Oakridge - Westfield Tenant Coordination

Transcription

Oakridge
Food Court Tenant Criteria
August 2012
Table of Contents
PURPOSE OF CRITERIA MANUAL
1.0
2.0
3.0
4.0
4.1
4.2
4.3
4.4
4.5
4.6
4.7
5.0
6.0
6.1
6.2
6.3
6.4
7.0
7.1
7.2
7.3
2
Mission Statement
Project Introduction
Design Philosophy
Westfield Design Language
Architectural Elements
Graphic Design
Lighting Design
Exhibition Cooking
Food Merchandising
Kitchen Equipment
Materials Selection
What’s Inside
Technical Criteria
Mechanical Design
Electrical / Telephone
Plumbing
Fire & Life Safety
General Information
Tenant Submission Process
Codes and Jurisdiction
Project Directory
04-05
06-07
08-09
10-11
12-13
14-19
20-21
22-23
24-25
26-27
28-29
30-37
38
38-41
42-45
46-48
49
51
51-55
66
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We s t f i e l d O a k r i d g e Fo o d C o u r t C r i te r ia
This is the Westfield Oakridge Food Court Tenant Criteria
Manual, which contains the General Design Criteria
for Tenant Improvements. This handbook will assist in
familiarizing you and your team with the image, character
and objectives that set the tone for the new Food Court.
The Tenant’s Architect is encouraged to contact the
Landlord’s Tenant Coordinator to discuss any specific
design intentions or questions prior to commencing
design work.
The Landlord’s Tenant Coordinator will strive to resolve
all outstanding design issues. However, the Tenant
Coordinator may, in the best interests of the mall, reject
any aspect of a Tenant’s design. If an acceptable design
cannot be agreed upon, the Landlord may, at the Tenant’s
expense, provide the storefront design.
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1.0 Mission Statement
1.0 Mission Statement
At Westfield we strive to distinguish ourselves through superior performance in retail development.
The continuous improvements made to our properties are done to meet the changing needs of our
customers and the retailers we serve. This commitment is evident to our Tenants who enjoy a retail
environment that is well-designed, meticulously maintained and vigorously marketed to maximize
traffic and sales. We look to enhance the shopping experience for our customers through the quality
of our Tenants and artful Tenant design. We look to become partners with retailers striving for
these same goals. Westfield is ready to meet your needs; through shared communication and our
expertise, we will create the store that you envision. We wish you great success with the completion
of your store and look forward to forming a successful relationship for us both.
“Westfie ld looks
to en hance the
sho p p i n g e x p erience
fo r o u r c usto m ers
th ro u gh the qu ality
of o u r T enants
a n d a r tful T enant
Desig n.”
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2.0 Project Introduction
2.0 Project Introduction
Westfield Oakridge
In recent years, Westfield Oakridge has taken strides
to enhance its merchandise mix, amenities, and overall ambience.
This food court setting features bold flavors, enticing design, and the celebrated Westfield Family Dining experience with smaller tables perfectly
suited to families with young children.
This space is to become a focal point of the entire center, with stylish décor,
lighting, and exhibition-style cooking combining to celebrate the art of food
preparation and the joy of eating well.
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101
N
6
Food Court
N
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3.0 Design Philosophy
3.0 Design Philosophy
food theater
THE THEATER OF FOOD
Eating is an art we all participate in.
Stepping inside a Westfield food experience is like entering a theater.
Food Courts are composed of multiple stages made up of food scenery.
Great restaurants entertain customers, share new flavors, make statements,
express cultures and inspire lifestyles.
interaction
prep-action
Westfield Bondi Junction
Harbour Room, Sydney
presentation
Let the show begin...
to allow the audience
to enjoy a great experience
and be mesmerized.
Westfield Bondi Junction
Harbour Room, Sydney
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4.0 Westfield Design Language
4.0 Westfield Design Language
While Westfield outlines specific requirements and
prohibitions, there is language in this document that is
considered subjective (i.e. “standard”, “typical”, “creative”,
“prototypical”etc.)
CAFE STYLE FOOD COURT
In the hyper-competitive retail industry, Westfield is constantly striving for improvements in order to
differentiate our shopping environment from our competitors. The Food Court is part of this equation.
It is comprised of mall common areas and individual tenant spaces. Our goal is to transform the
environment from a “fast food hall” to a “cafe” style environment by breaking down traditionally large
seating areas into small intimate groups, using “softer” materials, and appropriate lighting fixtures
to enhance the dining and shopping experience. We are encouraging Tenants to re-think their store
design to achieve this vision by treating the entire visual presentation like a well-composed work of
art, seamlessly integrating:
It will be up to the Westfield Tenant Coordinator’s discretion
to determine whether your design meets the requirements
outlined in this document. We will be working very closely
with Tenants and their Designers to assure a completely
integrated and appropriate design specific to their brand and
corporate image.
While designing your store the following principles must be
adhered to:
•Architectural elements
•Graphic design
•Lighting
•Exhibition cooking
•Food merchandising
•Kitchen equipment
•Materials selection
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• We are asking the Tenant to re-image their store to
fit into the Food Court environment that Westfield
envisioned for Westfield Oakridge.
• The design must begin to approach the quality of a
high-end, sit-down restaurant.
Please review the enclosed images and comments which
will convey many of the concepts we are trying to achieve
and discuss your ideas or concepts with your Tenant
Coordinator.
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4.1 Architectural Elements
4.1 Architectural Elements
Add visual interest through changes in ceiling planes and wall planes. Treat columns and hoods as
architectural features. Create service counters more intricately detailed.
Prohibitions:
Requirements:
•
•
•
•
•
•
•
•
•
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All surfaces must be considered design elements. The
elements must work together to create an interesting
overall composition.
All ceilings will be finished gypsum board ceilings with the
exception of the “back of house” area.
Acoustic ceiling tiles will not be permitted in the front of
house.
Return air grilles in the front of house (sales) areas (if used)
must be painted to match the adjacent ceiling.
Sprinkler heads must be fully recessed and painted to
match the adjacent ceiling in the front of house (sales)
areas. No exceptions.
Exposed hoods and columns need to be treated as
architectural features and integrated into the overall design
in a comprehensive manner.
Toe kick must be used along all store front counter areas.
Floor finish transition must occur at center of swing gate at
closed position. Tenant must extend mall finish.
Tenants must provide a physical sample board and/
or sample of all finishes used in front of house (sales)
area. Electronic submittals will not be accepted and no
exceptions will be made to this policy.
•
•
No direct view of “back of house.”
No swing gates at front counter.
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4.2 Graphic Design
4.2 Graphic Design
ENVIRONMENTAL GRAPHICS
In an era in which consumers are making decisions based on corporate identity we are encouraging
companies to bring their marketing strategies into the store design. This is accomplished through
environmental graphics. Much like advertising, environmental graphics work to affect the consumer
by impressing a mood and lifestyle. Retail shops have been incorporating this type of advertising
into their stores for years. It is Westfield’s goal to bring this merchandising strategy into the food
court as well. Environmental graphics should not be literal photos of your food offerings. It can be a
backdrop for your store. The use of environmental graphics is an important element in getting your
message and brand across to your potential customer. Environmental graphics tell the consumer
what the product is all about. Name branding, lifestyle photos and environmental graphics are
combined to convey information in a fresh modern way.
Requirements:
•
•
•
•
•
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Use a professional graphic designer to work with the
architect to come up with an integrated environmental
graphic.
Digital graphics are recommended to be printed on high
quality vinyl and mounted behind glass.
Submit MIN. 8”x 8” vinyl sample printed in full scale for
Landlord approval.
Detail the installation of the graphic in a clean seamless
manner.
Environmental graphics can be placed in non-traditional
areas including columns and hoods.
A food stylist must be employed in the production of all
food photography.
All graphic design elements are to be submitted with
architectural drawings. They will be subject to strict review
by Westfield’s Tenant Coordinator.
Prohibitions:
•
•
•
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No plexiglass.
No low resolution digital graphics.
No low quality digital output.
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4.2 Graphic Design
Requirements:
MENU BOARDS
•
The menuing is part of the graphic design of the space. It should be designed by a professional
graphic designer and integrated into the overall environmental graphic.
Traditional backlit menu boards and backlit transparencies will not be accepted. Non-traditional
placement of the menuing information creates visual interest and is strongly encouraged. See
examples of menuing on hoods, sidewalls, counter and the like.
We understand operational requirements of changing food items and prices. It is up to the graphic
designer to devise methods to do so while adhering to these goals.
•
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Use a professional graphic designer to design
your menuing. Integrate menuing into the overall
graphic design of the space.
Use non-illuminated menuing, lit from a remote
source. Implement a creative use of alternative
fonts. All fonts will be subject to landlord
approval.
Use food and lifestyle photos. However, all
photos must be produced with the involvement
of a professional food stylist and is subject to
landlord approval.
Menuing drawings that completely detail the
fabrication and installation methods must be
submitted for landlord approval.
Electronic menus are encouraged however, they
need to be integrated into the architectural
design. The digital content should be created by
a professional graphic designer.
Submit catalogue cuts and monitor digital
contents for Landlord approval.
Prohibitions:
•
•
•
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No standard prototypical menu boards.
No back-lit transparencies unless reviewed and
approved by Westfield.
No (traditional) back-lit menu boards unless
reviewed and approved by Westfield.
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4.2 Graphic Design
SIGNAGE
Signage may be the single most important element of the entire store. This is the area where the
Tenant can most effectively brand their storefront.
In imaging your store, your signage should not mimic a fast food type operation. You should use
the type of signage that would compliment the design of a chic modern restaurant. The signage
should be a part of the graphic design as a whole.
Requirements:
•
•
•
•
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Signage and environmental graphics must be
conceived as an integral part of the design, so they
do not appear as an afterthought application.
Primary storefront identification shall be limited to
Tenant’s trade name, as approved in the lease, or
as otherwise approved in writing by Landlord.
All signs must fit comfortably into their storefront
architecture, leaving sufficient margins and
negative space on all sides. Thickness, height,
and colors of sign lettering and graphics must
be visually balanced and in proportion with other
signs within the project.
All illuminated signs must be controlled by
Tenant’s time clock and illuminated during general
operating hours as defined by the Landlord.
Prohibitions:
•
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•
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All submitted Tenant shop and storefront
elevations should show and/or illustrate
proposed signage in each phase of the
presentation. Sign shop drawings for all
signage must be presented to the Landlord
for approval prior to commencement of
fabrication.
Signage shall be mounted only to Landlord
designated location.
All sign illumination must be concealed.
All graphics and signage shall be
professionally assembled and displayed in a
first-class manner.
Check mall specific sign criteria.
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No sign, advertisement, notice or other lettering shall be
exhibited, inscribed, painted or affixed on any part of the
storefront except for the store identification sign.
No internally illuminated awnings with or without signage.
No internally illuminated channel letters with faced acrylic
translucent face panels.
No signs fabricated of cloth, paper or cardboard.
No signs which are fabricated of vinyl such as the stick-on or
decal type.
No noise-making signs.
No conventional plastic or acrylic faced box or cabinet signs.
No formed plastic or injection molded signs.
No luminous vacuum formed letters.
No temporary wall signs, window signs, pendants, banners, flags,
inflatable displays or sandwich boards.
No animated signs: signs consisting of anything swinging,
rotating, flashing, blinking, scintillating, strobing, including any
moving electronic message boards or centers, or temporary
lighting, such as, but not limited to search, flood, or fluorescent
gel lights.
No odor producing signs.
No hand-written signage.
No exposed lamps, including decorative neon.
No exposed fastenings or manufacturer’s /underwriter’s labels.
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4.3 Lighting Design
4.3 Lighting Design
Lighting design offers the designer the opportunity to satisfy both functional and
aesthetic requirements. Care should be used in selecting light sources that compliment
the food being served. Using a combination of ambient lighting accents and layering of
architectural “jewelry” including decorative pendant lights will help activate the space.
Requirements:
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•
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Landlord shall provide lighting in public spaces.
Tenant is responsible for all lighting within the entire
demised premises.
For Tenant identification and signage, see architectural
signing criteria.
Recessed incandescent quartz halogen luminaries shall
be used for counter illumination and shall be of a low
brightness and shielded type.
Foot-candle levels at counter height shall be 50 foot
candle average maintained.
Recessed incandescent quartz downlights with specular
or semi-specular clear alzak reflectors are acceptable if
they have a low brightness and are the shielded type.
All fixtures must utilize a clear tempered glass safety lens
as per food preparation and local electrical codes.
The use of decorative type lighting such as luminous
ceilings, chandeliers, pendant or wall units or clear
type glitter strips are permitted only if the location is
approved by Landlord.
•
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All Tenant lighting shall be controlled separately,
and illuminated during mall operation hours.
H. I. D. Lighting shall not be used unless
approved by Westfield.
Incandescent quartz halogen pendant units may
be used for general lighting only if the Tenant has
established an identity on this theme or motif.
Landlord shall have final approval of decorative
type and location.
Quartz halogen incandescent PAR 16/20/30/38
spots or low voltage MR-16 quartz halogen
type lighting, recessed or surface track is
recommended for high impact on merchandise
or food. These sources must be protected with a
clear tempered glass safety lens equipped with
the fixture.
All display cases must be adequately lit and
ventilated. Direct visual exposure of incandescent
lamps and/or fluorescent tubes is prohibited.
•
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All Tenants must install occupancy sensors
in all back of house areas to control lighting.
All illuminated signs must be illuminated
during the hours the mall is open. These signs
shall be controlled by a time clock. Refer to
architectural signing criteria.
To retain and protect the visual environment
of the area and for the benefit of all Tenants,
each individual Tenant shall limit the
brightness of their lighting fixtures, which
shall be subject to the Tenant Coordinator’s
approval.
Emergency lighting must be fully recessed in
the front-of-house (sales) areas. No surface
mount type is allowed.
Use staggered under-counter lighting if used.
Bottom of pendant light must be installed at
a minimum of 6’-6” A. F. F.
Prohibitions:
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No 2’ x 2’ or 2’ x 4’ fluorescent lighting in the front
of house shall be allowed.
No recessed flush type acrylic lenses shall be used
for general lighting.
No strobe, spinner or chase type lighting shall be
used.
No lighting shall be installed outside the demised
premises.
No track lighting is permitted in the front of
house area unless specifically approved by
landlord. It can be used if it is hidden or recessed
into ceiling, otherwise tenant should use monopoint type fixtures. Use of high quality fixtures is
required. Submit cut sheets of fixtures including
manufacturer, model and any photos of specific
fixture to Landlord for design approval.
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4.4 Exhibition Cooking
4.4 Exhibition Cooking
Whether it is grilling, chopping or plating a dish, seeing the art of cooking brings excitement to
the customer. Exhibition cooking strikes a higher level of freshness in food served and offers a
sophisticated experience that is unique to a Westfield Food Court. Westfield encourages retailers to
incorporate exhibition cooking into their design.
Requirements:
•
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Food preparation such as chopping /mixing can be
interpreted as exhibition cooking.
Showcasing the food preparation by opening the kitchen
is encouraged.
Equipment used for exhibition cooking should be an
integral part of the store design.
Uniforms at the front service area are encouraged as it
strengthens brand image.
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4.5 Food Merchandising
4.5 Food Merchandising
Food display /merchandising should be an integral part of the overall design. Just as successful
retail merchants invest a great deal of time and energy in the display of their products, the
successful Food Court restaurateur must do the same. It is important for the product to be
presented in a fresh, natural and pure way.
Requirements:
•
•
•
Where appropriate, deli case displays should be
incorporated into front counter. All deli / display
cases are recommended to be frameless square
glass and UV bonded. Curved display cases are
discouraged.
Steam tables, deli cases and food display
presentation are recommended to be much lower
than standard height.
Packaged food products can be used as part of
the display system. Images of food can be used to
emphasize the message.
Prohibitions:
•
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No plastic food display allowed.
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4.6 Kitchen Equipment
4.6 Kitchen Equipment
Many traditional Food Court operators tend to look like “food factories”. This is not an
acceptable design solution for Food Courts managed by Westfield. As a part of it’s goal
of creating a café style environment, Westfield will be closely monitoring the selection
and placement of all equipment. As such, whatever equipment deemed essential for the
operation must be fully integrated into the overall design. Therefore, all efforts must be
made to minimize the amount of equipment visible to the public. All exposed equipment
should be minimized and integrated into the overall conceptual design.
Requirements:
•
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•
•
•
•
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Soda dispensers must be “slimline” with
stainless steel finish and can only be accessed
by Tenant’s service employees.
All storage in “front of house” shall be
accounted for in the built-in millwork.
UV bonded, frameless sneeze guard is
encouraged.
Equipment may not merely be placed on the
counter, it must be integrated into the overall
design, encased in cabinetry, etc..
All equipment should be as compact as
possible. If it is on the front counter it should
be recessed into the counter to assure
maximum sight lines.
All hand sink soap, paper towel dispensers
and other fixtures must be compact in size with
stainless steel finishes.
•
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Hand sink in front of house must be integrated into
counter/cabinet.
POS system must be recessed into counter or shrouded
such that the majority of the POS is hidden from view
and what remains visible is pleasing to the eye. This
determination will be made solely by Landlord design
review. POS configuration must be submitted for
Landlord review. No exceptions.
All equipment should be placed in the kitchen rather
than the storefront.
Catalog cuts for all equipment visible to the public must
be submitted for review and approval by Westfield.
Service items including but not limited to straws,
napkins, cups, plastic wares, condiments and other such
items must be placed in recessed compartments on the
counter. Otherwise, provide a designated place to hide
service items from public view and reduce visual clutter.
Prohibitions:
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No self-serve soda towers. No corporate graphics (i.e.
Coca Cola, Pepsi, etc.)
No free standing equipment at front counter.
No kitchen equipment provided by food purveyors will
be allowed to display their signage/logo.
No exposed storage at the front of the store will be
accepted. All storage shall be incorporated in the builtin millwork.
No front venting refrigerated display cases will be
allowed at the front counter.
No full height freezer/refrigerator will be allowed in the
front of house.
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4.7 Materials Selection
4.7 Materials Selection
Recommended counter top materials:
Material selection clearly plays a very important role in defining the cafe bistro ambiance. While
it is important that the materials work in a functional way, they must also be employed to convey
the overall message of your establishment to your customer. Tenants must submit a sample board
to Westfield Tenant Coordination for approval. Careful selection of materials is necessary to
emphasize the café environment.
Solid Surface Zodiaq, CaesarStone or similar
Recommended:
COUNTER TOP
COUNTER FRONT
WALLS
•
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•
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Quartz
Stone slab
High quality solid surface or
granite
High quality resin
Stainless steel
•
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Decorative metal
Back painted glass
High end porcelain / ceramic / mosaic /
glass tiles
Quartz
Stone slab
High quality solid surface or granite
High quality resin
Stainless steel
Wood
•
•
Prohibitions:
•
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•
•
•
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Back painted glass
Graphic mounted to the rear of glass &
mounted to the wall
High-end porcelain / ceramic / mosaic /
glass tiles
High quality wallpaper graphics
Solid Surface Corian or similar
Recommended counter front materials:
Wood veneer
Glass tiles
Rectangular tiles
No plastic laminates except for cabinetry
on the back wall.
No plexiglass.
No standard 4” x 4”, 6” x 6”, 12” x 12”
tiles unless approved by Westfield.
No painted surfaces except areas
approved by Westfield i.e. ceiling.
No wallpaper.
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5.0 What’s Inside
Food Court
5.0 What’s Inside
THEATER
BOX OFFICE
CORNER TENANT
TYPICAL TENANT
EXISTING
BRACING
TENANT WITH EXTERIOR
ENTRANCE, INTERIOR CUSTOMER
CIRCULATION AND TRANSPARENCY
TO EXTERIOR
FLOATING FOOD TENANTS
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N
Food Court Overall Plan - NTS
Sample Tenant
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5.0 What’s Inside
FC02 - FC 8, FC10 -FC13
5’-0” x 2’-0” x 4”
HANGING BLADE SIGN
EACH TENANT SHALL FURNISH AND
INSTALL A REAR EXIT DOOR. DOOR SHALL
NOT SWING INTO SERVICE CORRIDOR
TENANT FINISH ON INTERIOR KITCHEN WALLS
KITCHEN / PREP AREA
(VARIES BY TENANT)
EXISTING CORRIDOR WALL
TENANT IS ENCOURAGED TO HAVE A
SWITCHBACK WITH VESTIBULE
TENANT FINISH ON BACK AND DEMISING WALLS
SERVICE COUNTER BY TENANT
MENU BOARD ZONE / SIGNAGE ZONE
REFINISHED NEUTRAL PIER
COUNTER FURNISHED AND INSTALLED
BY TENANT
CORNER TENANT - NO BLADE SIGN
BLADE SIGN ABOVE
PUBLIC/ SERVICE AREA
(VARIES BY TENANT)
LEASE LINE
TYPICAL TENANT
TENANT WITH EXTERIOR
ENTRANCE, INTERIOR CUSTOMER
CIRCULATION AND TRANSPARENCY
TO EXTERIOR - NO BLADE SIGN
Tenant Signage Location Plan - NTS
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VARIES
N
Tenant Typical Plan - NTS
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5.0 What’s Inside
3” clear on all sides
1/2” s/s rods
LEASE LINE
height
varies
to
ceiling
VARIES
CEILING BY LL
FOR TENANTS FC2, FC3, FC4, AND FC10,
BLADE SIGN IS MIRRORED TO OTHER SIDE
OF ELEVATION
1’-10”
Illuminated blade
sign
VARIES
0’-4”
CEILING REPAINTED BY TENANT
ICI PAINTS ‘CRISP WHITE SHIRT’,
SATIN FINISH
1/2” S/S ROD
11’-8” AFF
SOFFIT LIGHTING INSTALLED BY
TENANT
Feelux Slimlamp LED
TENANT SUPPLIED BLADE SIGN
13’-6”
5’-0”
ABOVE SOFFIT LIGHTING
Feelux Slimlamp LED
TENANT SIGNAGE/ MENU ZONE ON
BACK WALL OR SOFFIT BETWEEN
7’-0” AND 10’-0” A.F.F. W/ 14” MAX
LETTERS
1’-6”
1’-6”
REMOVE BLUE LIGHTS ON BULKHEAD,
PATCH DRYWALL AND REPAINT
SIGNAGE/MENU ZONE ON BACK WALL
BETWEEN 7’-0” AND 10’-0”
7’-0”
13’-6”
3’-0”
SIGNAGE
SIGNAGE BY TENANT
NEUTRAL MODIFIED BY FIRST
TENANT TO FIT OUT
DETAIL ON PAGE 37
COUNTER BY TENANT 2’-10” AFF PER ADA
TENANT FINISH ON INTERIOR
OF DEMISING WALLS
cap neutral pier with
1” s/s cap with a 1/2”
s/s reveal between cap and
tenant finish
S.S. CAP BY FIRST TENANT TO
FIT OUT
BRUSHED STAINLESS STEEL
2’-10” AFF
TENANT FINISHES N.I.C.
SHOWN DASHED
EXISTING METAL FRAMING
BY L.L.
2’-4”
* All tenants are reuired to add a
decorative lighting element.
approval is at landlords
discretion
0’-6”
6”
1”
Tenant Typical Elevation - NTS
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1/2”
Tenant Typ. Front of the House Section - NTS
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6.1 Mechanical Design
General & Technical Critera
6.0 Technical Criteria
6.1 Mechanical
Design
General and Technical Criteria
Tenant shall furnish and install air-conditioning, heating and
ventilation equipment that shall serve the Tenant Space at
all times during business hours. Tenant shall connect said
equipment to the Mechanical service connections or mains
provided by Landlord at Landlord’s option. Prior to design,
Tenant shall or cause its engineer to field survey existing
conditions within the premises.
Tenants with grease, odor or smoke producing operations
may be required to install pollution control equipment at
tenant’s expense. Such systems shall be submitted for
Landlord’s approval. Tenants who chose not to install such
equipment and is found to, in Landlord’s sole discretion,
cause related problems with neighboring tenants or main
mall system, shall be required to retrofit their exhaust
system to include pollution control at tenant’s sole expense.
Other mechanical systems differing from the below system
designs shall be reviewed by Landlord on a location basis.
Landlord shall reserve the right to deny any variance from
this criteria.
System Design: Split Systems
All tenants are required to utilize a split system design
where upon their condensers shall be located on the roof in
an approved location. Tenant’s design engineer shall refer
to landlord’s designated rooftop equipment plan for their
respective location / zone.
1.
Tenant shall design and install an air-conditioning
and heating system to serve the Demised Premises, based
upon the following design conditions.
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Summer: Inside temperature: 75 degrees F (DB) 50% R.H.
Tenant’s mechanical installation to be completed per all
governing codes and all materials shall be new and of
commercial grade and bare underwriter’s label(s), where
such labeling applies.
Actual inside lighting load, people load and equipment
load.
Installation shall be performed by a licensed Mechanical
Contractor, in a first-class, workman-like manner.
The exact size and outline of all curbs with the actual
weight bearing on the roof at each location (including that
of equipment, ducts, shafts, etc.).
Ventilation load per governing codes.
Tenant’s HVAC system shall be designed and installed to
include all areas of the Tenant Space.
Location of existing Mall structure and additional
reinforcement required by Tenant’s equipment weight.
Tenant shall furnish complete data indicating system air
balance in the Demised Premises and a certified thirdparty balance report no more than thirty (30) days after
opening.
Details of Landlord-approved curbs and penetration
flashing.
Summer: Outside temperature: 94 degrees F (DB), 72
degrees F (WB).
Minimum outside air quantities shall be based on 0.3
CFM per square foot of floor area and/or as required by
governing codes, whichever is greater.
Winter: Outside temperature: 30 degrees F (DB).
Winter: Inside temperature: 70 degrees F (DB) (minimum
throughout the Demised Premises). Provide supplementary
heating as required and in compliance with all applicable
codes.
“U” factor of roof is .05 btuh/square foot degrees F. “U”
factor for walls is
.189 btuh/square foot F.
Tenant’s engineer is to design and Tenant’s contractor
is to install the entire Mechanical System. Any and all
rooftopequipment must be located within the allotted roof
top space provided/designated by landlord
Landlord Work
At Landlord’s option, a common outside air main duct OSA
for Tenant’s system connection located within the Demised
Premises, as selected by Landlord. Sizing of duct shall be as
required by code for minimum OSA requirements and as
determined by Landlord.
At Landlord’s option, a mechanical shaft shall be provided
for each tenant’s cooking exhaust, M.U.A. and piping. The
size of the shaft shall be determined by the Landlord.
Tenant Work: General Requirements
A. Roof
Roof construction is designed for a live load of 100 PSF
consisting of a metal deck or poured concrete, lightweight
concrete, rigid insulation and a single-ply roof membrane
or liquid applied roof membrane mirror drain system
between two layers of light weight concrete.
Tenant’s roof top equipment shall be located on the
roof in areas specifically designated for such equipment.
These units shall conform to Landlord’s requirements with
respect to weight and size, shall not exceed six feet (6’0”) in height (installed) and shall furnish a minimum twelve
inch (12”) clearance from the top of the roof-mounted
curb support platforms to the top finished surface of the
roof. Any additional reinforcement of the room structure
necessary to support equipment shall be at Tenant’s
expense.
Tenant shall use Landlord’s roofing contractor and/or
waterproofing contractor for all re-roofing, flashing and
patching procedures. Locations of all roof penetrations
shall be reviewed and approved by Landlord in writing.
Roof equipment plan submittals shall include:
The exact locations dimensioned to Mall column grid
lines.
The penetration opening size and required reinforcement
of roof deck.
Dimensioning of all required clearances.
Weatherproofing of all Tenants roof installations shall be
performed by Landlord’s authorized roofing contractor.
All roof-mounted equipment shall be curb mounted
on raised support platforms with all conduits, drains
and refrigerant lines penetrating the roof inside the
curb support. Fabricated support platforms for all roofmounted equipment shall be sized to span from centerline
to centerline of the supports within the equipment bay as
approved by Landlord. Tenant shall procure and install
walkways to and around all rooftop equipment, as shown
in detail. This work may be done by Landlord’s roof
contractor and paid by Tenant’s general contractor.
Tenant’s general contractor shall pay all costs directly to
such roofing contractor.
units, refrigeration units, fan vents, ducts and other such
devices upon a curbed platform or opening in a manner
that complies with Landlord’s installation requirements.
No roof-mounted refrigerant, electrical or water piping can
be installed horizontally over five feet (5’-0”) total length.
No exhaust(s) can be located within a minimum of ten feet
(10’-0”) of any supply or air intakes or building openings.
No equipment or curbs may be installed closer than twentyfour inches (24”) from another roof penetration.
Condensate lines for refrigeration and/or air-conditioning
shall be copper pipes. Such pipe shall terminate back into
Tenant’s space and be connected above the p-trap of the
sink in accordance with the requirements of local authorities
and Landlord. Or Tenant shall install (in accordance with all
governing codes) any condensate drains from air-handling
units to an approved receptacle.
Conduit may not be run horizontally on roof surface.
Site lines of equipment need to be considered from ring
road.
Access to the Mall roof is restricted to Landlord personnel
and Landlord’s designated contractors only. No Tenant
contractor or sub-contractor shall be permitted on the
roof unless permission has been obtained from Mall
Management.
No wood sleepers of any kind shall be allowed.
B. Structural
Tenant’s general contractor shall provide temporary
weatherproofing for all roof penetrations until Landlord’s
roofing contractor has made the final patch.
Tenant, at Tenant’s sole expense, shall engage in the
services of a structural engineer.
No fan, make-up air units, vents, ducts, other devices
or equipment shall be installed on the roof, outside
of Tenant’s premises, in any demising partitions or on
exterior walls without Landlord approval.
Tenant shall locate all Tenant-required grease exhaust
Tenant’s structural engineer shall provide plans and
specifications showing the device(s) or equipment location(s)
and opening(s).
Engineering details shall be reviewed by Landlord’s
structural engineer.
The building’s steel structure is covered with fire proofing
spray ¾”thick on beams and 1-1/2” thick on columns.
All steel supports required by Tenant to be attached to
the steel structure shall be clipped, not welded. Tenant
shall return all fire proofing within the premises to the
specified thickness providing a 1-hour protective coat.
C.Equipment
Food Court / Food Service Tenants shall provide and install
make-up air and grease exhaust system, as required,
including balancing and back-draft dampers, fire dampers,
curbs, exhaust and intake air hood(s).
Air-handling units, heating equipment, water heaters and
other equipment located within the Demised Premises
shall be floor- mounted or located over the storage areas
on supports provided by Tenant, not to exceed maximum
live load.Tenant is responsible for isolation of all equipment
so that vibrations and noises are not transmitted. Any noises
deemed objectionable by Landlord’s Site Representative
shall be corrected at Tenant’s expense. HVAC system shall
be in operation whenever Landlord-provided HVAC services
are operating. Tenants are required to install a seven-day
time clock for controlling their HVAC system and be
connected to the fire/smoke alarm system. Tenant’s airconditioning system shall be provided with all necessary
controls and devices and be compatible with the
enclosed Shoppingtown air-conditioning system and fire
alarm system. Low voltage controls shall be in conduit.
Tenants that have odor-producing operations shall install
a forced-draft ventilation system to maintain a negative
pressure within the TenantSpace and discharge into the
atmosphere via the roof area. Tenant is responsible for
proper diffusion of the exhaust in such a manner as to
prevent odors from entering air intakes of other ventilation
systems.
Installation details, weight specifications, structural
reinforcing details and structural opening detail.
37
6.1 Mechanical Design
D. Duct Work
the Associated Air Balancing council. Fire dampers shall be
provided, as required.
Hanger-wires, duct-straps, fastening devices, etc. shall
be fastened to joists and/or beams above and conform
to the National Mechanical Code and all ordinances and
regulations having jurisdiction. Do not attach anything
directly to the upper-level slab or the roof deck and furnish
seismic support per the National Building Code.
Tenant, at Tenant’s expense, shall enclose any required
duct shafts located outside the Tenant’s space with a two(2) hour fire-rated partition. Landlord shall approve and
designate the locations of any Tenant-required duct shaft
located outside the demised premises.
Tenant shall specify the type of duct and duct insulation
used, as per NFPA standards and Landlord’s insurance
carrier’s requirements.
Supply and return duct work shall be insulated with a
minimum of one-inch (1”) thick blanket-type insulation
with a vapor barrier. Acoustical liner may be furnished, as
required per NFPA standards, Landlord’s insurance carrier’s
requirements and be UL rated. Flame spread shall not
exceed twenty-five (25) and smoke developed shall not
exceed fifty (50).
Air distribution supply registers and/or diffusers shall be
designed and specified for 50-fpm terminal velocity.
Tenant is not allowed to remove exterior insulation from
Landlord’s main duct.
comply with N.F.P.A. #96 requirements. Access doors are
required and are to be on the vertical face of the horizontal
run, at the bottom of the vertical riser and/or as required by
Code. Automatic and manual devices for shutting down fuel
or power supply shall be furnished.
A range exhaust hood shall be fabricated in accordance
with all codes and shall be at least sixteen- (16) gauge or
heavier stainless steel, with all joints welded.
Equipment schedules, including air-handling units,
condensing units, roof units, exhaust fans, air devices
(diffusers, registers and grilles) and any other equipment
used, including manufacturers’ name and number.
Kitchen range hood exhaust ducts shall be insulated
with fire-rated-type insulation or rated chase per NFPA
standards, Landlord’s insurance carrier’s requirements and
be UL rated, at specified heat temperature design. Please
provide complete specification of type of insulation on the
submittal drawings.
Heating, cooling and ventilation load calculations.
Tenant shall not use the plenum space above ceilings for a
return air plenum. All return air above the ceilings shall be
ducted.
Hoods and exhaust systems for food processing shall be
protected by a chemical extinguishing system, as required
by Code, installed in accordance with all the requirements
of the jurisdictional authorities and Landlord’s insurance
carrier. All systems shall be integrated with fire/life safety
systems and be furnished with access panels, as required or
written approval from the Landlord.
All duct work shall be fabricated from galvanized sheet
metal, stainless steel or black steel in accordance with the
standards of American Society of Heating, Refrigeration
and Air Conditioning Engineers (ASHRAE) and Sheet Metal
and Air Conditioning Contractors National Association
(SMACNA) for low pressure, low velocity duct work. Flexible
metal duct work shall be allowed only in branch ducts, in a
length not to exceed five feet (5’-0”). Plastic liner duct work
with internal wire reinforcement is not permitted.
Food Service: Additional Requirements
Mechanical Drawing Requirements
The Tenant is responsible for providing their own grease
exhaust units(s) and all necessary duct work in accordance
with the current BOCA / NMC and all local jurisdictions
having authority.
Tenant shall submit HVAC plans, prepared by a licensed
mechanical engineer, for Landlord’s review and approval.
Contractor and/or equipment supplier drawings shall not
be permitted.
All roof top equipment locations must have prior written
approval from Landlord.
Tenant’s HVAC drawings shall consist of, but not be limited
to, the following:
All distribution ducts are to be per SMACNA low velocity
standards and details, including insulated supply air
distribution to all supply diffusers. (Maximum 1,200 FPM duct
velocity.) Flexible ducts are to be used only for termination
of duct run to ceiling device and shall not exceed six feet
(6’-0”) in length.
All roof-mounted kitchen exhaust fans that handle a grease
discharge shall have a grease catch pan and gutter. Ducts
shall be welded sixteen- (16) gauge metal wrapped with
grease duct wrap. A rated shaft will not be provided.
Floor plan and/or reflected ceiling plan at one-quarter inch
(¼”) scale or larger, including all duct work, exhaust systems,
hoods, piping and equipment.
All air conditioning duct work systems shall be designed as
low velocity (under 1500 fpm) and low pressure (under 2”
water gauge). Grease exhaust duct shall be designed with
velocity between 1500 fpm to 2500 fpm.
Branches from main low-velocity trunk duct work shall
be furnished with splitters, dampers or similar balancing
devices in accordance with the standards of SMACNA and
38
No combustible materials of any type can be allowed above
suspended ceilings.
Tenants who specify the use of a rooftop centrifugal exhaust
fan for their cooking facilities shall provide proper clearance
between the exhauster and the roof.
All cooking-exhaust ducts shall be seamlessly welded and
Complete details sufficient for construction.
Material and equipment specifications.
Partial roof plan, if applicable, including location of roofmounted installations and roof penetration details.
Schematic diagram of the HVAC system controls, including
all fire/smoke detection and alarm devices with all
manufactures’ model numbers indicated.
39
6.2 Electric/Telephone Design
6.2
Electrical/Telephone Design
Tenant shall extend Landlord’s conduit, as needed, within
the Tenant Space to Tenant’s main disconnect switch,
System Design
transformer and/or panel board.
rack shall be provided 3/4” conduit from the rear of tenant’s
premises to the service corridor.
Landlord shall furnish a main electrical switch at a central
distribution point located within Landlord’s main electrical
room. Tenant shall design and install an electrical/telephone
system to serve the Tenant Space, based on 277/480 volt,
3-phase, 4-wire system.
Landlord Work:
A. Tenants shall provide the following
Landlord shall provide, for Tenant electrical service
connection, a service entrance equipment area, located
outside the Tenant Space, with main distribution and/or
modular metering equipment.
Landlord shall provide 100amp, 200amp and 400amp fuse
disconnects for Tenants use at Landlord’s main metering
sections at Tenant’s expense.
Landlord shall furnish either 1-1/2”, 2-1/2” or 4” service
conduit from Landlord’s service area to a location within
Tenant’s Demised Premises as determined by Landlord.
If Tenant requires a different size main electrical switch or
service conduits, Landlord may furnish same, if available,
at Tenant’s expense. Tenant’s electrical engineer shall
notify Landlord in writing of any switch or conduit size
requirements of Tenant that are larger than those existing
prior to plan submittal.
Landlord shall provide main telephone terminal board at a
location outside the Tenant Space, selected by Landlord, for
Tenant connection to telephone service.
Apply for a meter to the local utility company and as
directed by Landlord.
Extend, as required within the Demised Premises, the
electrical service conduit to Tenant’s main disconnect switch
or main circuit breaker equipped panel board.
Four (4) properly sized copper conductors from Landlord
meter section, through the Landlord conduit to the Tenant’s
main disconnect device within the Tenant Space.
Tenant’s electrical system shall be designed in accordance
with Landlord’s criteria as outlined in this manual, the latest
adopted editions of the NEC and the requirements of all
local authorities having jurisdiction. Materials, electrical
products and equipment, including all components shall
be new and appear on the Underwriters Laboratories list of
approved items.
Tenant shall install all electrical work necessary for a
complete electrical distribution system within the premises,
including, without limitation, transformers, electrical panels,
and disconnect switches.
Landlord shall furnish a common communications line rack
in the service corridor behind Tenant’s Demised Premises
for telephone system lines and data lines.
Tenants that do not have direct access to the communications
40
B. Conduit & Wires
Tenant shall install feeder wires through the main electrical
service conduit and make the final connections to the main
electrical breaker located at the meter section distribution
point. Tenant shall coordinate with Landlord’s electrical
contractor.
All main feeder wires from the main electrical meter section
breaker shall be sized to meet the minimum capacity of
Tenant’s main electrical switch with the minimum main
feeder size to be #3 copper wire. Main service feeders, as
a minimum, shall be treated for the sum of all loads, plus
twenty-five percent (25%) spare capacity. Branch circuits
connected loads shall not exceed eighty percent (80%) of
rated capacity.
tubing. Water tight fittings shall be used where required by
code.
Conduit hangers, clamps, light fixture supports, etc shall be
fastened to bar joists or beams. No attachment or support
from any roof deck is allowed. Exposed conduits shall be
in straight lines parallel with or at right angles to column
lines or beams and separated at least six inches (6”) form
water or gas lines, wherever they run alongside or across
such lines.
Flexible metal conduit shall be used only for connections
inside casework and as the final connection. Four feet (4’-0”)
maximum length and minimum one-half inch (½”) electrical
trade size to recessed fixtures or motors and electrical
equipment that may generate vibration through the conduit
system. No BX, AC, or Romex type wiring can be allowed.
Furnish liquid-tight flexible conduits for outdoor installations
and floor boxes shall be water tight with cast threaded
conduit hubs.
Minimum circuit wire size shall be #12 AWG, excluding
control wiring. All main and branch circuitry wiring shall be
copper. All wiring is to have 600-volt insulation, Type TW,
THW, THWN or THHN for main feeders. All wiring shall be
color coded per NEC. Same color shall identify same phase
Pull boxes or junction boxes are required to be of minimum
twelve-(12) gauge galvanized steel. Boxes in walls shall be
galvanized pressed steel or cast metal. Caulk around boxes
to eliminate noise transmission.
through out the system.
The electrical system serving the Tenant Space shall be
grounded in accordance with the latest requirements of the
NEC. System shall be grounded to the main cold water pipe
Panel connected loads within the Tenant Space and main
feeder conductors (from Landlord meter section to panel)
shall be balanced within plus or minus ten percent (10%)
across all phases.
All conduits shall be concealed in finished areas. Minimum
conduit shall be one-half inch (½”) trade size. Conduit
concealed in slab that shall be three-quarter inch (¾”) trade
size. No conduit shall allowed to be installed in the slab
unless absolutely necessary.
All wiring shall be installed in conduit. Conduit shall be
galvanized steel, rigid heavy wall or electrical metallic
in the Demised Premises.
Ground fault circuit interrupters shall be installed in branch
circuits,
where required by code.
Prior to making any conduit, pipe or duct-roof penetration
and/or positioning any equipment on the roof, all the
proposed locations and/or penetrations shall match
locations, as indicated on the Landlord-approved plans and
be approved by Landlord’s on-site representative.
All roof penetrations made by Tenant’s general contractor
shall be subject to Landlord’s approval as to location and
construction details. Weatherproofing, of any Installation,
shall be performed by Landlord’s authorized roofing
contractor. Tenant’s general contractor shall pay all costs
directly to such roofing contractor.
C. Electrical Panels
As required, provide lock-on devices on panel circuit
breakers for exit and emergency light and fire/smoke alarm
system.
Panel connected loads within the demised premises and
main feeder conductors from Landlord’s meter section to
panel must be balanced within plus or minus 10% across all
phases.
Lighting panel boards shall be of the three-phase, four-wire
circuit breaker type. Cabinets shall be constructed of codegauge steel, having not less than four-inch (4”) gutter space
on all sides. Doors shall be hinged with keyed cylinder locks
and all locks shall be keyed alike. Circuit breakers shall be
the thermal magnetic type with molded case with all two
(2) and three (3) pole breakers of the common handle type.
Distribution panels shall be of the convertible type utilizing
automatic circuit breakers or fusible disconnect switches
that shall be furnished with current limiting fuses. Tenant
shall be required to install a main circuit breaker or manual
disconnects.
Lighting panels shall have quick-lag molded case breakers
bolted to buss. Half-size or tandem breakers or plug-ins shall
not be allowed. Distribution panels shall be either fusibletype (with quick-make, quick-break interrupter switches) or
molded case breaker-type.
Furnish a complete typewritten identification directory card
for all main and branch circuits in the panel door.
D. Misc. Items
Transformers may not be suspended from the structure and
are to be floor mounted. Dry type transformers shall be
class H rated, 480 volt primary to 120/208 volt, three-phase,
four-wire secondary capacity adequate to service Tenant’s
requirements. Noise level is limited to a maximum of fifty
(50) DB average, measured at a distance of one foot (1’0”) form the case, per NEMA Publication No. TR-1-1960 or
latest revision thereof.
The electrical system serving the Premises shall be
grounded in accordance with the latest requirements of the
NEC. System shall be grounded to the main cold water pipe
in the Demised Premises.
As required by governing codes, furnish Self-contained,
battery pack emergency lighting and exit signs throughout
the demised Premises.
Motors ½ HP or less shall be 120 volts, single phase. Motors
¾ HP or more shall be 208 volts or 480 volts, 3 phase or 277
volt 1 phase.
Manual or magnetic starters, switches, contacts, relays,
time switches, safety devices and other controls shall be
commercial-type with heavy-duty ratings and shall be
installed in strict conformance with the manufacturer’s
recommendations and applicable codes. Manual switches
used as equipment disconnects shall have over-load
protection.
Tenants are required to utilize electric hot water heaters for
domestic hot water and electric heaters for space heating.
Engraved phenolic nameplates are required on distribution
panels, motor starters, lighting panels and push button
stations, etc.
Provide weatherproof disconnect switch and 120 volt duplex
service outlet on the roof-mounted HVAC unit.
41
6.2 Electric/Telephone Design
General & Technical Criteria
All devices and equipment in finished areas shall be flush
mounted, where possible.
No lighting can be installed outside the Tenant Space, in
the common area and/or ceiling for storefront lighting or
sign illumination.
Tenant’s general contractor shall be required to provide
temporary weatherproofing for all roof penetrations until
Landlord’s roofing contractor has made the final patch.
Tenant’s electrical contractor shall furnish an identification
nameplate on Tenant’s main disconnect switch in Landlord’s
meter section. Nameplates shall be one-eighth inch
(1/8”) thick plastic, black on white and etched letters. The
minimum size shall be one inch (1”) with only the Tenant’s
space number engraved on such, permanently affixed.
Tenant shall make application to the local utility for meter
and metered electrical service. Tenant shall comply with all
the local utility’s guidelines.
Tenant shall provide and install complete telephone service
support facilities as required by the serving Telephone
Company. All Tenant telephone equipment is to be
contained within the Tenant’s space. Tenant shall furnish
a telephone backboard, a 120-volt, 20 amp duplex outlet
on a separate circuit. Tenant shall make application to the
serving Telephone Company for service and shall comply
with their requirements. Tenant’s telephone equipment is
not permitted in Landlord’s telephone equipment room.
Tenant shall install a local audible smoke alarm in their
storage, preparation and sales area hard wired to Tenant’s
electrical system and shall furnish any other alarm system as
may be required by any local governmental authority.
Tenant’s HVAC system shall be powered off Tenant’s
electrical distribution system. Tenant shall provide all power
and control wiring, including final connection. System shall
be connected to Landlord’s Central Fire Alarm System.
42
Tenant shall connect to Mall Fire Alarm System for complete
monitoring. Tenant shall provide all necessary parts and
labor as required. Tenant shall engage in the services of
Landlord’s required Fire Alarm contractor to make all final
connects to Landlord’s Fire Alarm System.
Drawing Requirements
Tenant’s electrical drawings shall consist of, but not limited
to, the following:
Electrical floor plan at one-quarter inch (¼”) scale or larger
(for power).
Reflected ceiling plan at one-quarter inch (¼”) scale or
larger (for lighting).
Electrical riser diagram, including type and size of feeders,
fuses, disconnect switches and main breakers.
Electrical panel(s) schedule, including circuit breaker sizes
and all connected load calculations.
Lighting fixture schedule, including type, lamps, mounting,
wattage’s, quantities and manufacturers catalog number.
Fire/smoke alarm system controls and inter-connections.
HVAC control schematic details.
Electrical load summary, including all connected and
demand load calculations.
Voltage drop, based on actual loads, shall be indicated on
the one line riser diagram for all feeders, sub-feeders, per
NEC.
Equipment and materials specifications.
Smoke exhaust fan control and connection details.
Working Drawing Design and Coordination
The following items shall be noted on Tenant’s plan, for
clarification:
appropriate coats of pre-treatment primer prior to the final
coat. Final coat of the roof matching color shall be approved
by Landlord.
Prior to making any pipe or duct roof penetration and/or
positioning of any equipment on the roof, all the proposed
locations and/or penetrations shall match locations as
indicated on Landlord-approved plans and approved by
Landlord’s construction field coordinator.
No roof work of any kind can be performed prior to an
on-site meeting with the Tenant Construction Coordinator.
Any required roof penetrations shall be performed in
coordinator with Landlord’s roofing contractor, as outlined
in HVAC Design and Construction Criteria.
Tenant’s general contractor shall be required to furnish
temporary weatherproofing for all roof penetrations, until
Tenant’s general contractor shall provide a fire watch
whenever any welding is done within the Tenant Space. The
person performing the fire watch shall remain in the Demised
Premises for at lest one (1) hour after the completion of any
welding.
All roof and slab penetrations made by Tenant’s general
contractor shall conform to Landlord’s standard criteria
and shall be subject to Landlord’s approval as to location
and construction details. Weatherproofing of any roof
penetrations required by Tenant shall be performed by
Landlord’s authorized roofing contractor. Tenant’s general
contractor shall pay all such costs, therefore, directly to such
roofing contractor upon their demand. Any failure to follow
this procedure, and any damages resulting therefrom, shall
be at the Tenant’s sole cost and expense.
All pipes penetrating and/or located on the roof shall be
painted to match the color of the existing roof. Use the
43
6.3 Plumbing Design
6.3
Plumbing Design
SYSTEM DESIGN
Tenant shall design and develop a complete plumbing
system with all the necessary facilities to serve the Demised
Premises.
Landlord Work
At Landlord’s option, a cold water service distribution
system and valved outlet connection shall be provided for
Tenant’s Space. The outlet shall be valved, sized and placed
at a location determined by Landlord.
At Landlord’s option, a sanitary sewer service main line and
four-inch (4”) plugged (Y) connection shall be provided for
the Demised Premised, at a location and invert elevation
selected by Landlord.
At Landlord’s option, a sanitary vent service main line and
two-inch (2”) plugged (T) connection shall be installed at a
location and elevation selected by Landlord. Tenant shall
extend its service from tenant’s premises to the connection
location.
At Landlord’s option for food court tenants, a gas manifold
shall be installed at a remote location as determined by
Landlord for Food Court Tenants connection. Landlord shall
provide a predetermined route for which tenant shall install
its gas piping and gas meter. Landlord shall reserve the right
to install Tenant’s gas piping for Tenant at Tenant’s sole cost;
such cost shall be reimbursed to Landlord prior to the start
of Tenant’s construction.
44
shall be at Tenant’s sole risk and expense.
accordance with all given requirements.
Tenant shall connect to and extend all piping from the
existing location, all-sanitary sewer, domestic water and
sanitary vent piping to the necessary location within the
Leased Premises. All work shall comply with the latest
edition of the Uniform Plumbing Code with San Jose County
Amendments and all other codes as may be applicable
within this jurisdiction.
All roof and slab penetrations made by Tenant are subject
to Landlord’s approval as to location and construction
details. Weatherproofing of any roof penetrations shall be
performed by Landlord’s authorized roofing contractor and/
or water-proofing contractor. Tenant’s contractor shall pay
for all costs therefore, directly to such roofing contractor.
The water meter and assembly shall be located at the rear
portion of the Tenant Space in a readily accessible and
readable location, at a maximum forty-eight inches (48”)
above the finished floor.
Tenants shall saw cut all slab penetrations and ensure that
they are properly sealed and remain watertight. Provide
penetrations as small as possible to minimize effect on
structural systems and/or components. Penetrations
greater than 12” in diameter shall be engineered by
Tenant’s Structural Engineering, including steel supports
as necessary and as detailed in Landlord’s Base Building
Structural Drawings.
Tenant shall connect to and extend all piping from the
existing location, all-sanitary sewer, domestic water and
sanitary vent piping to the necessary location within the
Leased Premises. All work shall comply with the latest
edition of the Uniform Plumbing Code with San Jose County
Amendments and all other codes as may be applicable
within this jurisdiction.
All piping, clamps, supports, etc. shall be fastened to joists
or beams. Do not attach anything directly to the deck,
ceiling system or duct work above. Furnish seismic support
in compliance with all applicable codes.
Shutoff valves shall be provided at all connections to fixtures.
Tenant shall provide steel sleeves when passing pipe
through concrete slabs or wall sections.
All materials shall be new and of commercial grade and
bare underwriter’s label(s), where such labeling applies.
All penetrations in roof and ceiling to be fire caulked.
The entire installation shall be performed by a licensed
plumbing contractor in a first-class, workman-like manner.
A. Domestic Water
Tenants shall saw cut all slab penetrations and ensure that
they are properly sealed and remain watertight. Provide
penetrations as small as possible to minimize effect on
structural systems and/or components. Penetrations
greater than 12” in diameter shall be engineered by
Tenant’s Structural Engineering, including steel supports
as necessary and as detailed in Landlord’s Base Building
Structural Drawings.
All cold and hot water piping shall be-type “L” seamless
hard-drawn copper tubing above ground and type “K”
below ground and be in conformance with ASTM B88-48.
Fittings are required to be wrought, suitable for 200 psi.
Connections to dissimilar materials shall be made with
dielectric unions.
Tenant shall ensure that all slab penetrations within the
Tenant Space (and through the roof) are properly sealed
and remain water tight to prevent possible water leakage
and/or damage. Any damages caused from failure to do so
Connect to the existing valved outlet, as provided by
Landlord, extend piping as required and furnish a water
meter (registering in gallons), pressure regulator, ground
jumper wire and all further installations and connections, in
For cold water service Tenant shall:
Tenant shall provide and install an electric domestic hotwater heater supported from the floor or on a platform
with an ASME-approved temperature and pressure relief
valve. Discharge from said hot-water heater temperature
and pressure relief valve shall be piped to a floor drain.
At Tenant’s option, instantaneous water heaters may be
used. Tenant shall furnish drip pans under all water heaters
(located above the floor) with a drain piped to the floor
drain.
Hot water Temperature and Pressure Relief (T&P) Valve
options:
T & P valve drain line can terminate into mop sink, floor sink
or other approved Building Department locations. But not
into a floor drain.
Hot water heater can set and discharge into, a sealed sheet
metal pan. Pan shall have drain line to a “Y” tail section
of lavatory waste pipe, as approved by the Plumbing
Inspections Department.
Hot water heater shall be installed inside a water tight
sheet metal pan and T&P drain shall run into the sealed
sheet metal pan. Pan shall have drain line into a tailpiece
section of lavatory or sink waste pipe or as approved by the
Plumbing Inspections Department.
B. Sanitary Lines and Vent Piping
The design shall comply with all governing codes.
Low flow water closets, urinals, lavatories and sinks, etc, as
approved by the Plumbing Inspections Department, are to
be used.
Tenant shall provide floor or wall clean-outs at every fifty
foot (50’-0”) (minimum) length of sanitary piping, at the
most remote end of each sanitary sewer branch and at each
change of direction of the waste line that is greater than
forty-five (45) degrees. Ready access to the clean out shall
be furnished. No clean-out access
shall be located within the Tenant below’s space.
Natural gas service may be available for restaurant Tenants
for gas-fired cooking, as directed and approved by Landlord.
Tenant shall notify Landlord of such requirement(s) during
or prior to the Preliminary Plan submission. If available and
approved, Tenant shall indicate (on Tenant’s final drawings)
the complete design, including the load calculations of the
gas system in the Demised Premises.
Three-inch (3”) floor drains are required in high water prone
areas.
The entire piping system and equipment or fixtures shall
be furnished with automatic and manual shut-off devices/
controls and color-coded or identified as such, as required.
Deep Seal Traps shall be on all fixtures, except those with
integral traps. Trap primer shall be provided.
Cast iron grease traps, hair interceptors, and /or chemically
treated grease traps as required by code and Landlord for
use in Tenant’s food processing, product processing, hair
styling or pet stores, shall be procured and installed by
Tenant in accordance with code within Tenant’s Premises.
All underground sanitary and vent piping shall be serviceweight cast-iron, with fittings of the same weight as pipe. All
above ground sanitary piping shall be service-weight castiron, with fittings of the same weight as the pipe.
C. Gas Piping
Landlord reserves the right to deny gas service.
Tenant shall provide and install all gas piping from Landlord’s
gas manifold to Tenant’s space in a routing as determined
by Landlord.
Tenant shall submit load requirements to the local Gas
Company for approval. Tenant shall, at Tenant’s sole
expense, arrange with the utility company for service to
Tenant’s premises from the gas service meter area designed
on drawings. All gas regulating and metering facilities
and all gas piping from the service meter to the gas fired
equipment within the premises is a Tenant’s sole cost and
expense.
Tenant shall arrange with the local utility company for gas
service to the Tenant Space, comply with their requirements
for metering and service and extend main pipe (properly
sized) from the multi-meter manifold area (if available)
located outside the Demised Premises. The complete
routing and installation of the piping shall be at Tenant’s
sole cost and expense
All gas piping shall be by Tenant and shall be schedule 40
black steel, ASTM A120 with 150 lb. banded Malleable iron
screwed fittings and in compliance with all governing codes
and requirements of the utility company, as it relates to
piping and equipment installation and testing methods and
procedures.
D. Food Court / Food Service Additional
Requirements
Landlord shall provide for tenant’s use a grease interception
common to all landlord and the cost amortized to the
tenants as cam. A four-inches(4”) waste line shall be
provided to the space by landlord. The interceptors shall be
maintained and cleaned regularly by the food court tenants.
The Tenants serving soft drinks, juices, alcoholic beverages
or any corrosive liquid shall use “Durion” piping for all
below-floor waste lines.
Soft drink chases shall be installed within Tenant’s premises
only. Soda line chase installation within other Tenant’s area
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6.4 Fire and Life Safety
or within demising walls will not be allowed.
Working Drawing Design and Coordination
6.4 Fire & Life Safety Requirements
Condensate lines for refrigeration units may not run
horizontally across roof. They shall terminate at Tenant’s
mop sink or approved receptor. Tenant shall be required to
furnish copper condensate line.
The following items shall be noted on Tenant’s plan, for
clarification:
System Design
All piping shall be designed in accordance with NFPA
#13 and installed per Landlord’s insurance carrier’s
requirements. All piping shall be threaded schedule 40
black steel meeting ASTM A135. All pipefitting are required
to be pressure class 175.
Prior to making any pipe or duct roof penetration and/or
positioning of any equipment on the roof, all the proposed
locations and/or penetrations shall match locations, as
indicated on the Landlord-approved plans and approved by
Landlord’s construction field coordinator.
Tenant shall connect a fire protection system, to either
Landlord’s sprinkler main or a branch line connection
to the Demised Premises, using approved mechanical
fittings. Tenant shall furnish all branch piping and sprinklers
required to complete the sprinkler system within the Tenant
Space.
Tenant shall engage in the services of a Landlord approved
sprinkler contractor. A contact may be obtained from the
Mall Management Office.
All hangers are to be of an approved type and spaced in
accordance with NFPA #13. Seismic bracing to be installed
per U.B.C.
Tenant sprinkler system may be valved at the connection
to the Mall mains. Tenant shall attach a tamper switch and
interface with the Mall’s fire alarm system.
Tenant shall furnish and install a vane-type water flow
detector in the main sprinkler line immediately after
connection to Landlord’s main. A flow detector shall be
installed, per the manufacturer’s instructions and shall be
designed to detect any water flow that equals or exceeds
10 g.p.m. Detector switch mechanism shall incorporate
an instantly recycling mechanical retard element with an
adjustable range of 0-60 seconds. The Detector Enclosure
shall be dust tight, the Switch Enclosure shall be tamper
proof and the Flow Switch shall be
connected to Mall fire alarm system.
Plumbing Drawing Requirements
Tenant’s plumbing drawings shall be submitted for Landlord
approval with the Final Working Drawing submittal and shall
consist of, but not be limited to, the following:
Plumbing floor plan at one-quarter inch (¼”) scale or larger,
including all plumbing fixtures, piping sizes, equipment
locations and plumbing to Landlord’s existing system.
Isometric diagram of water system’s (hot and cold) within
the Tenant Space.
Isometric diagram of sanitary system and venting system
within the Demised Premises.
All applicable details for floor drains, cleanouts, slab
and roof penetrations, etc., sufficient for construction.
Specifications including all materials and equipment with
also the manufacturer’s name and model number.
Plumbing fixture unit calculations.
Schedules of all fixtures and equipment including, but not
necessarily limited to, water heater, lavatory, water closet,
urinals, water meter and floor drains.
Isometric diagram of gas system, including all equipment
locations within the Tenant Space and at the gas header and
meter location placed outside the Demised Premises.
All equipment is to be supported from structural members.
No weight can be placed on the roofing materials or
insulation.
Tenant’s general contractor shall be required to furnish
temporary weatherproofing of all roof penetrations, until
Tenant’s general contractor shall provide a fire watch and
portable fire extinguisher (minimum size 2A:20BC), wherever
any welding is done within the Tenant Space. The person
performing the fire watch shall remain in the Demised
Premises for at least one (1) hour after the completion of
any welding.
No roof work of any kind can be allowed prior to an on-site
meeting with Westfield’s Tenant Construction Coordinator.
Any required roof penetrations shall be performed in
coordination with Landlord’s roofing contractor and as
outlined in HVAC Design and Construction Criteria.
All equipment, pipes and ducts penetrating and/or located
on roof shall be painted to match color of the existing roof.
Use the appropriate coats of primer pre-treatment, prior to
the final coat. The final coat of the roof matching color shall
be approved by Landlord. Tenant’s store space number shall
be permanently stenciled on one side of the roof-mounted
equipment with minimum three-inch (3”) high letters.
Gas load calculations, as applicable.
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Tenant’s sprinkler system design shall be based upon a
single source of supply, ordinary hazard pipe schedule
system as outlined in NFPA pamphlet #13 and Landlord’s
insurance carrier’s requirements. Hydraulically calculated
sprinkler systems are required.
Schedule 10 with mechanical cut grove type pipe couplings
and fittings
Group II Occupancy with a sprinkler density of 0.16/3000
square feet in the retail area and 0.18/3000 square feet in
stock areas.
All systems shall be designed to high protection risk (H.P.R.)
Requirements.
Landlord Work
Sizing of the service main or capped branch connection is
based on one sprinkler head per one hundred (100) square
feet of floor area of the Demised Premises. Tenant shall
modify and upgrade the system as required by the store
design.
Landlord shall provide either a service main or a capped
branch line connection to the Demised Premises, at a
location selected by Landlord.
Landlord may furnish, as deemed necessary and at Tenant’s
expense, a sprinkler system for the Tenant space that is in
compliance with all local codes and Landlord’s insurance
carrier.
All sprinkler heads shall be quick response type, semiconcealed or fully concealed (the same brand and type
as installed by Landlord in the mall common areas),
ULlisted, Factory Mutual approved. Sprinklers at the Tenant
demising wall must be concealed type, spaced six (6’) feet
on center.
Tenants sprinkler system must include a water curtain within
Tenants Demised Premises along the Mall lease line and/or Tenant shall provide appropriate-type fire extinguishers
storefront.
in stock room areas and elsewhere throughout the
Demised Premises, as required by all local authorities
Tenant shall furnish an inspector’s test connection. The
having jurisdiction and Landlord’s insurance carrier. Fire
test connection shall be installed off the most remote
extinguishers shall be furnished, as directed by the Fire
sprinkler, as physically possible, from the sprinkler supply
Marshal and be easily accessible. As a matter of routine
main or capped outlet connection located in the Demised
practice, fire extinguishers shall be serviced and inspected
Premises. Inspector’s test connection shall be equipped
monthly.
with a one inch (1”) corrosion-resistant shut-off valve and
minimum three-quarter inch (¾”) hose bib connection
All materials and equipment under this section shall be
with five feet (5’-0”) length of hose piped to discharge to a new and listed by Underwriters Laboratories, Inc. and
suitable sanitary sewer receptor within the Tenant Space.
Factory Mutual for fire protection system installation
All sprinkler system tests shall be witnessed by Landlord’s
and approved by all authorities having jurisdiction and
Tenant Construction Coordinator and local jurisdictional
governing codes.
authorities, as required.
All piping shall be supported from beams/joists only. Do
not attach anything directly to the upper lever slab or
roof deck. Fastening and/or suspension devices shall be
attached to the building structure only.
Final connection to Landlord’s sprinkler main shall not be
made until the entire system within the Demised Premises
is pressure-tested and ready for service.
Tenant shall not be allowed to stock the Tenant Space until
the entire sprinkler system has been inspected, approved
and put in to operation. All sprinkler system tests shall be
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witnessed by Landlord’s on-site representative and local
jurisdictional authorities, as required.
The entire installation shall be performed by a licensed
sprinkler contractor in a first-class, workman-like manner.
Food Court / Service: Additional
Requirements
All walk in coolers / freezers shall be supplied with nonfreezing sprinklers of the same brand and type as installed
by Landlord in mall common areas.
Tenant demised Premises with exhaust hoods, grilles,
and/or cooking facilities must provide a fire extinguishing
system, including an alarm system. Provide specific details
of this installation on the sprinkler plans or as required
of the Fire Department Regulations. Upon activation
of this system all cooking equipment must shut down
automatically.
Drawing Requirements
Tenant’s sprinkler drawings shall include, but not be limited
to, the following:
With final plan submission, a reflected ceiling plan at onequarter inch (¼”) scale or larger, including all sprinkler
locations, pipe size and locations.
Coordinator for review and approval. Sprinkler system shop
drawings must be approved by the local authorities having
the proper jurisdiction prior to the installation. Sprinkler
system must comply with all applicable sections of the
NFPA #96 pamphlet.
Landlord’s Tenant Coordinator shall distribute Landlordapproved sprinkler shop drawings to the following:
Sprinkler Contractor (3 copies);
Landlord’s insurance carrier (2 copies);
Mall Manager (1 copy) and;
Tenant Construction Coordinator (2 copies).
Landlord’s insurance carrier shall review the plans and
forward their comments to Landlord’s Tenant Coordinator,
who shall then forward the comments to the sprinkler
contractor. Tenant’s sprinkler contractor shall implement
any modifications as part of Tenant work.
Sprinkler shop drawings must be submitted to both
the city of San Jose Building Division and San Jose Fire
Department for review and permit issuance.
Specifications, including all details, materials and
equipment.
Sprinkler shop drawings, as prepared by Tenant’s sprinkler
contractor, sealed by a San Jose Professional Engineer.
Sprinkler Shop Drawing Submittal
The Tenant’s sprinkler contractor shall submit one PDF
of the sprinkler shop drawings to the Tenant Design
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7.0 General Information
7.1 Tenant Submission Process
Architect & Engineer
Notification
Within five (5) calendar days of the Tenant signature
date of the Lease or earlier if required to make Tenant’s
commencement date, Tenant shall notify Landlord of the
identity of the licensed architect engaged by Tenant for the
preparation of the drawings for Tenant’s work. Tenant or
Tenant’s Architect shall immediately engage mechanical,
electrical and sprinkler system engineers (and structural, if
required) and notify Landlord of such, as soon as possible.
All architects and engineers shall be licensed, as required
by the State of California.
L a n d l o r d ’s R e v i e w &
Approval
Landlord shall not be responsible for proper engineering,
safety and design of facilities or compliance with any
applicable governing codes and regulations. Said
responsibility is not implied and/or inferred on the part
of Landlord when drawing(s) are approved. Landlord’s drawing review and approval is only to ensure Tenant
complies with Landlord’s criteria. This approval does not
relieve Tenant of responsibility for:
Compliance with lease documents;
Field verification of dimensions and existing conditions;
Discrepancies between final drawings and as-built
conditions of Tenant’s space;
Coordination with other trades and job conditions and/or;
Compliance with any and all governing codes and
regulations applicable to the Tenant’s work
On-Site Inspection
During all phases of drawing development and prior to bidding document
and/or commencing construction, Tenant is urged to make a physical, on-site
inspection of the Tenant Space or facilitate Tenant’s Architect and Engineers
to do so. This shall allow the Tenant to verify the as-built location conditions
and physical dimensions of the Demised Premises and the Final Working
Drawings conformance to such. Failure to do so shall be at the risk and sole
expense of the Tenant. Tenant’s Architect or Tenant’s Engineers shall contact
the Tenant Coordination Department or Mall Management Office prior to
visiting the site. Hard hats, proper footwear and dress may be required for
new Mall construction.
Changes After Final CD Approval
Once Landlord has approved your Working Drawings, no changes shall be
made to the “Final Construction Drawings” except with the prior written
approval of Landlord. Landlord reserves the right to make changes in, on or
about the building as may be required. In that situation, the Tenant shall be
notified and shall be asked to adjust the “Final Construction Drawings” to
accommodate such changes. Tenant Architect shall issue a set of the Approved
Working Drawings shall be issued to the Tenant’s General Contractor for onsite reference.
Submittal Procedure
All sample boards and related documentation shall be submitted for
review and approval to:
Tenant Coordination
Westfield Corporation, Inc.
11601 Wilshire Boulevard
9th Floor
Los Angeles, California 90025
(310) 478-4456 Main Telephone
(310) 478-1267 Main Facsimile
Check with the Tenant Coordination department for submittal requirements
for electronic documentation.
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Concept Development – “Concept Design Submittal”
Within twenty one (21) calendar days after the receipt of this design package (or
less as required to meet Tenant’s commencement date), the date of the lease
or in accordance with Exhibit B of the lease or earlier to make commencement
date, Tenant (at Tenant’s sole cost and expense) shall cause Tenant’s Architect to
coordinate, prepare and deliver the following to Landlord’s Tenant Coordinator, for
approval:
1. Equipment Layout (within 7 days)
A set of equipment plans shall be submitted.
• One (1) complete set of PDF files.
• One (1) set of equipment cut-sheets
Equipment layout shall be to scale and clearly notes sizes and locations of
all equipment specified by Tenant.
2. Concept Design Submittal (within 21 days)
A set of concept design drawings shall be submitted and shall contain
architectural plans based on the information in this Tenant Criteria Manual.
Said drawings shall be submitted on the following mediums.
• One (1) complete set of PDF files.
• One (1) color digital rendering of Tenant proposed design.
• One (1) sample bag containing all finish materials and
specifications.
• One (1) set of lighting cut-sheets
Design drawings shall be to scale and clearly express Tenant’s design intent
and include but not limited to the following:
• Floor plan including equipment
• Ceiling plan
• Rendered front counter elevations
• Tenant space section
• 3-d rendering (preferred)
• Signage, graphic and menu design
“Sample Bag” shall include the following:
• Front counter materials
• Interior wall materials
• Casework finish materials
• Graphic/Menu materials
• Signage materials
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NOTE: Landlord shall notify Tenant’s Architect of the matters, if any,
in that the concept development requires corrections to meet with
Landlord’s approval.
Within fourteen (14) calendar days upon receipt of such notice from
Landlord (or less as required to meet Tenant’s commencement date),
Tenant or Tenant’s Architect agrees to cause the concept design
drawings to be revised in such a manner as shall obtain Landlord’s
approval and shall submit revised concept design drawings to Landlord
before preliminary drawings are submitted.
When Landlord determines that the concept design drawings are in
compliance with the design criteria and design standard, Landlord shall
return one (1) set of electronicall y stamped, PDF or TIFF formatted
computer file drawings, with comments, showing Westfield’s approval.
The stamped Landlord-approved concept design drawings or the
revised concept design drawings shall be referred to as the “Concept
Design”.
Design Development – “Preliminary Drawing Sumbittal”
Within fourteen (14) calendar days after the receipt of Final Concept Development
Approval from Landlord’s Tenant Coordinator, Tenant (at Tenant’s sole cost and expense)
shall cause Tenant’s Architect to coordinate, prepare and deliver the following to
Landlord’s Tenant Coordinator, for approval:
1. Sample Board
One (1) sample board of all storefront and interior materials and colorings.
Actual samples shall be included (photos shall not be accepted). Sample Boards
shall include but not be limited to the following:
• Front counter materials
• Interior wall materials
• Casework finish materials
• Graphic/Menu material
• Signage material
• Ceiling treatment
For expediency, it is asked that the Sample Board is identified with the Mall
name, store’s name and space number, as well as each individual sample clearly
identified.
2.
NOTE: Tenant covenants and agrees that such preliminary drawings shall be
prepared in strict accordance with this Exhibit B-1 Tenant Criteria Manual
and/or any addendum.
Landlord shall notify Tenant’s Architect of the matters, if any, in that the
preliminary plans require corrections to meet with Landlord’s approval.
Immediately upon receipt of such notice from Landlord, Tenant or Tenant’s
Architect agrees to cause the preliminary drawings to be revised in such
a manner as shall obtain Landlord’s approval and shall submit revised
preliminary drawings to Landlord before final drawings are submitted.
When Landlord determines that the preliminary drawings are in compliance
with the design criteria, Landlord shall return one (1) set of electronically
stamped, PDF or TIFF formatted computer file drawings, with comments,
showing Westfield’s approval. The stamped Landlord-approved preliminary
drawings or the revised preliminary drawings shall be referred to as the
“Preliminary Plans.”
Preliminary Plan Submittal
A set of preliminary drawings shall be submitted and shall contain architectural
plans based on the information in this Tenant Criteria Manual. Said drawings
shall be submitted on the following mediums.
• One (1) complete set of PDF files at full print size.
• One (1) color digital rendering of Tenant proposed storefront design.
Design drawings shall clearly express Tenant’s design intent and include the
following:
• Floor plan at ¼” = 1’- 0”;
• Ceiling plan at ¼” = 1’- 0”;
• Front counter elevations at 1” = 1’- 0”;
• Section at 1” = 1’- 0”;
• Interior elevations at ¼” = 1’- 0”;
• Equipment plan at ¼” = 1’- 0”.
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Construction Documents – “Final Drawing Submittal”
Within twenty-one (21) calendar days after the return of the Landlord reviewed
Preliminary Plans (or less as required to meet Tenant’s commencement date) Tenant (at
Tenant’s sole cost and expense) shall cause Tenant’s Architect to coordinate, prepare
and deliver to Westfield’s Tenant Coordinator
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One (1) complete set of PDF files at full size. Architectural, electrical, mechanical,
plumbing, signage and sprinkler system drawings and specifications shall be
included. Such plans shall be prepared in conformity with the Preliminary Plans
and in strict accordance with this Tenant Criteria Manual and Tenant’s design and
construction requirements.
Working Drawings shall consist of, but not be limited to, the following (at minimum
scales indicated):
Completed “Tenant Improvement Checklist”
Site Plan
Vicinity Map
Key Plan with location of Tenant’s Demised premises within the Mall, incl. space
number
Responsibility Schedule
Floor Plan at ¼” = 1’- 0”
Longitudinal and cross sections at ¼” = 1’- 0”
Reflected ceiling plan at ¼” = 1’- 0”
Front counter elevations at 1” = 1’- 0”
Sections at 1” = 1’- 0”
Details 1½” = 1’- 0”
Interior finish and door schedule
Interior Elevations at 3/8” = 1’-0” or larger.
Shop drawings for signs and menu boards,
including a section through the signs at ½” = 1’- 0” or larger.
Equipment Plan
Restroom Plan & Details confirming ADA compliance
Construction Shop Drawings or catalogue cut sheets for equipment at ½” = 1’0” or larger.
Plumbing Plans (see Plumbing Section)
Electrical Plans (see Electrical Section).
Mechanical Plans (see Mechanical Section)
Code Analysis
Egress Plan
Wall Schedule
Signage Shop Drawing Submittal
NOTE: Landlord shall notify Tenant’s Architect of corrections, if any,
regarding construction drawings and specifications which require
corrections to conform to the preliminary drawings, construction
requirements, this Tenant Criteria Manual and/or other items as may
be deemed relevant by Westfield’s Tenant Coordinator.
Within ten (10) days after receipt of such notice from Landlord, Tenant
or Tenant’s Architect shall revise final drawings in such a manner, as
required, to obtain Landlord’s approval. At that time, one (1) complete
set of PDF files at full size.
When Landlord determines that the construction drawings and
specifications conform to all relevant criteria, Landlord shall
electronically stamp one (1) copy of said plans, thereby evidencing
the approval of Landlord. One (1) copy of said Electronically Stamped
Final Drawings shall then be returned to Tenant and/or Tenant’s
Architect by Landlord.
This approval is contingent upon Tenant’s requirement to follow
all Landlord comments noted within the final drawings. The
construction drawings and specifications or the revised final drawings
and specifications shall be referred to as the “Final Construction
Drawings”.
Tenant shall submit:
A. One (1) set of PDF formatted copy of the proposed signage during
the preliminary phase, showing location, color, materials and attachment
devices.
Upon approval, Tenant shall furnish Landlord with one (1) set of PDF
formatted copy of shop drawings, including color and materials samples
prior to fabrication.
Shop drawings for signage and / or menu boards shall include the following
criteria:
Elevation of signage at ½” = 1’ – 0” or larger
Plan of signage at ½” = 1’ - 0” or larger
Section through signage at ½” = 1’ – 0” or larger
Detail of all attachments
Resubmittals
Default
If Tenant fails to adequately perform any of the following items, Landlord
may, at any time thereafter, give Tenant notice that Tenant is in default of its
lease. Such notice will describe the nature of the Tenant’s default and will
specify a date after the giving of such notice by which such default must be
cured. Unless prior to such date Tenant makes the required submissions,
Tenant will be deemed incur-ably in default of this lease and Landlord will be
entitled to all remedies specified in the lease:
• Submit to Landlord preliminary plans and final working drawings and
specifications.
• Submit to Landlord final approved sprinkler shop and fire alarm drawings
and specifications.
• Present a full set of final working drawings approved by the Landlord
and endorsed with the approval stamp and permit number of the Building
Department to Landlord’s Tenant Construction Superintendent, before
commencement of construction.
• Cause Tenant’s space to be built strictly in accordance with the final set of
Landlord’s approved plans.
In event that any drawing submittal requires revisions and a resubmittal,
Tenant shall, within ten (10) calendar days (or less as required to meet
Tenant’s commencement date), revise and resubmit to Landlord. Once
Tenant drawings are approved, no changes shall be made unless approved
by Landlord in writing.
A set of the Landlord Approved drawings or Final Construction
Drawings reflecting all Landlord comments must be onsite at all
times. The tenant shall be responsible for bidding & building to the
Landlord comments.
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7.2 Codes & Jurisdiction
Applicable Codes
The following is provided as a general guide only and does not release the Tenant from complying with all applicable codes and
regulations, as required by jurisdictional authorities. It shall be the Tenant’s responsibility to determine the edition of the above code or
codes which are applicable (including supplements and state amendments) as codes are frequently revised and updated.
Construction permit applications submitted on or after January 1, 2013, will have to comply with the new State building standards as well
as approved local amendments published in the Municipal Code.
Construction permit applications that are closed when a permit is not issued within one year of the initial application file date must be
resubmitted as required.
CALIFORNIA BUILDING CODE
CALIFORNIA ELECTRICAL CODE
CALIFORNIA MECHANICAL CODE
CALIFORNIA PLUMBING CODE
CALIFORNIA ENERGY CODE
CALIFORNIA ELEVATOR SAFETY CODE
CALIFORNIA HISTORICAL BUILDING CODE
CALIFORNIA FIRE CODE
CALIFORNIA EXISTING BUILDING CODE
CALIFORNIA REFERENCED STANDARDS CODE
American Disabilities Act
California Title 24
All Local Ordinances Having Jurisdiction.
Base Building Information
7.3 Project Directory
WESTFIELD OAKRIDGE
Management Office
925 “A” Blossom Hil Rd.
San Jose, CA 95123-1294
Santa Clara County
(408)
578-2912 Telephone
(408)
578-1148 Facsimile
TENANT COORDINATION
Westfield Corporation, Inc.
11601 Wilshire Blvd., 12th Floor
Los Angeles, CA 90025
(310)
478-4456 Telephone
(310)
575-5991 Facsimile
BUILDING DEPARTMENT
City of San Jose
200 East Santa Clara Street
San Jose, CA 95113
(408)
535-3555 Telephone
FIRE DEPARTMENT
Bureau of Fire Protection
200 East Santa Clara Street
San Jose, CA 95113
(408)
535-3555 Telephone
HEALTH DEPARTMENT
Department of Public health
1555 Bear Street Suite 300
San Jose, CA 95128
(408) 299-6060 Telephone
GAS & ELECTRIC SERVICE
Pacific Gas & Electric Co.
111 Almaden Boulevard
San Jose, CA 95191
(800) 743-5000 Telephone
TELEPHONE SERVICE
Pacific Bell Telephone &
Telegraph
66 Willow Place
Menlo Park, CA 94025
(800) 750-2355 Telephone
WATER & SEWER SERVICE
San Jose Water Company
374 West Santa Clara Street
San Jose, CA 95196
(408) 279-7900 Telephone
8AM - 5:30PM M-F
Construction Type:
Existing Mall Building:
V-N Fully Sprinklered
New Expansion Building: II F.R. And II-N Fully Sprinklered
Occupancy Type:
Primary Occupancy:
Group M (Merchantile)
Food Court:
Group A2.1 (Assembly 50 - <300 persons, without storage)
Restaurant:
Group A3 (Assembly >300 persons, without a stage)
Kitchen: Group F-1
Office: Group B
Storage:Group S-1
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Westfield LLC
11601 Wilshire Blvd 11th floor
Los Angeles, CA 90025
T (310) 478-4456 F (310) 478-1267
www.westfield.com
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Oakridge - Westfield Tenant Coordination

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