piping and mechanical equipment or deck above.
All support wires may only be connected to top cord of joist and/ or structural members. (Loads suspended
from bar joists may not exceed 10 psf.)
All materials used in the construction of this space must be asbestos free.
Food related Tenants and upper level Tenant’s with bathrooms shall provide a water proof membrane in wet
areas. Verify water test procedure with Landlord’s on-site representative.
Do not channel cut slab on upper level. Core drill only and install supplemental support framing.
Any penetration or modifications to structural steel or concrete must be coordinated and approved by
Landlord’s on-site representative.
It is the responsibility of the Tenant’s architect to field verify dimensions, utility locations and conditions
prior and during construction.
Tenant shall not penetrate Landlord’s metal roof deck with any type fasteners.
It is Tenant’s responsibility to maintain the integrity of Landlord’s demising walls, floor slab, roof and
building structure.
Tenant to 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.
The reroofing and flashing of all Tenant roof penetrations must be done by Landlord’s roofing subcontractor
at Tenant’s expense. This will be billed to Tenant by Landlord’s roofing subcontractor direct.
The Pines
Landlord Provided Notes (continued):
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Tenant must comply with Title III of the Americans with Disabilities Act (ADA) and all Local and State
codes.
Free standing security devices are not allowed in the control zone. Security devices shall be concealed from
public view.
Tenant is to maintain any expansion joints within their leasable area. Install cover plates per Center requirements.
Television antennas are not permitted on the roof or attached to HVAC units.
Tenants requiring cable television should refer to their lease and contact the Landlord’s on-site representative for additional information.
Tenant’s storefronts must be self supported from the floor. Attachment to the Landlords structure above is allowed for lateral bracing only.
Loads suspended from Landlord’s bar joists may not exceed 10psf and must only be attached to the Top
Chord of the joist.
The water meter, to be read in gallons for all Tenants, to be located in service corridor accessible to the Landlord. The water meter must be easily readable.
PVC is not permitted above grade in any type of application.
All reused material and equipment must be refurbished to “like new” condition.
LANDLORD SUPPLIED ARCHITECTURAL ITEMS
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Exterior Walls: Standard walls are constructed of 6”, 16 gauge or heavier metal studs, 1/2” gypsum sheathing on the outside with brick veneer. Landlord has provided insulation between studs.
Cooridors: Tenant must install a 1 hour fire rated corridor through storage/stockrooms.
Demising Wall Studs: 6”, 22 gauge metal studs @ 24” on center to deck, provided at the centerline of all
demising and corridor walls.
Floor Slabs: Concrete slab shall be a minimum of 4” thick 3500 psi, with a 6 mil polyethylene vapor barrier over +/- 4” granular fill over dirt.
Structural frame: Landlord may provide a 1 hour rated structural frame. Tenant is responsible to patch
spray fireproofing at steel columns and beams, if damaged, at Tenant’s expense. Tenant shall use approved
material that does not contain any hazardous materials.
Note: Tenants providing HVAC equipment, safes, any equipment over 1,000 lbs. or roof mounted equipment over
400 lbs that is not supported by Landlord provided equipment rails will require Landlord structural engineers’ review and approval at tenant’s expense. Any additional steel reinforcement to the structure shall be fabricated and
installed at Tenant’s expense. Additionally, any in floor security systems shall be reviewed and approved by the
Landlord’s approved structural engineer at Tenants cost and expense prior to installation.
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The Pines
All Tenants
The following criteria are provided to give the Tenant maximum design flexibility while maintaining a consistent
and high quality retail environment at the Center. This criteria will guide the Tenant’s designer to create a store
design compatible with the overall design intent of the Center.
All storefront, interior designs and materials are subject to Landlord’s approval. It should be understood that
Landlord will review a Tenant design concept with neighboring Tenants and make judgments that will benefit the
entire Center.
General Tenant Design Constraints:
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Landlord may provide a minimum 11’-0” height clearance throughout Tenants space. Additional height may
be achieved upon Landlord’s written approval. Any alterations to Landlord’s structure or utilities as a result
of ceiling height increase shall be at Tenant’s expense.
Tenant’s storefront must be self supported. Storefronts shall not be suspended from Center bulkhead.
Wood blocking, decking and framing may be permitted (subject to building department review/approval)
below the ceiling line and must be stamped fire retardant. (all raised platforms shall be constructed of noncombustible materials.)
No combustibles above ceiling (i.e., transformer, water heaters, etc.).
Provide 2” high black vinyl store space number and name, at rear exit door (or approved equal).
Waterproof membrane is required for all food related and upper level Tenant’s with bathrooms.
All floor penetrations must be sleeved and sealed liquid tight.
Do not channel slab on upper level. Core drill only and install supplemental support framing as required.
Support wires for lay-in ceiling grid, lights, HVAC equipment, etc. must not be connected to any of Landlord’s mechanical, electrical plumbing or fire protection piping, equipment or deck above.
Support wires must connect to top cord of joist and/ or structural members.
Any penetrations or modifications to structural steel or concrete must be coordinated and approved with
Landlord’s on-site representative and Landlords’ Structural Engineer.
It is the responsibility of the Tenants’ architect to field check all dimensions, utilities’ locations and conditions prior to and during construction.
Tenant’s with second exits are required to install a one hour fire rated corridor.
Rolling grille key plates must be concealed from public view and mounted 18” AFF, or per code.
Tenant’s that are adjacent to service corridors must provide an alcove so that an exit door is fully recessed
behind the lease line when in the open position. Tenant must match service corridor finishes established by
Landlord throughout corridor side of alcove and provide sprinkler coverage. (see the Architectural Details
section of this book).
All Tenants are required to have one handicapped accessible toilet, exception may be granted by building
department for small tenant spaces.
The Pines
Inline Criteria
STOREFRONT DESIGN CRITERIA
Storefronts shall be designed, fabricated and installed by the Tenant at the Tenant’s sole expense. Storefronts shall be predominantly glass and emphasize well-designed architectural elements, a sense of entry
and imaginative show window displays. Design elements and detail components must be combined to
create an architectural presence. For each facade, a distinctive character should emerge which enhances
the Tenant’s own image.
Store Facade Planning: (All Tenants)
Store facade construction shall not project beyond the lease line, except for approved projecting elements such as entry portals, signage, awnings and canopies. Changes in vertical and horizontal planes
must be incorporated into the facade design to create interest and provide visual variety.
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The Pines
Inline Criteria
Acceptable Storefront Materials:
Unacceptable Storefront Materials:
Wood:
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Distressed wood.
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Masonite.
Laminates:
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Corian or equal.
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Solid core.
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Wood veneer on solid wood backer, factory applied.
Glass:
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Mirror.
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Plexiglass.
Metals:
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Anodized aluminum.
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Brass.
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Bronze.
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Copper.
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Electrostatic colors.
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Stainless steel.
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Polished, brushed or textured.
Tile:
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Ceramic, mosaic, terra cotta tile.
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Glass fiber reinforced gypsum.
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Polished or honed cut stone.
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Terrazzo.
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Brick Veneer
Wood:
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Finish grade hard woods painted, stained or
sealed.
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UL rated “fire-treated” wood
Laminates:
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Simulated materials: (i.e., brick,
stone, wood, etc.).
Tile:
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Wood:
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Distressed wood.
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Masonite.
Misc:
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Painted Gypsum board below 8’-0”
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Fiberglass imitation brick/ stone
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Porcelain enamel panels
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Asphalt shingles
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Cedar shakes
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Vinyl wall covering
Misc:
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Brick
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Plaster
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Clay shingles.
Simulated masonry and stone.
Vinyl tile.
The Pines
Inline Criteria
Storefront Design Criteria
Decorative design elements such as entry portals, awnings and canopies which add to the character of the store facade are encouraged. All projecting elements shall be designed and constructed with the highest quality standards.
Projecting elements shall be designed and located so that they do not create a significant visual barrier to adjacent
tenant store facades. Landlord shall have final determination regarding clearance and sight line issues.
Storefront Entry Criteria
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Openings cannot exceed 50% of the total storefront width and must be a minimum of 6’-0”.
Totally open storefronts are prohibited.
One entrance per elevation is permitted.
Entry height shall be a minimum of 9’-0” AFF.
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Swing doors are to be single acting in the direction of egress.
Single track narrow style sliding glass doors shall be enclosed in a door pocket or partition when in the open
position.
Roll-up overhead grilles are discouraged, but if used, must be equipped with an emergency panic release.
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Sliding vinyl accordion doors are prohibited.
Doors shall be fully recessed behind the lease line when in the open position.
Tenant must extend mall tile to the point of closure.
Door stops must be flush floor mounted.
Door tracks are to be recessed flush with the finished floor.
Storefront doors must be equipped with emergency quick release locks as required by Code.
Key plates must be concealed from public view.
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All storefront glass and glazing shall be tempered, beveled polished edges and shall be set with 1/8” open
butt joints between panes. (silicon joint fillers are not permitted)
Glass storefront systems that exceed 10’-0” in height must be a minimum of 1/2” thick (submit calculations
to building department for storefront systems), architectural glazing clips are required.
All storefronts, excluding doors, shall have a minimum 6” high approved durable base. ( base surface must
be able to withstand the cleaning machines and pedestrian traffic)
Storefronts are to be self-supporting. (Attachment to the Landlord’s structure for lateral bracing only)
Provide a 3/4” x 3/4” black metal channel around the perimeter of the storefront separating tenant finishes
from center finishes.
Tenant must install mall tile from the leaseline to center point of door closure.
Door Closure Requirements
(note: the structural support for grille must be incorporated into the storefront design. Building columns may not be used for structural support and can only be used for lateral support.)
Storefronts and Glazing
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•
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16
The Pines
Inline Criteria
Control Zone Criteria
The front 5’-0” area from the storefront lease line has been designated as a control zone area. All Tenants must
comply with these requirements.
Floors:
•
•
•
Provide a smooth and level transition from Tenant’s space to common area. Vinyl or rubber transitions are
not permitted on the sales area.
Provide 4’-0” minimum of hard surface transition flooring material past the point of entry..
Mall tile must be used from leaseline to point of closure. The Tenants’ Contractor shall purchase either mall
tile at the site from the Landlord’s on site representative.
Ceilings:
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•
Ceiling elevations should vary within the 5’-0” control zone.
Locate exit sign behind ceiling soffit so as not to be seen from the center’s common area
Recessed incandescent downlights shall be used in the control zone.
Track type lighting is prohibited unless concealed.
Sprinkler heads in the ceiling must be flushed or fully recessed, and the cover plated to be chrome or to
match ceiling color.
Acoustical tile will not be allowed in the control zone area.
Slat wall will not be allowed in the control zone area.
17
The Pines
Inline Criteria
Store Interior Design Criteria
Tenant’s are encouraged to provide a high quality, well detailed and unique interior environment. The interior and
storefront design should reflect and compliment one another. The use of quality materials for flooring, walls, ceiling and lighting will accomplish this task.
Floors:
•
•
•
•
Tenant is responsible for installing all finished floor coverings.
Provide metal terrazzo or butt jointing between all floor material changes
Provide waterproof membrane to base height where water is present, (i.e., restrooms) for upper levels
Tenant’s and all food Tenant’s.
Mezzanines are permitted, but they must be self-supported with no connection to the base building structure
and they must not exceed 1/3 of the floor area.
Ceilings:
•
•
•
•
Furnish and install a ceiling throughout the sales area. Tenant is not required to install a ceiling in the stockroom.
Ceiling heights in the Tenant’s space shall be a minimum of 9’-0” high.
All sprinkler heads must be semi-recessed or recessed throughout the sales area.
Tenant must provide access panels for all Landlord equipment/connections.
Lighting:
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•
Tenant shall provide lighting for the entire leased premises.
Neon will require PK housing through all penetrations.
All store cases shall be adequately illuminated and vented.
Display window illuminated during Center hours, controlled by a time clock.
All store lighting shall be glare free.
Flashing, spinning, chasing or strobe lights are prohibited.
Note: All tenants must comply with ASHRAE/IES 90.1-1989
Walls:
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•
•
•
All Tenants shall provide the required rated gypsum wallboard for their side of the demising wall.
All interior wall surfaces accessible or visible to the public must be finished in an appropriate manner using
quality materials and finishes.
All music, video and pet shops require a minimum 2’ sound insulation.
Fire treated wood may be used for blocking, but it must be enclosed by gypsum board.
Stockroom:
•
•
18
All rear exit doors must be fully recessed behind the leaseline.
Code may require a 1-hour rated exit corridor separate from Tenant stock area depending on tenant occupancy. All doors between this corridor and the stockroom must be 3/4 -hour rated self-closing doors.
The Pines
Inline Criteria
Acceptable Store Interior Elements:
Unacceptable Store Interior Elements:
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Hardwoods.
Ceramic tile.
Natural stones.
Metals.
Laminates, Corian, etc.
Carpet.
Gypsum wall board.
Concealed spline.
2’ x 2’ acoustical ceiling system with 3/8” regular edge, non-fissured tile.
(2’ x 4’ scored tile is acceptable).
Slatwall.
Painted gypsum.
2’ x 2’ fluorescent fixtures with
parabolic lenses.
Neon with PK housings through
all penetrations.
Track lighting cannot to exceed 5” in length.
Vinyl and rubber flooring and base are not
allowed in sales area.
Vinyl and rubber stripping between material floor changes.
Unfinished concrete in sales area.
Outdoor carpeting.
Unfinished metals.
2’ x 4’ fluorescent fixtures.
Prismatic or acrylic lenses.
Exposed lighting in sales area.
Strobe, spinner, chase, or moving
type of lighting.
2’ x 4’ acoustical ceiling system in sales area.
Mirrored ceiling.
Note: Some elements are not allowed within the Design Control Zone. Requirements for the Design Control Zone shall take precedence.
19
The Pines
Inline Criteria
Storefront Signage Design Criteria
Signage is a major visual element to be provided by the Tenant. Imaginative, progressive and creative signage is
essential to the success of the Tenants store. All signage are subject to Landlord approval. Landlord reserves the
right to disapprove any signage that does not comply with Landlord’s criteria.
Signage Requirements:
•
•
Not to exceed 70% of the width of the storefront.
Letters shall not exceed 20” in height and 5” in depth. (If upper case letters are used, 24” max and 16” for lower case
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Limited to Tenant trade name (d.b.a.) only as defined in the lease.
Registered trademarks and manufactures labels are not allowed.
Signage shall be placed on Tenant’s storefront at a minimum of 8’-0” A.F.F.
Silk-screen signature area maybe applied to the interior surface at 3’-0” A.F.F. Verbiage shall be limited to Tenant’s name or logo with a maximum letter height of 3”.
All illuminated signs must be fabricated and installed according to national, local building and electrical codes and must bear UL label.
All electrical penetrations through the storefront fascia for sign installation shall use PK housing.
Provide access to transformer and local disconnect.
A time clock shall control and illuminate Tenant’s signage during Center hours.
Interior signs that are visible from outside the Tenant’s space must be approved by Landlord.
All signage must be installed as per code.
All wiring, raceways, cabinets, transformers, etc. must be concealed.
All lower level Tenants’ signage must be closed off at the top to eliminate any views of the interior of the
sign from above.
•
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letters.)
Neon Requirements:
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PK Housings required with neon.
If exposed neon, paint exposed end of PK to match adjacent surface. Provide clear standoffs.
Exposed neon shall be on rheostat dimmer.
Use no double backs if possible.
If double backs are required, keep to a minimum quantity; paint out to match adjacent surface.
Acceptable Sign Types:
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20
Fiber optics.
Edge lit sandblasted glass.
Light boxes if recessed and concealed.
Routed backlit letters with translucent face.
Dimensional letters of metal,
or painted wood.
Backlit individual letters pin mounted a
maximum of 1” from a
non-reflective background.
Exposed neon backed by plexiglass as
permitted by the Center.
Unacceptable Sign Types:
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•
The Pines
Vacuum formed luminous letters.
Paper, cardboard, foamcore,
cloth and decals.
Signs painted directly on Tenant’s
storefront sign.
Animated and flashing lights or lasers.
Projecting box or cabinet type signage.
High quality individual channel letters.
Internally illuminated plexiglass faced
channel letters.
Architectural Details
Typical Neutral Pier
Demising Wall
WALL
CL
ROOF STRUCTURE BY
LANDLORD
MAX. CEILING CLEARANCE HEIGHT VARIES BASED ON EXIST. CONDITIONS.
TENANT LEASE LINE
(CENTERLINE OF DEMISING
WALL)
SUSPENDED CEILING
BY TENANT.
" METAL STUDS @ " O.C.
/" TYPE 'X' FIRECODE
G.W.B. FULL HEIGHT TO DECK
AND SEALED AIR TIGHT BY TENANT.
FINISHED FLOOR
BY TENANT.
CONCRETE FLOOR SLAB
BY TENANT IF NOT
EXISTING.
NOTE: TENANT PENETRATIONS IN WALL MUST BE SEALED BY TENANT (IF APPLICABLE).
21
The Pines
Architectural Details
Typical Sound Demising Partition
22
The Pines
Architectural Details
Typical Storefront Elevation
MAXIMUM AREA OF TENANTS STOREFRONT OPENING - 50%
MIN. 6” BASE
23
The Pines
Architectural Details
Tenant’s Rear Alcove
Typical Section
Typical Plan
24
The Pines
Typical Floor Transitions
Architectural Details
Metal - Transition
Prohibited at storefront
25
The Pines
Food Court Tenants
Food Court Design Criteria
Tenants are encouraged to develop a unique and innovative design and not a traditional franchise look. It is the
Landlord’s intent that the food court Tenants convey an open market atmosphere and therefore it is important that
the Tenant’s design shall be compatible with neighboring Tenants.
Note: All food court tenants must comply with all health regulations and applicable ordinances of Local Jurisdiction.
Control Zone Criteria
The front service area from the food court lease line has been designated as a control zone area. All food court
tenants must comply with this criteria.
Countertop:
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The front counter has been installed by the Landlord and shall be repaired to like new condition by the Tenant; however Tenant is responsible for the counter top including the required stainless steel covering.
Recesses in the top counter surfaces (for cash registers, food trays, drink dispensers, etc.) must be set back a
minimum of 8” from the front counter.
Beverage machines and all other miscellaneous equipment on the front counter are subject to design review.
(equipment must be screened and recessed into the countertop, not to exceed 4’-0” in height)
Sneeze guards shall be architecturally compatible with counter design and in accordance with Code.
Provide concealed lighting in counter designs where appropriate.
Countertop Materials:
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Brushed stainless steel.
Natural stone (i.e., marble, granite, slate).
Glazed ceramic tile.
Solid surface (i.e., Corian, Avonite).
Wood with clear finish.
Laminate countertops are not acceptable
Ceiling:
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Tenant shall provide a nonporous washable ceiling.
Painted gypsum wall board, metal or a sealed wood ceiling shall be used in the control zone area.
Lay-in ceilings are not acceptable in the control zone area.
Lighting:
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Provide accent lighting at the countertop using recessed incandescent or pendant type fixtures.
Provide recessed incandescent fixtures and flush/recessed sprinkler heads within the control zone.
2’ x 4’ fluorescent lighting is not acceptable in the control zone area.
Note: All Tenants must comply with ASHRAE/IES 90.1-1989 for lighting requirements
26
The Pines
Food Court Tenants
control zone criteria contd...
Flooring:
•
Provide a ceramic or quarry tile floor with waterproof membrane underlayment and base within the control
zone area.
Walls:
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All wall materials shall be washable and nonporous (i.e., epoxy paint, ceramic tile, stainless steel).
Provide a food preparation screen wall with service door separating the service and food preparation areas.
The Preparation screen wall must be 10’-0” from the Tenant’s lease line.
Service door shall be self-closing to shield the back room from public view.
Mirrored walls are not acceptable within control zone area.
Menu Board:
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•
Menu boards shall be integrated into the overall storefront design.
Menu boards shall be recessed or surface mounted onto the preparation screen wall.
Menu boards must be illuminated either internally or externally; whichever is best in keeping with the design theme of the store.
Graphics are limited to no more than 50% of the menu board.
Store Interior Design Criteria (outside of control zone)
The use of quality materials for flooring, walls, ceiling and lighting is required and are subject to Landlord’s approval.
Ceiling:
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•
Tenant shall provide a nonporous washable ceiling.
Acoustic tile.
Lighting:
•
Fluorescent type lighting is acceptable.
Floors:
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All materials shall be of a washable nonporous surface.
Ceramic or quarry tile floor and base in food preparation area.
Provide a waterproof protective membrane turned up to base height throughout entire space.
Walls:
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27
All wall materials must be washable nonporous (i.e. epoxy paint, ceramic tile or stainless steel)
The Pines
Food Court Tenants
Signage Design Criteria - Food Court
Signage is a major visual element to be provided by the Tenant. Particular attention should be given to signage
and graphics as they are an important part of the over all design theme. All signage is subject to Landlord approval. Landlord reserves the right to disapprove any signage that does not comply with Landlord’s criteria.
Signage Requirements:
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All food court signs will be exposed neon tubing or non-illuminated dimensional letters attached to the
Landlord’s 7’-0” diameter arched marquee.
All wiring raceways, cabinets, transformers, etc. must be concealed.
Sing is limited to tenant’s trade name as defined in the lease.
Provide PK housing.
Provide clear plastic standoff posts.
Maximum letter height shall not exceed 20”
All signage must be installed as per Code
To be clock timer controlled and illuminated during center hours
Graphic signage is encouraged and shall be located at the food preparation screen wall
Neon Requirements:
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PK Housings required with neon.
Exposed neon, paint end of PK to match adjacent surface. Provide clear standoffs.
Use no double backs if possible. If double backs are required, keep to a minimum quantity: paint out to
match adjacent surface.
Exposed neon shall be on a rheostat dimmer.
All exposed neon shall be mid-point grounded at each transformer.
Unacceptable Sign Types:
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Animated.
Vacuum formed luminous letters.
Can signs.
Box signs.
Foam core.
Note: Exposed raceways, visible electrical whips, ballast boxes, electrical transformer and/or sign company
names are not to be visible from any area within the food court. UL labels must be concealed from view.
28
The Pines
Food Court Tenants
Food Court Elevation
29
The Pines
Food Court Tenants
BULKHEAD OF 4 LINEAR
METAL CEILING PANELS
30
Food Court Neutral Pier
The Pines
Food Court Tenants
Food Court Section
31
The Pines
Food Court Tenants
Counterfront Section
32
The Pines
All Tenants
Mechanical Design Criteria
The following is a list of minimum design information required to expedite plan 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
or engineer to field verify dimensions, utility locations and conditions prior to and during construction.
HVAC Drawing Requirements
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Location of HVAC equipment
Mechanical symbol and equipment list
Duct sizes
Heights above finished floor
Diffuser and grille schedule
Damper locations
Type of insulation
Typical hanger detail from top chords of structure only
Thermostat locations
Control wiring diagram
Toilet exhaust detail
Notes and Specifications
Heat gain & loss calculation sheets must be submitted with tenants final plans
Condensate collection with P-trap
Exhaust fans and ductwork
Roof top equipment locations, curb details and structural support details
Weights of all equipment
Additional Food Related Tenant Requirements:
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Roof top equipment locations
Make-up air unit details and specifications
Specifications of exhaust equipment
Cooking hood details and equipment
Automatic fire extinguishing equipment
Control/fire alarm wiring interface diagram
D E S I G N PA R A M E T E R S
Tenant must design a complete air conditioning, ventilation, and heating system in accordance to
ASHRAEE conditions and recommendations. The following are The Pines HVAC Specifications:
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Outdoor Temperature SUMMER
Indoor Temperature SUMMER
100° F. DB/78° F WB (ASHRAE 1% column)
78° FDB / 65° F WB
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Outdoor Temperature WINTER
Indoor Temperature WINTER
16° F. DB
68° FDB
Effective temperature differences for sunlit roof per ASHRAE for construction used in 60° F. The roof
system has a design “U” factor of 0.08 & the exterior wall system has a design “U” factor of 0.07 with
Tenant drywall installed.
33
The Pines
All Tenants
General HVAC Requirements
Tenant Responsibility (all designs):
Tenant shall design and provide a complete mechanical system within the leased premises, including but not
limited to the following, low pressure rigid metal ductwork, grilles, registers, controls and circuitry necessary
for the satisfactory operation of an air conditioning system. A smoke detector is required in the return air intake
of the unit connected to shut the unit down if smoke is sensed within the tenant space.
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No insulation may be used on top of the suspended ceiling
Verify with Landlord’s on site representative regarding any interface to existing Life Safety System.
No Flex duct over 5’-0” in length. Duct board is permitted.
Automatic change-over thermostats must be used.
All air conditioners five tons or larger must be fitted with automatic economizer systems. Tenants lo-
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Tenants must use the area above the ceiling for a return air plenum.
Spaces with cooling loads of three tons or larger must use a rooftop unit with gas heating.
Spaces with cooling loads under three tons, may at tenant’s option, use split systems with electric heating
of 5kw or less.
If equipment can be seen from the ground tenant must paint it per mall management requirements.
Landlord will provide sheet metal outdoor air ductwork for lower level tenant retail spaces
Flexible ductwork shall be Class 1, UL 181 approved air duct with polyester inner liner, laminated to a
corrosion resistant wire helix, 1” minimum fiber insulation encased with moisture barrier outer jacket.
Special attention should be given to the ventilation requirements of food, beauty salons, photo processing stores, pet stores, etc. where odors need to be isolated or vented. The HVAC units are to be
balanced whereby the introduction of outside air is a fixed amount (90%) of the exhaust air. Tenants using large quantities of exhaust air shall provide separate make-up air units as required to
produce the needed quantity of outside air.
At least 10% outside air must be introduced into the system during business hours in order to
maintain a positive pressure within the store, except stores with strong odors, which must maintain
a 10% negative pressure with respect to the mall.
Foil tape, duct tape or similar tape material will not be acceptable as duct sealant.
All roof penetrations and flashing must be performed by the Landlord’s roofing contractor at the Tenant’s
expense.
Tenant is responsible for verification of the existing conditions at the site
Submit air balance report to mall management before opening for business
Roof top equipment must be installed on metal roof curbs and/or Landlord provided rail system.
Tenants must label all of their roof top equipment with tenant name and space number.
Condensate drain must be piped to Tenant’s sanitary sewer connection within the lease premises.
A smoke detector is required in the return air intake of the unit connected to shut the unit down if smoke
is sensed within the Tenant lease premises.
Spaces having an area of 800 square feet or less having a cooling requirement under three (3) tons and
a heating requirement of 5kw or less may use split systems with a condensing unit on the roof and a fan
coil unit with electric heater in the plenum space above the ceiling. If tenant’s space comes with a universal curb, charge would be same for rooftop. If Tenant’s space does not have a universal curb, the compressor support would be by Tenant at Tenant’s expense. Note: Roof mounted equipment must be supported
directly by roof joists and not roof deck.
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34
cated in the FOOD COURT and pet stores cannot use economizers
The Pines
Mechanical Details
Typical Roof Curb Detail
Typical Condensing Unit
35
The Pines
Mechanical Details
Typical Roof Top Unit (Food Court)
Exhaust Hood (Food Court)
36
The Pines
Mechanical Details
Heating and cooling loads are to be shown on Tenant’s drawing in the following form:
HEAT LOSS CALCULATIONS:
Roof
(area in sq. ft.)
Outside Wall
Outsied Air
x 52 x 0.08
=
x 52 x 0.07
=
(area in sq. ft.)
(10% of supply air or 90% of exhaust)
(CFM) x 52 x 1.085
=
Add any special loads such as exterior glass,
=
customer entrances in exterior walls, etc.
Total=
_____________
HEAT GAIN CALCULATIONS:
Roof (area in sq. ft.) x 60 x 0.08
Outside Wall (in sq. ft.)
Equivalent temp. diff. from ASHRAE
Lighting
People
(watts)
(#)
x 0.07
x 3.41
x 250 (min. one person per 100 sq. ft. of sales area)
x 22 x 1.095
Outsied Air
(same as for heating)
Equipment
(or other special loads as applicable)
Total Sensible Heat
Outside air latent heat People (#) x 200
Other special loads as applicable
37
=
Total Latent Heat
=
=
=
=
=
= ____________
=
=
=
=
GRAND TOTAL =
The Pines
_______________
Electrical All Tenants
Electrical Design Criteria
The following is a list of minimum design information required to expedite plan 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 or engineer to field verify dimensions, utility locations and conditions prior to and during construction. Tenant must refer to the appropriate following sections when designing their electrical system. There are two types
of electrical distribution systems: Cable Tap Box Assembly (CTBA) or an Electrical Distribution system from
Landlord’s electrical service room. Verify the type of system and any additional requirements with Landlord’s on
site representative. All reused equipment must be refurbished to “like new” condition.
Electrical Drawing Requirements
All electrical drawings must be prepared by and sealed by California licensed engineers. Tenant electrical drawings shall contain the following information at a minimum:
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Floor outlets and wall receptacles - show locations & types
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Floor and wall voice/data outlets - show locations & types
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Fans, motors and miscellaneous electrical equipment - show locations & types
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Mechanical equipment layout including HVAC, water heaters, pumps, etc.
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Lighting fixture layouts including switching locations and other controls.
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Lighting fixtures schedules including fixture manufacturers, catalog numbers, lamp types & voltage. Including cut sheets of lighting fixtures as necessary.
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Emergency, exit and night lighting fixture layouts, all equipped with integral battery backups.
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Branch circuit layout indicating conduit and wire sizes and panelboard circuit designations.
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Feeder circuit layout indicating conduit and wire sizes and panelboard circuit designations.
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Electrical room layout showing panelboards, transformer, time clock, contactors, switches, etc.
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One-Line diagram and/or electrical riser diagram showing available fault currents, conduit & wire sizes and
overcurrent protection ratings.
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Electrical panelboard schedule(s) showing load descriptions, breaker poles, overcurrent sizes, etc.
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Key plans showing tenant space and number, landlord’s electrical rooms and tenants associated circuit
breaker of fusible switch loaction.
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Listing of electrical loads using attached MEP Electrical Load Tabulation Table
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Material and installation specifications including locally approved wiring method.
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Tie-in to mall’s fire alarm system using compatible components adhering to mall standards. (if applicable)
Landlord Supplied Electrical Power Service (all tenants)
Distribution from Cable Tap Box Assembly:
Landlord has designed and installed a CTBA. The power will be distributed through a roof mounted CTBA unit.
The tenant’s electrical contractor will provide type “R” fuses at the disconnect switch to protect tenants’ conductors. A circuit is not to be fused in two locations with the same size fuses. Provide reducer clips if required. All
feeder sizes need to be shown. Provide a GFCI receptacle on CTBA and connections to panel. Provide a single
means of disconnect at the tenant space. The CTBA is master metered and individual tenant meters are not permitted.
38
The Pines
Electrical All Tenants
Power Service Design Criteria (All Tenants)
Electricity is master metered and charged to the tenant. Most tenants in the mall are provided with electrical power from a roof cablebus distribution system at:
277/480v, 3phase, 4wire, 60Hz (PLAN A) unless otherwise noted
Some spaces are served from distribution cabinets in the corridors. Each electrical system is described
below.
PLAN “A” - circuits
Tenants drawings should show tenant’s electrical contractor threading conduit into the 2 1/2” female connection
on the bottom of the cablebus support unit above tenants space. Suitable sized conductors with a 100% neutral
should be pulled to make final connections at the CTBA switch terminal and the 480v distribution panel.
A single means of disconnecting the electrical service is required within the tenants space.
CTBA’s are provided with provisions for an outdoor 120v convenience outlet. It is required that two #12 AWG
conductors be pulled with the conductors for the 480/277 distribution panel to the CTBA for this circuit. This
outlet must be equipped with a ground fault circuit interrupter.
PLAN “A” - lighting
At a minimum all rear egress doors, every doorway leading to exit corridors must be equipped with emergency
battery pack exit lights. An exit sign must be provided at the entrance leading to the mall.
In addition to the exit identification lights, tenant’s store must be equipped with emergency illumination. All emergency lights must be UL approved and have a convenience test feature.
PLAN “B” - Electrical (Food Court and adjacent small tenants)
Fusible switches and meter sockets with 100% bypass are provided for each space. 2” conduit has been run to
tenant’s space. Tenant’s electrical contractor must extend this conduit to the service entrance location. Contractor
must then pull 4 conductors, including full capacity neutral, from Landlord’s distribution panel to tenant’s main
disconnect. He should also provide fuses to protect tenant’s cables.
Tenant Responsibility (all designs):
Tenant shall be responsible for furnishing and installing a complete lease space electrical system. Tenant electrical
system shall include all lighting, power outlets, communication outlets, electric panelboards, HVAC equipment,
feeders, branch circuits, etc. necessary for the lease space to function as a Tenant in a retail mall environment.
Detailed Tenant lease space electrical responsibilities and requirements include furnishing and installing the following:
•
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•
•
•
39
All wiring must be copper.
Electrical panels must have copper bus bars and bolt in breakers. Load Centers are not acceptable.
Transformers shall be installed below finished ceilings. They may not be anchored to or suspended from the
existing mall structure, exterior or demising walls.
A duplex outlet is installed in the mall neutral strip at one side of the tenant space with conduit running to a
junction box. Tenant must design a 120 volt convenience outlet circuit and wiring run to this j-box and connect to the wire serving the duplex outlet.
The electrical CTBA curbs and universal RTAC curbs are provided so that no other electrical roof penetra-
The Pines
Electrical All Tenants
•
•
•
•
•
tions are needed or permitted without written permission from the Landlord.
A 120 volt convenience outlet is to be provided on tenants CTBA which should be wired into tenant’s
208/120 v panel with a dedicated circuit. This circuit requires ground fault protection at the outlet or in the
circuit breaker.
New electrical materials furnished and installed in accordance with National Electrical Code and all local
building code requirements and amendments.
Tenants are to install time clocks (7 day, 24 hour) to control storefront signage, logos and show window.
Electrical equipment materials and equipment shall be new, in accordance with the National Electric Code.
Lighting circuits shall be rated for switching duty.
Telephone Service:
A raceway and interface wiring system may be installed by Landlord from the main telephone terminal for the
Center to the Tenant space. Tenant’s plans should designate the number of pair connections intended for the interface wiring system. Tenant must not connect to such interface wiring system for telephone service unless unusual
needs are are indicated. All wiring in plenum space must be in conduit or plenum rated.
40
The Pines
Electrical Details
PPTRLPTCECTS-
Main power panel by Tenant. Tenant’s electrical engineer shall complete a panel schedule
Step down transformer by Tenant. Ground to building steel.
Lighting and power panel by Tenant. Tenant’s electrical engineer shall complete a panel schedule.
Time clock by Tenant to control store sign and show window lighting circuits.
Existing or empty conduit by from Landlord’s electrical service room to leased premises.
Extension of Tenant's electrical service from “EC” to Tenant's main power panel.
Extension of wire and conduit shall be by Tenant.
Existing or empty telephone conduit to space. Telephone wire from common Tenant electric
service room to leased premises by tenant and/ or telephone company at Tenant’s expense.
Telephone system by Tenant and local telephone company at Tenant’s expense.
Conduit below roof in joist space. Conduit to come up through bottom of unit.
Do not penetrate roof in a pitch pocket.
TEPSHVAC-
ROOF LINE
TO HVAC
EC
TS
LP
TE
TC
PP
TR
WATERPROOF (CTBA) OUTLET
W/ G.F.I. BY TENANT
3 3
ROOF LINE
CABLE TAP BOX
ASSEMBLY (CTBA)
STANDARD UNITS HAVE 2- 100 A
3 POLE FUSABLE SWITCHES
TENANT'S ELECTRICAL CONTRACTOR
TO PROVIDE REDUCERS AND FUSES
TO MATCH TENANT'S CONNECTED
LOAD
TO HVAC
TE
LP
PP
TC
TR
BY TENANT
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PULL BOX
Electrical Details
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The Pines
Electrical Details
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The Pines
All Tenants
Plumbing Design Criteria
The following is a list of minimum design information required to expedite plan 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.
We urge you to read this manual in its entirety in order to fully understand the requirements needed to generate an
approvable set of construction documents.
Plumbing Drawing Requirements
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Location of fixtures.
Clean-out and floor drain locations.
Domestic water distribution.
Water heater detail with relief valve and piping to over flow pan and floor drain.
Location of sewer and vent connection.
Water meter location (if applicable).
Water, waste and vent riser diagrams.
Additional Food Related Tenant Requirements:
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Gas piping layout.
Line sizes.
Control valves and connections details to equipment
A common Grease Trap has been installed for the use of all Food Court Tenanats.
Grease line connection.
Gas meter locations.
Domestic Water, Sanitary, Vent, Grease and Gas
The landlord may have designed and installed the following utilities to each leased premises. All Tenants
are required to verify the individual utilities that are existing with leased spaces.
Domestic Water
The Landlord has installed water service for Tenant space, provided near the ceiling. A shutoff valve and
a capped line are provided for Tenant to connect to. The water is un-metered, except for high usage tenants. Water meters are located in each sprinkler valve room. All water piping shall be copper and insulated. Under floor water piping shall be Type K copper without joints.
Typical Tenants: 3/4” insulated domestic cold water stub, valved and capped
Food Court Tenants: 1” insulated domestic cold water stub, valved and capped
Sanitary Sewer
All Tenants: 4” Sanitary sewer underground.
Gas Piping
Natural gas distribution is located on the roof. Gas piping is required to be supported and painted by
tenant per mall specifications. Service availability will be coordinated through Landlord. Gas piping
shall be welded construction, except final connection to equipment. All gas piping for heating to be on
the roof. Food tenants using gas for cooking must run gas vertically thru plenum space above ceiling in a
sleeve vented to outside air. All gas piping in tenant’s space must be exposed.
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Plumbing - contd..All Tenants
Tenant Responsibility:
Tenant shall provide a complete plumbing system from Landlord’s distribution point. Including but not limited
to, all necessary labor, connections to supply stubs, piping, clean-outs, fixtures, etc. necessary for the satisfactory
operation of a plumbing system.
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Connection to Landlord’s point of service and extend service as per code.
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Provide handicapped toilet facilities in accordance with Title III of American with Disabilities Act and local
codes.
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Tenants over 750sf must have a minimum of one unisex restroom. Any tenant serving food/beverage located
outside of the food court must have a restroom.
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All toilets must be flush valve operated.
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Exhaust system to outside air above the roof. Roof penetration must be coordinated with Landlord’s on-site
representative. Vent through to the roof must be a minimum of 4”.
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Exhaust fans to be wired to light switch.
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Provide water proof membrane in water areas (i.e., toilet rooms, sink areas).
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All water heaters must be located below ceiling and have a appropriate overflow pan.
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Provide relief valve and piping from water heater and overflow pan to nearest floor drain.
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Domestic water piping to be insulated with a minimum 1” thick fiberglass insulation.
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At least one floor drain (3” minimum) and cleanout in each toilet room, kitchen and or wet areas must be
installed.
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Sanitary piping that is above grade shall be cast iron.
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Combustible piping (PVC) shall not be installed nor permitted through any floor, rated partition, or tenant
plenum areas.
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Soil piping to be cast iron, domestic water piping to be type “L” copper, vent piping to be cast iron, galvanized steel or copper.
Additional Food Related Tenant Responsibility:
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Connect to Landlord’s point of service and extend service according to Tenant’s requirements and applicable and local codes.
Each tenant will supply solenoid valves in their gas supply line that will be interconnected to the mall fire
alarm system to ensure shut down of gas fired equipment (if applicable).
Tenant must provide a hand and three compartment sink (if applicable).
Mop sinks are suggested.
All gas piping shall be welded from the gas manifold tap provided by the utility company.
Gas piping shall not be in concealed spaces. Sleeved and vented as per code.
Gas piping shall be supported and painted per Center’s specifications.
Provide gas pressure regulator and meter at main or as per code.
Provide a waterproof membrane under the finished floor and turned up 6” on each wall. Tenants shall flood
test the area and verify with mall operations that no leaks occur before the finished floor is installed.
Grease Traps:
No grease is to be disposed of in the sanitary sewer system. All tenants preparing food on the premises must install an interior grease trap.
For Food Court Tenants, the interior trap must be connected to a secondary sanitary sewer connection running to a
common exterior grease trap. The Landlord will provide the common exterior trap and tenants required to connect
to the same will pay of their share of installation and maintenance costs as provided in lease.
Only grease traps may be connected to the secondary sanitary sewer/exterior grease trap facility. Tenants preparing food that are not located in the food court must install their own exterior grease trap per code, local and state
requirements, if any, and in a location designated by Landlord.
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Plumbing Details
Gas Vent Piping Detail
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The Pines
Plumbing Details
Typical Tenant Plumbing Riser
COMMON VENT THROUGH
ROOF
CAPPED VENT STUB BY
LANDLORD. TENANT TO PROVIDE
CAPPED TEE FOR FUTURE TENANT.
FIELD VERIFY
FOR SIZE
VALVE OR CAP
BY LANDLORD (P.O.C.)
VENT BY TENANT
WASTE LINE
BY LANDLORD
GREASE WASTE LINE/STUB
FOR FOOD TENANT'S ONLY
CAP BY
LANDLORD (P.O.C.)
INSIDE TENANT'S LEASE LINE
(ALL WORK DONE BY TENANT)
Notes:
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All domestic hot and cold water piping within Tenant space shall be insulated with a 1” thick fiberglass all
service jacket type wrap around insulation.
All sanitary piping shall be cast iron
All domestic water piping to be type “L” copper tubing
PVC piping is not permitted above grade.
Tenant is to provide and install a backflow preventer
All Tenant water heaters shall have relief and tank drain pan piped to the nearest floor drain.
All toilets must be flush tank operated
Provide a remote water meter per mall operations, to be read in gallons.
The Pines
Plumbing Details
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The Pines
All Tenants
Fire Protection Design Criteria
The following is a list of minimum design information required to expedite plan 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.
We urge you to read this manual in its entirety in order to fully understand the requirements needed to generate an
approvable set of construction documents.
Sprinkler Drawing Requirements
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• Location of sprinkler head grid with main and branch pipe sizes.
Temperature rating of all heads.
Hydraulic calculations.
Fire extinguisher locations.
Height of ceiling drops.
Lighting location.
Curtain wall locations.
Landlord Supplied Sprinkler System
Landlord has designed and installed a fire prevention system (sprinkler system). All Tenants must comply with
NFPA guidelines and the local codes.
Tenant Responsibility:
Tenant shall provide a complete sprinkler system within the leased premises; including but not limited to, all necessary labor, piping, sprinkler heads, escutcheons, etc. for the satisfactory operation of a sprinkler system. Tenant
shall verify existing conditions.
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Upon completion of sprinkler system in leased premises, Tenant’s sprinkler contractor must contact Landlord to arrange for a system shut down for final point of connection (at Tenant’s expense).
Plans must be signed and sealed by a registered Fire Protection Engineer of the State.
Each tenant must generate a sprinkler shop drawing and supply hydraulic calculations to the Landlord’s onsite representative.
Tenant’s sprinkler system shall give coverage up to Tenant’s lease line.
Provide sprinkler coverage at exit alcove and storefront entrance alcove.
No combustible material is allowed above tenant ceiling unless sprinkler coverage is provided.
Maintain a minimum 18” clearance between ceiling sprinklers and stock or displays.
All storage decks and mezzanines must be fully sprinkled.
Sprinkler inspection test valves and drain piping associated with same are located in various tenant spaces
throughout the mall. Valves normally are located below 10’ A.F.F. Valves must be left accessible.
Standard sprinkler heads in areas without ceilings will be upright bronze heads. Standard sprinkler heads in
areas finished with ceiling will be pendant chrome heads. Landlord urges Tenant to consider flush-mounted
heads in entries and show windows.
The Pines
All Tenants
Tenant shall provide a complete fire alarm system within the leased premises, including but not limited to, all necessary labor, strobes, horns, wiring, etc. necessary for the satisfactory operation of a fire alarm system.
Tenant Responsibility:
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Tenant shall employ Landlord approved vendor for the installation or modification of the fire alarm
system, at their sole cost and expense.
Fire alarm devices must be structurally mounted or as required by the local jurisdiction.
Class “A” system, wires must be identified for direction and polarity.
Current ADA guidelines, and local codes must be followed.
Tenant shall install one smoke detector for each 900 square feet of leased space, or as directed by Mall Operations.
Refer to Mechanical section for duct smoke detector requirements.
Final connections to fire alarm system are by Landlord approved contractor at Tenant’s sole cost and
expense.
Fire Extinguisher:
Every store must have at least one ABC fire extinguisher with a minimum 2-A rating. The number and location of
extinguishers will be established by the applicable code enforcement official (s) on an individual basis.
Additional Food Related Tenant Responsibility:
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Hood suppression system and makeup air to interface with Landlord’s fire alarm system (if applicable).
All food related Tenants must submit hood suppression plans to Local Jurisdiction for approval.
Restaurant Tenants must also install integral automatic CO2 or dry powder fire extinguisher system, in addition to the standard sprinkler systems for fryers, grills, and other cooking equipment. * in order to prevent
grease build-up in the system or on the roof which constitutes a serious fire hazard, the criteria for NFPA
#96, latest edition, must be followed in designing and operating the cooking exhaust system.
Restaurant Tenants will be required to install galvanized metal pans filled with sand on the roof to catch
grease that escapes through filters. The maintenance of these catchpans is the responsibility of the Tenant.
Restaurant Tenant is also required to install at least one wall-hung, five pound, dry type fire extinguisher,
U.L. listed. Tenant to contact local and state fire marshals for requirements and location of fire extinguisher.
The Pines
Fire Alarm Design Criteria
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The Pines
All Tenants
Roofing Criteria
Any and all roof penetrations required by Tenant shall be designed and engineered by Tenant’s engineer and approved by Landlord’s engineer and installed in accordance with Landlord’s Structural Engineer’s requirements at
Tenant’s expense. Fees incurred by Landlord for structural review of Tenant work shall be reimbursed to Landlord by Tenant. There shall be no penetrations of the roof or installation of radio, television antennas or satellite
dishes without the prior written approval of both the Landlord and the Landlord’s Architect.
All flashing, counter-flashing and roofing repairs shall conform to the Shopping Center roofing specifications.
Such work shall be paid for by Tenant and shall be performed by Landlord’s roofing contractor. Locations of all
roof penetration and additional rooftop equipment supports must be reviewed and approved by the Landlord’s
structural engineer in writing.
Roof curbs shall be “Thy” curbs or equal. (Refer to the Roofing Exhibits for specific details.) No wood sleepers
of any kind will be allowed. Roofing curbs shall provide for a minimum of 12” clearance of rooftop equipment
above roofing surface.
Each unit of HVAC equipment including make-up air units, grease exhaust fan units, air conditioners, and toilet
exhaust fans, shall have their own electrical disconnect and IRC pipe penetration twelve to eighteen (12” to 18”)
inches from the unit served by that designated conduit. Conduit may not be run horizontally on the roof surface.
All make-up air/cooking exhaust electrical interlock wiring and conduit shall be installed within the Tenant’s attic
space. Exposed conduit on roof shall only exist at penetration next to the designated unit of equipment.
All package air conditioning unit condensate piping shall be installed so the piping attaches to the unit at the designated place, then penetrates the roof twelve to eighteen (12” to 18”) inches from the air conditioner. The condensate piping is then directed to the Tenant’s floor drain located in their restroom or kitchen. Condensate piping
shall be copper type “M”. Piping installed within the Tenant’s ceiling and space shall be insulated and air tight to
prevent the formation of condensation. The IRC Pipe Penetration detail shall be utilized. All roof mounted equipment shall be mounted a minimum height of twelve inches above the exposed roof membrane.
No exhaust or vent shall be within 15 feet of any rooftop supply air vent. When locating restaurant supply and
return air ducts at the roof level special consideration should be given to the distance between supply air intake
ducts and exhaust ducts. Also, the direction of discharge from exhaust vents should be such to prevent odors from
entering other systems.
Note: all roof-related Tenant improvement exhibits must be on Tenant plans for final Landlord approval.
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All Tenants
Structural Criteria
Landlord’s architect shall design the building shell in which the Tenant Premises are located. Said building shall
be constructed and sprinklered in accordance with the applicable building code. Exterior walls shall be masonry
or such other material or materials as Landlord’s architect shall select.
Construction of the building in which the Premises are located shall be Type VN typically, with theater being Type
II 1 hour. If restaurants are considered type A 2.1 occupancy (over 300 occupant load) classified as Type II 1 hour.
The floor area of the Premises shall have lease measurements provided in Exhibit “B” of the Tenant lease.
Although the demising partitions may be on the column center lines, the column and the structural braces, being
thicker than the wall, extend into the Premises. The floor area calculations are from the center line of partitions.
No deduction is allowed for the columns, sprinkler risers, roof drains, structural braces, masonry shear walls or
air conditioning duct shafts serving Tenant and located within the Tenant’s Premises. Tenant acknowledges that it
may be necessary for Landlord to utilize an area within the Premises for said purposes, which every attempt shall
be made to locate adjacent to an interior wall other than the storefront. This area shall be included in the floor
area calculations if it does not exceed 1% of the total square footage in the space. Area in excess of 1% shall not
be included.
Any alterations, additions or reinforcements to Landlord’s structure required to accommodate Tenant’s Work shall
be performed only at Tenant’s expense with Landlord’s structural engineer and Landlord’s prior written approval.
Tenant shall pay, upon receipt of invoice and without setoff or deduction, any costs associated with Landlord’s
construction of Tenant’s proposed alterations, additions or reinforcements.
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