Westfield UTC - Westfield Tenant Coordination

Transcription

West field UTC
Retail Tenant Criteria Manual
APRIL . 2 013
Mission Statement
It is our mission at Westfield to distinguish ourselves through superior performance in retail development and continuous improvement of our
portfolio to meet the changing needs of our customers and the retailers we serve. Our commitment to you is to furnish a well-designed, wellmaintained and well-marketed retail environment capable of maximizing traffic and sales. Westfield will become your partner in upgrading
the quality of retailing through better Tenants.
We are very pleased to become partners with retailers striving for these same goals and are ready to meet your needs, facilitate communication and share our expertise with you to complete your store on time.
Welcome to Westfield University Town Center. We wish you great success with the completion of your store and look forward to a mutually
profitable relationship.
Westfield University Town Center
4545 La Jolla Village Drive, Suite E-25
San Diego, CA 92122
858.546.8858
Retail Criteria Manual
3
Table of Contents
MALL PLAN
1.1
Vicinity Map
1.2
Site Plan
1.3
Floor Plan
1.4
Retail Districts
Lifestyle/Fashion
Main+Main
Trends/Youth Active
Kids
Market/Everyday Convenience
Luxury
DESIGN GUIDELINES
2.1
Design Intent
2.2
The Storefront
2.3
Store Interiors
2.4
Store Signage and Graphics
2.5
Solar Control
STOREFRONT TYPES
3.1
Storefront Types Typical Plan
ECHNICAL CRITERIA
T
(ARCHITECTURAL)
4.1
Storefront Type A Details
4.2
Storefront Type B Details
4.3
Storefront Type C Details
4.4
Storefront Type D Details
4.5
Storefront Typical Footing Detail (All Zones)
TENANT SUBMISSION PROCESS
5.1
Phase I: Preliminary Drawings
5.2
Phase II: Final Drawings
5.3
Phase III: Signage Drawing Phase
5.4
Phase IV: Completion Requirements
STORE CONSTRUCTION
G E N E R A L I N F O R M AT I O N
7.1Landlord Coordinating Stuff
7.2
Base Building Information
7.3Utilities
7.4
Government Agencies
7.5
Code References
7.6Glossary
10.0
ENGINEERING
8.1Plumbing Design
8.2
Mechanical Design
8.3
Electrical and Telephone Design
8.4
Fire Suppression Design
8.5
Smoke and Fire Alarm Design
8.6
General Construction
ADDENDA
9.1
Construction Addendum
9.2 Additional Details
9.3
Building-Specific Requirements
9.4
Tenant Construction Barricade Criteria
GREEN CRITERIA
10.1 Tenant Green Criteria
The new UTC
Imagine open air plazas, lush curated landscape, new and exciting shops, restaurants and entertainment venues set in a resort-inspired outdoor environment that celebrates the unique character
and lifestyle of San Diego. This is the vision for the revitalization of Westfield UTC. New landscape
throughout, updated furniture, refined amenities, elevated level of services and conveniences in a
contemporary yet environmentally responsible design are all part of creating the fresh new look
and feel of the new UTC.
The New UTC will also include:
• New casual, fine, and first-to-market restaurants
• State-of-the- art movie theatre experience unlike any other in San Diego
• Total renovation of the existing food court to a world class Westfield Dining Terrace
• Renovation of the existing Ice Rink
• Complete common area renovation with new landscape and amenities
The New UTC is one of the first projects in the country to achieve Gold-level approval from the U.S.
Green Building Council under its pilot LEED-ND (Leadership in Energy and Environmental Design –
Neighborhood Development) program. Also planned for Westfield UTC are solar PV arrays on top
of new parking structures and potentially more on the retail rooftops. In conjunction with many
other energy-efficiency measures, innovative water conservation strategies, alternative transportation choices, waste reduction and sustainable construction techniques, the New UTC revitalization will set a high standard for green development in San Diego and the shopping center industry
nationwide.
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6
Mall Plans
7
1.1 Vicinity Map
University Town Center
San Diego, CA 92122
4 5 4 5 L A J O L L A V I L L A G E D R I V E , S U I T E E -2 5 • S A N D I E G O • C A 9 212 2
VICINITY MAP
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1.2 Site Plan
SITE PLAN
9
I7
SI5
I6
I5
I4
I1
1.3 Floor Plan
FLOOR PLAN
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1.4 Retail Districts
Retail Districts
Retail Districts have been introduced at UTC to create a layered customer experience. The atmosphere of
each district will be expressed through multiple facets: tenancy mix, common area furnishings and amenities, and areas of activation. The districts are:
• Lifestyle/Fashion
• Main+Main
• Trends /Youth Active
• Kids
• Market/Everyday Convenience
• Luxury
Districts are distinct from storefront types, which are described in Section 4 of this manual. While the storefront type prescribes the way a storefront works in section, the district types speaks to the way a tenant’s
brand is expressed. Tenants storefronts will contribute significantly to the District experience; tenants
should review the following material and ensure that their shops reflect the ambience of their District.
The following pages contain descriptions of the character and mood of each district.
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Iconic
Electric glow
Regular shapes
White + pops of color
Translucency
Technology
Boutique
Bold graphics
Vertical supersignage
Showcase
3-Dimensional texture
Superscale
Recycled materials
Natural colors
C
H
H2
D
E
G
F
C
H
H2
MAIN+MAIN
D
E
G
F
C
H
H2
MACY’S
LIFESTYLE/
FASHION
SEARS
G
F
MACY’S
E
SEARS
SEARS
D
MACY’S
Warm glow
TRENDS/
YOUTH ACTIVE
Districting
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Rounded corners
Asymmetry
Irregular shapes
Joyful
Vivid color
Chalkboards
Sculptural
Informal
Relaxed
Inviting retail
Local Feel
Eclectic
Bazaar
Inventive
Geometry
Clean lines
Rectilinear
Pattern
Repeating, regular
“Luxe” palette
Quality materials
Shimmer
Reflectivity
C
H
H2
E
G
F
C
H
H2
M A RK ET/
EVERYDAY CONVENIENCE
D
E
G
F
C
H
H2
MACY’S
KIDS
D
SEARS
G
F
MACY’S
E
SEARS
D
MACY’S
SEARS
Low-Iron Glass
LUXURY
Districting II
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Design Guidelines
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2.1 Design Intent
DE S I G N I N T E N T
The following Design Criteria establish the
standards of quality and design for each
Retail Tenant to encourage compatibility with
adjacent Tenants as well as the overall design
philosophy of the project. The Design Criteria
are divided into two main sections — Design
Guidelines and Technical Criteria. The Design
Guidelines cover overall general requirements
for all Tenants, regardless of their type or
location. The Technical Criteria, Architectural &
MEP, each address requirements specific to the
different shop types.
The Design Guidelines are a basic “set of
rules” that the Tenant is required to work
with and expand upon. It is written to
encourage freedom of expression for all
Tenants.
New Century
Modern
Through the Criteria, Tenants are
encouraged to create innovative and creative
storefronts and shop interiors through the
use of graphics, fixturing, detailing, dramatic
lighting and color. By following the Criteria,
each Tenant can create an inviting and effective
retail establishment compatible with the overall
UTC Transformation Presentation
Inspiration
Design
7
Date: 02.22.2011
design concept and image of Westfield malls.
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2.1 Design Intent
The design of each Retail Tenant at the Westfield
mall includes three major components, each
subject to separate guideline requirements. These
components are:
• Storefront
• Store Interiors
• Store Signage and Graphics
Each Tenant, its Architect or Designer, Contractor
and Representative should familiarize themselves
with the intent, scope, requirements and details
of the Criteria. National and Regional Tenants,
who have recognizable store designs, are also
expected to review these Criteria and modify
their design prototypes to ensure compatibility
with and compliance to the following Criteria. Any
modifications of or deviations from these Criteria
must be reviewed with the Landlord and will be
subject to approval by the Landlord.
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t Walk
Trends
2.2 The Storefront
S T O R E F RO N T DE S I G N
The environment of the Westfield mall is largely dependent on the design of Tenant storefronts. The Tenant
and the Tenant design team should familiarize themselves with the overall image and design of the Westfield mall to encourage compatibility of their storefront
with the project. Storefronts within the Westfield mall
are intended to display merchandise in an exciting
and innovative promotional manner. Proper attention should be paid to the design and detailing of the
storefront and display areas within their Design Control Zone including proportion, scale, color and detailing so as to be compatible with the character of the
surrounding environment and district in which they
are located. Additionally, careful attention to detail
should extend to all public portions of the store. Each
store will be reviewed individually for compatibility
with the surrounding architectural context and overall
project image.
Design
Date: 02.22.2011
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2.2 The Storefront
We have developed a Storefront Criteria with specific
design elements that should be incorporated into
each Tenant’s storefront design.
These are:
•
Provide an individual look while complementing
the overall design intent of the project.
•
Maximize the height of the storefront.
•
Incorporate three-dimensional design elements at storefront (i.e., signage, entries, display windows and architecture).
•
Provide maximum transparency from the public
area into the lease space.
•
Create innovative signage.
•
Incorporate high quality graphics in displays
and sales areas.
•
Showcase your product and your brand.
•
Create a mood with lighting.
•
Give careful attention to detail.
•
Use innovative, high quality and durable materials appropiate to your district such as: glass, glossy
metal panels and stone.
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2.2 The Storefront
Tenants must carefully review the base building design
as well as that of neighboring Tenants to ensure that its
design complements the Center’s aesthetic and does
not conflict with the storefronts of neighboring Tenants. Generally speaking, designs should incorporate
horizontal, vertical or framed design elements.
GENERAL DESIGN GUIDELINES
• Vertical mullions will not be permitted. Caulked
• Entry doors must be at least 10’-0” in height and
be fully glazed.
• Tenants must use hinged entry doors.
Butt joint glazing with vertical mullion behind
will be considered.
Doors
• Tenants must use materials that complement the
must have self-closing hardware. The use of inno-
center’s surrounding material palette. Materials
vative sliding or folding doors (vertical and hori-
should be panelized, i.e., framed, inside of the fa-
All storefronts shall be designed, fabricated and
zontal) will be considered on a case by case basis.
çade to complement the design aesthetic of the
installed by the Tenant at the Tenant’s expense and
• Any storefront entry door, which swings toward
subject to landlord approval.
base building.
the public area, shall not be permitted to swing
• Tenants with designated patio areas must provide
past the store’s lease line (or storefront zone) into
plans and sections illustrating railing placement in
the public space or beyond adjacent storefront
relationship to the storefront.
surfaces into the flow of traffic.
• Opaque doors or standard aluminum doors are
not permitted.
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2.2 The Storefront
• For service or café Tenants without designated patio
areas, incorporating small outside bistro seating underneath sun shading is encouraged. These seating
areas should be partially recessed behind the lease
line and may partially extend into the sidewalk. Tenants should coordinate with Landlord on specific dimensions of such seating areas.
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2.2 The Storefront
Storefront Materials
Tenants must employ high quality materials in the
U S E O F T H E F O L LO W I N G M AT E R I A L S I S
construction of their storefront.
PROHIBITED:
U S E O F T H E F O L LO W I N G F I N I S H M AT E RIALS IS ENCOURAGED:
• Marble, granite, terrazzo, limestone and other
natural stones.
• Metals, mechanically finished (brushed and
polished) or factory painted.
• Finished woods - paneling, trim, flooring,
moldings and millwork.
• Glossy materials such as glass, transparent and
back painted.
• High quality synthetic textured finishes.
• Plastic laminates
• Vinyl wall covering or wallpaper
• Painted drywall
• Textured paint, stucco, shingles, cork, or carpet
• Vinyl tile or sheet vinyl
• Clear mirror
• Plywood or MDF panels
• Any other material which, in the sole opinion of
the Landlord, is of poor quality, inappropriate
finish, or is incompatible with adjacent Tenant or
common area finish materials.
• Other types of quality, durable materials.
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2.2 The Storefront
Display Windows
Add Dimension
With increased transparency of the Storefront,
Push and pull your storefront. Add layers of interest.
additional attention must be placed on Display
Grab your customers’ attention with innovative
between Landlord common area and Tenant space
merchandising outside the storefront envelope, and
becomes more transparent, dynamic display areas
let them discover all you have to offer in stages.
offer the Tenant an opportunity to visually bring
their store interior beyond the lease line and
present the customer with vibrant and innovative
merchandising that changes through the seasons.
Tenants must use a minimum of 60% of the storefront
width for display. Although display areas may at times
be backed by partial or full height partitions, Tenants
are required to maximize transparency from the
public area into the Tenant’s sales area. Backing walls
or fixtures in the display window that partially block
views into the sales floor, from the common area, are
permitted as long as sight lines into the space are
maintained across the entire storefront width.
Opaque portions of the storefront facing the
public area shall not exceed 10% of the storefront area,
i.e. 90% of storefront shall be either transparent, clear
glass, or openings designed to provide a view into the
display area or store. Excessive use of continuous
full height length opaque material will not be
permitted.
Poster rails with suction cups to hang graphics is not
permitted.
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2.2 The Storefront
Extension of Project Floor Materials and Storefront Base
The Landlord shall provide common area flooring
T H E S T O R E F R O N T B A S E M AY B E A N Y
material to the lease line. The Tenant must ensure,
ONE OF THE FOLLOWING:
at its sole cost and expense, that the Landlord’s
• A 4” – 8” high granite, marble, or other natural
common area floor finish abuts the Storefront
stones base matching the Tenant’s storefront
and is carried into entry vestibules to the
materials.
storefront closure line unless otherwise approved
• A 4” – 8” high stainless steel, brass, anodized
by landlord. (See transition detail in Technical
aluminum, or enameled base integrated with the
Criteria).
rest of the storefront design.
The level of the tenant’s finished floor must match
the level of the common/public area finished floor at
storefront entry.
No threshold, reducer strips, or other wide transition
devices shall be permitted at the intersection of the
project flooring and the store interior flooring. Thin
stainless steel (SS) transition strips are allowed. Vinyl or
rubber bases will not be permitted.
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2.3 Store Interiors
STOR E INTER IOR S
Design control zone
Store interiors at the Westfield mall should project
The Design Control Zone is the entire sales area of the
• A hard surface floor treatment (marble, granite,
a high standard of presentation equal to the
Tenant space, unless otherwise noted. For shallow
limestone, terrazzo, porcelain tile or wood) is
storefront and the two must be compatible in their
spaces, the Design Control Zone may be shortened
required within the Design Control Zone.
design. All interior treatments are subject to the
on a case by case basis; this determination is up to the
approval of Landlord as they pertain to durability and
sole discretion of the Landlord.
appropriateness to overall image of the project.
Since
the
Design
Control
greatest exposure, special
recessed into the ceiling. Track fixtures may not be
Zone
receives
the
attention must be
visible from the Mall common area.
• Cash wrap may not be located within this zone.
merchandising, displays, and fixtures.
• Slat wall, plastic laminate fixtures, grid displays,
hard surface material.
• Acoustical tile is not permitted.
used unless they are recessed into a coffer and not
given to materials, colors, lighting, signage,
• Ceiling must be painted gypsum board or other
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• All lighting within the design control zone must be
and mirrors are prohibited within this area.
• Sprinkler heads must be fully recessed with a
cover plate painted to match ceiling color.
2.3 Store Interiors
Visual Presentation and
Merchandising
Strong visual presentation and merchandising are
• Fixtures shall not be overstocked. Tenant’s
essential and integral components of store design.
drawings shall indicate fixture quantities, quality,
Displays in the storefront and within the interior
location, details and finishes.
should be bold, strong and imaginative. Tenants
are encouraged to retain a visual presentation design
consultant to assist in providing the most effective
merchandising concept. Tenants shall install custom
designed and color-coordinated fixtures including,
but not limited to the following:
• Cash wrap/counter
• Display counters and shelves
• Wall cabinets
• Showcases
• Pedestals, platforms, tables, etc.
• Manufactured wall display systems
• Changing rooms (where applicable)
• Chrome racks, rounders, four-ways and basic
display tables are not acceptable.
• All standards for shelves and fixtures shall be
recessed.
• Cash wraps shall provide a recess for cash
registers.
• Trash containers and supplies shall be concealed.
• Displays are not permitted beyond the lease line.
• Visible stacks of inventory, lengthy rows of
clothing racks, folding tables, cluttered entrances
or merchandise set on the floor are not permitted.
• Use of the following material are prohibited:
- slat wall.
- grid racks surface mounted to drywall.
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2.3 Store Interiors
Flooring
Floor treatments can assist in defining areas, act
• Floor materials should be limited to the line of the
as a directional indicator, and encourage desired
storefront and not extend into the public area or in
circulation patterns throughout the space. Hard
recessed storefront areas.
surface floor finishes are required in all public (sales)
• All finishes must be flush with one another with no
areas of the Tenant’s space. The use of carpet as
tripping hazards. Lips of more than 1/16” and slopes
an accent element to define sales spaces shall be
of more than 1/2” per foot are not acceptable.
considered on a case by case basis and is subject to
Landlord’s written approval.
E N CO U R A G E D F L O O R I N G M AT E R I A L S :
• A hard surface floor treatment (marble, granite,
limestone, terrazzo, stained concrete, ceramic
or porcelain tile, wood) is required within
the storefront Design Control Zone. Vinyl or
imitation materials are not acceptable.
• Hardwood floors are acceptable if suitable
finishes are selected. Inexpensive parquet
squares and laminated wood floor treatments
are not acceptable.
• Carpet used as inserts, borders, in connection
with wood, stone, and ceramic tile is permitted.
Direct glue down is preferred to carpeting with
a pad.
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USE OF THE FOLLOWING FLOORING
M AT E R I A L S I S P R O H I B I T E D :
• Indoor/outdoor carpet is not permitted.
• Quarry tile is not permitted within the sales area.
It is permitted in back-of-house areas only.
• Vinyl tile and vinyl or rubber bases are not
permitted within the sales area. They are
permitted in back-of-house areas only.
• Laminate flooring will not be permitted in the
sales area.
• Tenant floor materials may not extend into the
public area or in recessed storefront areas.
• Square tiles smaller than 24”x24” (i.e. 4”x4”, 6”x6”,
18”x18”)
2.3 Store Interiors
Ceiling
A store concept can be established in the ceiling plane • The use of open ceilings will be considered on a case
with regards to identity, character and uniqueness.
by case basis as approved by building department.
The Landlord encourages Tenants to be particularly
If approved, Landlord may specify colors and
innovative in articulating ceilings with raised, dropped,
treatments of elements that are exposed.
vaulted or covered treatments. Use of a variety of
• Painted gypsum board may be acceptable when
framed with other elements to protect all corners.
• The rear wall of the sales area is an important
feature of the overall design concept and is
often a focal point for displays, signage and
ceiling materials is encouraged within the store interior
merchandise; design consideration should be
(including gypsum board, wood and metal).
given to this area.
• Ceiling heights shall be maximized to provide
a spacious interior. Ceiling heights within the
USE OF THE FOLLOWING WALL
Storefront shall not be lower than the top of the
M AT E R I A L S A R E P R O H I B I T E D :
storefront glazing. Tenants should refer to the
• Inexpensive paneling, simulated wood laminates,
Technical criteria for specific zone in which space
corkboard, carpeting and pegboard are not
is located.
acceptable.
• Where the interior ceiling is lower than the
• Excessive use of mirrors or slat panels on walls
storefront height, careful attention shall be
and columns is not acceptable.
given to the transitions between ceiling heights.
• Entries and doors to storage/ stock areas should
Dropped fascias at right angles to the ceilings are
not be placed in customers’ direct line of sight.
encouraged and gradual transitions with lit coves
encouraged.
• All ceilings in the public sales area must be
constructed of painted gypsum board or other
hard surface materials and must be integrated
with other acceptable materials.
• Acoustical Ceiling Tiles are not permitted in the
sales area.
Walls
• All interior partitions must be finished with
suitable materials whether exposed to the public
or not.
• Acceptable finishes include, but are not limited
• Innovative suspended ceiling systems will be
to, commercial grade wallpaper, contact vinyl
considered by the Landlord on a case by case
materials, and flame resistant paneling in wood,
basis and is subject to Landlord’s written approval.
metal, stone or fabric.
Standard Acoustical Ceiling systems will not be
permitted within the public (sales) areas.
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2.3 Store Interiors
Lighting
Lighting sources and fixture types must be carefully
INTERIOR LIGHTING REQUIREMENTS &
selected in order to create a variety of ambient,
RESTRICTIONS:
decorative and accent illumination. The Landlord
encourages the Tenant to retain a lighting design
consultant to assist in providing the most effective
lighting concept.
STOREFRONT LIGHTING REQUIREMENTS AND RESTRICTIONS:
• Direct visual exposure of lamps is prohibited.
• All visible lighting is to be glare free.
• All lighting of storefront and signage is to be
provided by Tenants.
• Track fixtures are permitted if they are not visible
from the Public Zone and are contained within a
light pocket in the window display.
• All storefront lighting shall operate during mall
hours and shall be controlled by a time clock.
• Decorative Metal Halide spotlighting within
storefront display areas is encouraged.
• Exposed Neon signage is not permitted.
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• Specialty fixtures that can be suspended off walls
or store fixtures and pendant fixtures that add
definition are encouraged.
• Dramatic lighting of the ceiling and wall planes is
encouraged.
• Occupancy sensors are required in all back of
house areas to control lighting.
2.3 Store Interiors
Security Devices
Additional Requirements
Freestanding Tenant security devices or security
• Tenant shall provide accessible facilities as
• All Tenants must specify dual flush toilets, touch
system, if any, shall not be installed or placed in
required by governing codes and The Americans
free faucets and waterless urinals (if applicable)
operation unless the Tenant has specifically received
with Disabilities Act (ADA) whichever is more
in their rest rooms as outlined in the criteria.
Landlord’s prior written consent as to the size,
stringent.
Tenants remodeling an existing space that plan
location, and design.
The use of concealed or underground security systems
is required.
• The Tenant shall not disturb, disrupt, or modify
the building’s structural system, unless approved
to reuse the existing rest room must replace old
fixtures with those outlined above.
in writing by the Landlord, and the Landlord’s
Structural Engineer. The Tenant shall also ensure
that finishes remain unimpaired.
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2.4 Signage and Graphics
S T O R E S I G N AG E A N D G R A PH I C S
The purpose of the storefront signage and graphics
design criteria is to encourage the design of Retail
Tenant signage and ensure it is appropriate for the
store and the surrounding context, contributing
to the Center’s image and character, and is visually
attractive. Consequently, creative interpretation of
the following criteria is encouraged.
Tenants are to install Blade Signs on Tenant’s storefront (not on Landlord’s neutral pier) per design criteria.
Signage Design Philosophy
Unlike many other retail centers, the image and design
of Westfield malls warrants a unique and original
approach to signage and graphics. The primary
intent of these Store Signage and Graphics Design
Criteria is to enhance this image by providing the
groundwork for imaginative, innovative and avantgarde graphics and signage for each shop and its
storefront.
Each Tenant is encouraged to develop signage and
graphics that are bold and dynamic in image, color,
materials, and design. Signage should not only
incorporate text that identifies the Tenant, but also
graphics and forms that indicate identity, character,
and image.
The use of graphics at the storefront and in display
windows adds a vibrant and possibly dynamic
element to the design of the retail space. Tenants are
encouraged to explore innovative use of graphics and
technology as both a store signage and marketing
element.
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Store Signage and Graphic
Guidelines
The following are general graphic guidelines to be
• The individual letter height may not exceed
• Sign cabinets or boxes must be recessed into
used in the development of all signage and graphics
18” high (any exceptions must be approved
the storefront, flush with the storefront and have
elements unless otherwise noted:
by landlord), and linear footage of signage
a faceplate that matches the adjacent storefront
should not exceed more than one half the
finish material. Such signage applications may not
total width of the storefront.
project past the storefront.
• Signage and environmental graphics must be
conceived as an integral part of the design so
they do not appear as an afterthought application.
• All signs shall be presented to the Landlord for
approval prior to commencement of fabrication.
• All submitted Tenant shop and storefront
elevations must illustrate proposed signage in
each phase of the presentation.
• Primary storefront identification shall be limited
• All illuminated signs must be controlled by
• All graphics and signage shall be professionally
Tenant’s time clock and illuminated during
assembled and displayed in a first-class manner.
general operating hours as defined by the
Hand-written signage will not be allowed.
Landlord.
Storefront glazing (maximum height of letters
• Exposed signage lamps and fixtures are subject to
is 3” and mounted 36” above finish floor) must
approval by the Landlord.
• Light leaks will not be permitted.
to Tenant’s trade name, as approved in the Lease,
• All “UL” labels to be placed out of public’s view.
or as otherwise approved in writing by Landlord.
• All signage must be placed out of reach.
• Nationally recognized Tenants may use a crest,
• Signage and graphics applied directly to the
shield, logo, or other established corporate
storefront glass must have matching letters and
insignias, but are encouraged to incorporate
features on both sides of the glass to create a
them in a three dimensional approach befitting of
finished look when viewed from either side.
the image of the district in which they are located.
• 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
• Vinyl or other appliqués to the interior face of the
• All signage lighting must be baffled or concealed.
be submitted in the Tenant’s signage package
for Landlord approval. Graphics on the exterior
face of glazing will not be permitted. Storefront
window vinyl sale stickers not permitted. Vinyl
advertisment is permitted as part of a seasonal
display window presentation.
• Individual pin mounted letters may project past
the storefront up to 6” and must be placed no less
than 10’-0” AFF.
• The Tenant must verify signage complies with all
local codes and jurisdictions.
signs within the project.
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Accepted Signage Approaches and
Types
• Mixed
media
signs
incorporating
multi-
dimensional forms and combinations of colors,
shapes, materials, and lighting.
• Dimensional
geometric
shapes
and
three-
dimensional forms.
• Contemporary elements to create an avant-garde
appearance.
• Silhouette illumination
• Front lighting, i.e., billboard lighting
• Channel letters with light transmitting acrylic
letters are allowable for Tenants with street-facing
storefronts only.
• Sign must be UL listed.
• Internally illuminated:
• Application of innovative technologies.
- reversed channel letters
• Dimensional letter forms with seamless edge
- push through letters
treatments
• Reverse channel lettering
• Cut or fabricated steel, painted or unfinished.
• Etched metal or glass, sandblasted glass
• Polished metal
• Dimensional shapes and forms of metal, hardwood, glass, or other material with a permanent
appearance.
• Glazed ceramic tile work forming patterns and/or
fields.
• Fiber Optic and L.E.D. illumination
32
• Sign contractor is responsible to insure that sign
is on separate circuit and on 7 day time clock set
to Westfield mall requirements. Sign must have
provisions to be turned off during daylight hours.
PR O H I B I T ED SI G N APPR OACH E S AN D T Y PE S
• Internally illuminated channel letters with plexi
face and trim cap.
• Signs made of paper, fabric or sheet of acrylic
• Credit card signs or symbols
• Neon signage will not be permitted
• Noise-making signs
• Conventional plastic faced box or cabinet signs
• Animated signs: signs consisting of anything
• Formed plastic or injection molded plastic signs
• Channel letters with light transmitting acrylic
faces.
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
• Luminous vacuum formed letters
fluorescent gel lights.
• Temporary wall signs, window signs, pennants,
- Any other materials and/or designs deemed
banners, flags, inflatable displays, or sandwich
unsuitable by Landlord.
boards.
• Cloth, paper, cardboard or foam signs, or decals
hung around on or behind storefronts.
33
Blade Sign
Each Tenant blade sign should conform to the following criteria:
• Tenants must incorporate blade signs into the exterior facade in all zones except for the Main +
Main district.
• Signage must be designed for outdoor use and
meet all applicable building codes. Blade sign design approval and location is subject to landlord
approval.
• Sign must be double sided.
• Sign must be illuminated .
• Tenant to brand sign with their signature color
and finish.
• Minimum mounting height to bottom of sign is
8’-9”.
• Check with Tenant Coordinator to determine
mounting justification to left or right of
storefront.
• Innovative approaches are encouraged and will
be considered on an individual basis: a blade sign
integrated with sun shading, for example.
• Maximum blade sign face is 4 sq. ft.
• Blade signs may not have visible mounting
hardware.
34
2.5 Solar Control
S O L A R C O N T RO L
Tenants should perform a solar study for the façade and
incorporate solar shading as needed to minimize heat
gain through storefront glazing. Solar protection must
be integrated with the overall design of the storefront.
Location, proportion, dimensionality, finishes, and
illumination should be considered. Solar protection
should be appropriate to the tenant’s retail district.
Some considerations:
• Solar film may by used, subject to Landlord
approval.
• Combustible canopy structures (wood, canvas, etc)
will require sprinkler protection since the
material and/or finish is “combustible” and NFPA 13
would require sprinkler protection. Noncombustible
canopy structures that cover only pedestrian
walkway
surfaces
do
not
require
sprinkler
protection. Noncombustible canopy structures that
cover any combustible materials (bench, trash can,
sign, merchandise, etc) requires sprinkler protection
if the canopy extends from the exterior wall 4 feet or
more.
• Recessing a part of the storefront will naturally
result in shade.
• A variety of materials and types may be
considered: wood, steel, aluminum, or glass;
solid or perforated; fixed or adjustable;
horizontal or vertical louvers.
• Standard aluminum canopy systems will not be
permitted
• Standard fabric awnings will not be permitted
• Placement of sun shading must take into
account the storefront design of adjacent
Tenants. Tenants may not install shading
elements at the same height as an adjacent
Tenant.
35
S
SF
SF C
C8
C9
SF
I5
I4
I1
2.5 Solar Control
I7
SI5
I6
SUN SHADING PLAN
hot
Sun shading devic e by tenant required
wa r m
Sun shading devic e by tenant required
cool
B e l o w L a n d l o r d c a n o p y. Te n a n t s u n s h a d i n g
cool
M a r k e t P l a c e z o n e . Te n a n t s u n s h a d i n g
devic e per mit ted
devic e per mit ted. Must be c oor indated with
L andlord Buklhead ( This area is not expo e s e d t o a l o t o f s u n)
36
S
SH
SH 14
SH 15
SH 16
SH 17
SH 18
SH 19
S 2
S H2 5
S H3 9
SJ H31 0
5
1
7
SF C2
C8
C9
SF
SF
C1
SF
2
SF
3
SF
4
SF
5
SF
6
SF
SF
I5
I4
I1
SF
2.5 Solar Control
I7
SI5
I6
SUN SHADING PLAN
Affected by Fire Rated Walls
2-Hour and 4-Hour fire rated area
separation walls
*Note: Canopy construction
should not occur within 4’-0” of
the separation walls.
37
2.5 Solar Control
3’- 0 ”
min
12’-0” (10’-0” permitted at LL discretion)
12’-0” (10’-0” permitted at LL discretion)
SEE BELOW FOR PARAMETERS
SUN SHADING OPTION 1 : PROJECTING SHADING DEVICE
SCALE : NTS
38
SEE BELOW FOR PARAMETERS
SUN SHADING OPTION 2 : LOUVERS
SCALE : NTS
2.5 Solar Control
39
PAGE INTENTIONALLY LEFT BLANK
40
Storefront Types
41
3.1 Storefront Types
*Heights given are to Top of Tenant Storefront.
TENANTS TO VERIFY ALL DIMENSIONS AND BASE BUILDING CONDITIONS
12’-6”
19’-3”
0”
’-1
21
22’-0”
22’-6”
20’-6”
23’-0”
22’-3”
21’-4”
24’-0”
20’-3”
31’-0”
27’-0”
21’-7”
23’-3”
20’-6”
20’-6”
22’-6”
19’-5”
20’-9”
20’-9”
24’-6”
22’-3”
24’-2”
20’-9”
21’-0”
0”
’-1
”
21
’-4
20
21’-3”
31’-9”
22’-0”
24’-6”
”
’-1
18
26’-0”
0”
’-1
21
22’-6”
12’-6”
22’-0”
34’-0”
32’-6”
I1
27’-0”
I4
Type A
I5
Type B
I6
Type C
I7
SI5
Type C.1
Type D
Type D.1
42
23’-10”
N
Technical CriteriaArchitectural
43
Storefront Technical Criteria
The following guidelines are specific to the various zones and storefront types at Westfield University Town Center. In addition to the design
guidelines outlined in Section 2.0 of these criteria, Tenants must adhere to the zone specific criteria defined in this section. The storefront sections and elevations contained in these criteria are for reference use only; the Tenant’s design team must verify the conditions of the space they
are designing for thorough site surveys .
In the event that the criteria in this section conflict with those outlined in Section 2.0, those in this section will govern.
While all Tenants are expected to conform to the General and Technical Criteria, the Design Criteria addresses the specific requirements related to various architectural conditions depending on Tenant location. This section of the Design Criteria is intended to define parameters and stimulate creative design resolutions relative to different areas of the Center. The objectives are:
• to encourage design diversity
• to emphasize character and identity through architectural expression
• to promote the use of quality materials and detailing
• bring visual excitement, enhancing the overall shopping experience
Tenant must refer to key plans to determine which condition and criteria to follow.
44
4.1 Storefront Type A Details
T Y PE A
Type A shops are conceived as independent, jewellike buildings. Tenants in Type A storefronts have the
opportunity to fully express their identity by creating
a recognizable, landmark building at UTC.
• Tenant brands entire facade
• Minimum 90% transparency full-height glazing
• Iconic
• Flagship
• Signature
• Showcase
• Superscale
45
4.1 Storefront Type A Details
ANODIZED ALUMINUM
ANODIZED
ALUMINUM CHANNEL
AND ACCOUNT FOR VERTICAL AND LATERAL LOADS
46
4.2 Storefront Type B Details
T Y PE B
Characteristics of Type B storefronts include:
•
Tenant brands entire facade up to Landlord
cornice
•
Entirely or predominantly glass
•
Clean lines
•
Framed
•
Vitrine
47
4.2 Storefront Type B Details
ANODIZED
ALUMINUM CHANNEL
ANODIZED
ALUMINUM CHANNEL
REVEAL BETWEEN
48
4.3 Storefront Type C Details
T Y PE C
Characteristics of Type C storefronts include:
•
Linear
•
Taught
•
Streamlined
•
Tenant brands entire facade up to Landlord cornice
Tenants must use transparent glass up to the existing
structure (approximately 14’-0”); above that, an opaque
material will be required to conceal the structure.
49
4.3 Storefront Type C Details
50
4.3 Storefront Type C1 Details
ANODIZED
ALUMINIUM CHANNEL
ANODIZED
ALUM. CHANNEL REVEAL
51
4.4 Storefront Type D Details
T Y PE D
Characteristics of Type D storefronts include:
•
Informal
•
Indoor-outdoor
•
Three-dimensional
•
Tenant brands entire facade up to Landlord cornice
Tenants must use transparent glass up to the existing
structure (approximately 12’-6” to 14’-0”); above that,
an opaque material will be required to conceal the
structure.
52
4.4 Storefront Type D Details
ANODIZED ALUM.
CHANNEL REVEAL
ANODIZED
ALUMINUM CHANNEL
53
4.4 Storefront Type D1 Details
ANODIZED
ALUMINUM CHANNEL
ANODIZED
ALUM. REVEAL CHANNEL
BETWEEN STOREFRONTS
54
4.5 Storefront Typical Footing Detail - All Zones
55
Tenant Submission Process
56
T E N A N T SU B M I SS I O N PR O C E SS
Drawing Submissions
The Tenant, at Tenant’s expense, must select an architect to prepare complete plans and specifications for the improve-
Plans must be submitted to Landlord for approval
ments to the premises. The Tenant and the Tenant’s architect may be subject to certain contracting, first source refer-
in three phases: Preliminary Design Documents,
ral, hiring and job training programs. The Tenant must contact coordinator for specific requirements. Please refer to
Construction Documents and Sign Shop Drawings.
the first section under “Store Construction” of this handbook for additional information.
These phases are detailed in this Section.
Tenants needing assistance in locating an experienced, locally licensed architect should contact the Tenant
Coordination Administrator. The Tenant must forward a copy of this Handbook along with a print of the Tenant Lease
All drawing submittals shall be in full size (42”x30”)
Adobe PDF format.
Plan, Design Control Drawings and associated details to their architect. It is the Tenant’s and Tenant’s architect’s
All drawings shall be submitted electronically at
responsibility to obtain, review, and comply with all applicable codes and criteria contained herein. The Tenant shall
www.westfieldtenantcoordination.com. Please
notify the Tenant Coordinator of the architect’s name, address and telephone number within 10 days of Lease execu-
contact Westfield Tenant Services Administrator or
tion or receipt of Tenant Lease Plan Package.
TSA for project specific login information.
All drawings must be signed and sealed by an architect registered in the State of California.
Tenants are required to submit, for final Landlord
approval, one color rendered Storefront Elevation
After receiving the Exhibit A2 or Lease Outline Drawing (L.O.D), carefully reviewing the design criteria and applicable
correctly illustrating the Tenant’s colors and finishes.
codes, and field verifying the space conforms with the Exhibit A2 or Lease Outline Drawing (L.O.D), the Tenant’s archi-
This shall be in the form of PDF, JPEG or comparable
tect (in conjunction with the Tenant) shall proceed with the preliminary design of the Tenant’s premises.
image file.
It is the responsibility of the Tenant and Tenant’s architect to schedule adequate time for Landlord’s
preliminary review, Tenant’s subsequent revisions if required, final construction drawings and Landlord’s final review.
Tenants must submit a 11”x 17” physical color sample
board which shall be mailed to the Landlord’s Tenant
Coordination Office.
57
5.1 Phase I: Preliminary Drawings
PH A S E I : PR E L I M I N A RY DR AW I N G S
The purpose of this phase is to acquaint the Landlord with
Drawings must include the following information as a
The Tenant Coordinator will review the preliminary
the Tenant’s design intent so that the Landlord may com-
minimum:
design and make necessary corrections or suggestions
ment and/or advise Tenant of any changes necessary to
• Minimum drawing size shall be 11” x 17”.
and return, with comments and/or approval, one marked-
meet the criteria prior to commencing the working draw-
• Preliminary floor plans (scale 1/4”=1’-0”) indicat-
up set of prints to the Tenant and Tenant’s architect.
ing phase.
ing interior design concept, approximate location
of fixtures and equipment, interior partitions, toilet
As soon as the preliminary design has been completed
rooms, exits, etc., identifying all materials& colors.
and approved by the Tenant and, before proceeding with
• Reflected ceiling plan (scale: 1/4”=1’-0”) indicating
final working drawings, Tenant’s architect shall submit the
all soffits, ceiling heights, materials, lighting lay-outs,
preliminary design to the Tenant Coordinator for review and
and location of HVAC diffusers.
approval.
• Typical interior transverse and longitudinal sections
(scale: 1/4” = 1’-0”) indicating interior elevations.
The preliminary design shall be submitted within 20 days
• Storefront elevation (scale: 3/8”=1’-0” minimum) and
after the Lease is executed or receipt of the Tenant Lease
section (scale: 3/4”=1’-0” minimum), including any
Plan Package.
graphics and signage. Indicate all materials and finishes.
Drawings shall clearly identify on a key plan the Project
name, Tenant’s store name, and space number.
• Submit a color rendered elevation of the
storefront.
• Sketches, perspectives, sections or other details that
If Tenant’s Storefront design follows a specific prototype,
photographs of existing stores should be submitted to
aid the Tenant Coordinator in the review process.
will clarify the design of the Storefront.
• Material finish and color sample board(s), properly
mounted and labeled. Photos of materials will not be
accepted.
58
5.2 Phase II: Final Drawings
PH A S E I I : F I N A L DR AW I N G S
After the preliminary drawings have been approved,
Tenant’s architect shall proceed with the final
Construction Documents and specifications. These drawings shall incorporate the design suggestions and comments of the Tenant Coordinator, in accordance with
the criteria contained in this Handbook and the Lease
Exhibit B. Additional information may be required as
deemed necessary by Landlord upon review of Tenant’s
drawings.
Tenant shall submit final Construction Documents within
21 days of receipt of Landlord’s approval of preliminary
drawings. Tenant shall submit the final Construction
Documents to the Tenant Coordinator. All drawings and
specifications must be clearly identified with the Project
name, the Tenant’s store name, the Tenant space number,
and the name and seal of the architect or engineer preparing these drawings indicating that he or she is registered with the State of California.
Tenants are required to submit a color rendered elevation of the storefront in the final submittal package.
Re-submittal of rendering with finals package can be
waived if no significant changes were made to façade.
Final working drawings and specifications shall consist of
a minimum of the following:
Responsibility Matrix
Landlord at Landlord’s expense
Items listed in this manner shall be provided by the
Landlord, at the Landlord's expense, in accordance with
the Landlord's plans and specifications and constitutes
the Landlord's complete responsibility with regard to the
construction of the Lease space. All items not listed in this
manner, which are required to complete the premises in
accordance with Tenant's plans and specifications, shall
be performed at the Tenant's sole cost and expense (subject to the conditions imposed by the Landlord).
Landlord at Tenant’s expense
Items listed in this manner will be provided by the
Landlord, at the Tenant's expense, in order to either maintain complete control over quality and workmanship
of critical installations for work which can best be performed and coordinated by a single contractor; or where
uniformity of material, color and workmanship of finished
surfaces is required.
If for any reason the Tenant fails to pay amounts due
the Landlord hereunder, then such amounts, along with
accrued interest charges, will be considered to be additional rent due and payable pursuant to the Lease, or
deducted from the Tenant Allowance.
Landlord’s designated contractor at Tenant’s expense
Items listed in this manner shall be provided by the
Landlord's Designated Contractors, at the Tenant's
expense, in order to either maintain complete control
over quality and workmanship of critical installations for
work which can best be performed and coordinated by
a single contractor; or where uniformity of material, color
and workmanship of finished surfaces is required.
This work must be contracted directly with the Landlord
designated contractor, by the Tenant, at Tenant's expense.
Landlord shall competitively bid all parts of construction
that require Tenant use of Landlord designated contractor, to assure the best, lowest price.
If for any reason Tenant fails to pay amounts due to the
Landlord's Designated Contractor, then such amounts
along with accrued interest charges will be considered
rent due and payable pursuant to the Lease or deducted
from Tenant's allowance.
Tenant at Tenant’s expense
Items of construction and expenses not specifically listed
in the prior sections which are required to complete the
Tenant’s premises in accordance with the Landlord criteria shall be the Tenant’s responsibility and shall be provided by the Tenant at Tenant’s expense.
59
Architectural Plans
Drawings must contain the following information:
• Detailed Plot Plan, including: building footprint
Reflected Ceiling Plan (1/4” = 1’-0”)
• Ceiling heights including drops and soffits.
site plan, Tenant address, name of business, type of
• Types of ceiling construction.
building construction, and if sprinklered.
• Decor at ceiling.
• Occupancy load.
• Construction type classification.
• Location of lighting fixtures, sprinkler heads, air diffusers, grilles, and access panels.
Regulations and Title 24.
• An approved ADA path of travel should be incorporated in each Tenant’s improvement package.
• Longitudinal and transverse sections through store
from slab to rough ceiling (1/4”=1’-0”).
• Large scale section through storefront from floor to
rough ceiling (3/4”=1’-0”).
• Store closure details.
• Details at neutral piers and Landlord’s bulkhead at
• Use or occupancy classification.
• Compliance with California Disabled Access
Necessary Sections and Details
Storefront Elevations (3/8” = 1’-0” minimum) and
Interior Elevations (1/4”=1’-0”)
• Color storefront elevation and/or submit photograph of similar stores as required.
ceiling (1-l/2”=1’-0”).
• Wall sections and details.
• Dimensioned Slab Penetration Plans.
• Storefront Structural Drawings
• Finishes and colors.
Floor Plan (1/4” = 1’-0”)
• Signage.
Schedules
• Demising wall locations and dimensions.
• Menu boards for food Tenants.
• Door and hardware schedules/details.
• Dimensioned interior partitions.
• Toilet room interior elevations locating all toilet
• Room finish schedule.
• Existing and proposed walls.
room accessories indicating ADA compliant mount-
• Rest room facilities.
ing heights.
• Door locations, sizes, direction of swing.
• Location of fixtures and equipment.
• Floor Plans are required to have details showing
that rest room facilities, public telephones, drinking fountains, door hardware, handrails, stairs, and
point of sale locations are in compliance with Title24
California Administrative Code.
60
Plumbing Plans
The plumbing drawings shall incorporate all minimum
design and construction requirements.
Heating, Ventilating &
Air Conditioning Plans
The HVAC drawings shall incorporate all minimum design
and construction requirements, including complete cal-
Plumbing Plan (1/4” = 1’-0”)
culations indicating heat gain to and heat loss from the
• Toilet facilities
space for all lights, occupancy, exterior exposure (if any)
• Location of all plumbing fixtures
and other heat producing elements.
• Specifications of exhaust equipment
• Location of equipment (including front and side
elevations)
• Methods of installation
Schedules and Details
• Diffuser and Grille Schedule
• Location of sewer connection
• Location of plumbing vent connection
Exhaust Systems
HVAC Plan (1/4” = 1’-0”)
• Equipment schedule
• Location of clean-outs and floor drains
• Location and size of HVAC equipment
• Toilet exhaust duct connection detail
• Domestic water distribution system
• Ductwork layout and sizes
• Title 24 Energy Conservation Calculations
• Water meter location
• Ductwork material schedule
• Height above finished floor
Necessary Isometrics and Details
• Sanitary system isometric
• Domestic water isometric
• Damper locations
• Combination fire/smoke dampers at penetrations
through fire-rated construction
• Water heater detail with relief valve and piping
• Type of insulation
• Detail of connection to Landlord’s systems
• Location of diffusers, grilles and registers
• Piping details for air handling units
• Thermostat location
• Title 24 Energy Conservation Calculations
• Return Air Path
• Ductwork
• Transfer Openings
• Air Handling Unit mixing box detail
61
Electrical Plans
Minimum design and construction requirements includ-
Electrical Plan (1/4” = 1’0”)
Schedules
ing complete calculations and show the total simultane-
• Location of all floor and wall outlets
• Lighting Fixture Schedule
ous load maintained at three hours or more for the store
• Location of main service panels
• Electrical Panel Schedules for 277/480V
area and all other light, HVAC, and miscellaneous loads per
• Location of connections, disconnects and controllers for toilet exhaust and other fans, motors and all
square foot.
HVAC equipment
Electrical drawings and specifications shall show power
and transformation for voltages, all circuits for store lighting (including emergency and night lighting), sign lighting, receptacles, toilet exhaust and other fans and service
• Location of all transformers, electrical and phone
panels
• All loads assigned to circuits including an itemized
load break down
Lighting Plan (1/4” = 1’-0”)
Show single line power riser diagram indicating main disconnects, size of wire, conduit, panels, trans-formers, time
• Lighting fixture layout including night and sign
lighting
clock, etc. Show panel schedule and itemized load break-
• Emergency and exit light locations
down in connected kilowatts for the premises including
• All lighting assigned to circuits
lighting, receptacles, sign lighting, water heating, special
• Indicate sign and lights which are connected to time
appliances, toilet exhaust fans, make-up air fan, miscellaneous space heating, sales door operator motor, fan coil
unit, return air fans, air curtains, heat pumps, and large
motors, etc…
clock
• Emergency lighting and connection to Landlord
provided Circuit
• Fire Alarm Plan
• Location of all devices
• Logic and sequencing
• Load calculations and voltage drop
Miscellaneous Details
• Electrical Distribution Riser Diagram
• Feeder conduit and wire size
• Arrangement of panels, transformer, time clock, disconnects, meter, etc.
• Indicate telephone and conduit locations
to HVAC and supplementary equipment.
62
or 120/208V.
• Conduit and wire size to HVAC equipment and panels as applicable
• Title 24 Energy Conservation Calculations and controls compliance statement
• Provide Electrical load calculations showing loads
less than 15 watts/sf connected load allowance
Fire Protection Plans
Final Drawing Approval
These plans must be submitted for approval in order to
It must be understood that the Landlord’s approval of the
verify compliance in accordance with the requirements of
construction documents is for compliance with the crite-
Landlord’s insurance carrier. Show on the reflected ceil-
ria established in this Handbook only. By reviewing these
ing plan the sprinkler lay out, clearly identifying all heads
drawings, the Landlord, its agent(s) and consultant(s)
as required. Plan submittal shall comply with NRPA13
assume no responsibility for code compliance (including
requirements and shall include, but not be limited to:
ADA requirements), dimensional accuracy, engineering
• Location of existing sprinkler grid with main and
accuracy or completeness of these drawings for construc-
branch pipe sizes
tion purpose.
• Location of heads and branch piping.
It is the Tenant’s sole responsibility to comply with all
• Heights of ceilings and dropped soffits, etc.
laws, codes, and regulations as may apply.
• Location of smoke detectors, file alarm speakers and
The Tenant Coordinator reserves the right to request
strobe lights
• Location of surface mounted or dropped lighting
and decorative beams
• Location and height of walls or lighting baffles
• Hydraulic information used for design of system
• Other construction which will affect sprinklers
• Cross section
In the Tenant’s storage areas, fully exposed or semirecessed heads can be used. Sprinkler heads must be of
the fully recessed type. All heads shall be quick response.
Tenant shall submit three sets and calculations for review
and approval to Landlord’s insurance underwriter.
It is the Tenant’s sprinkler contractor’s responsibility
to comply with Landlord’s insurance underwriter’s
requirements. additional detailed shop drawings for review after final
working drawings have been approved.
Upon receipt of complete sets of drawings and specifications as outlined above, the Landlord will review these
drawings for compliance with the previously approved
preliminary design and other criteria of this Handbook,
and return one set of prints to the Tenant and the Tenant’s
architect. Simultaneously, one set of approved drawings is forwarded to the Landlord Tenant Construction
Superintendent for field coordination during construction.
It is the Tenant’s responsibility to see that the approved
sets of drawings with comments, if any, are distributed to its
contractor and in-house construction staff.
63
5.3 Phase III: Singage Drawings
PH A S E I I I : S I G N AG E DR AW I N G PH A S E
Signage And Environmental
Graphics Shop Drawing Submittal
Resubmittals
Tenant shall submit one (1) set of PDF formatted
and a resubmittal, Tenant shall, within 10 calendar days,
copy of the proposed signage during the preliminary
revise and resubmit to Landlord. Once Tenant drawings
phase, showing location, color, materials and attachment
are approved, no changes shall be made unless approved
devices.
by Landlord in writing.
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:
Signage Shop Drawings (1/2” = 1’-0” or larger)
• Elevation of main identity
• Plan of signage
• Section through signage
• Detail of all attachments
• Proposed graphics, photos and/or colors, including
all materials in .PDF or similar format
64
In event that any drawing submittal requires revisions
5.4 Phase IV: Completion Requirements
PH A S E I V: C O M PL E T I O N R E Q U I R E M E N T S
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
• Tenant shall commence Tenant work promptly after
• Complete operating, maintenance and spare parts
Landlord’s approval of the Final Working Drawings.
manuals for all mechanical, electrical and similar
Upon completion of the Tenant work, Tenant shall
equipment installed as part of Tenant work.
deliver to Landlord the following:
• Items above shall be forwarded to:
• Tenant’s final notarized original affidavit that
specify a date after the giving of such notice by which
Tenant’s work has been completed to Tenant’s
Westfield, LLC
such default must be cured. Unless prior to such date
satisfaction and in strict accordance with the Final
Tenant Coordination
Tenant makes the required submissions, Tenant will be
Working Drawings and Tenant’s and Landlord’s
11601 Wilshire Blvd.
deemed incur-ably in default of this Lease and Landlord
construction requirements. Such affidavit may be
11th Floor
will be entitled to all remedies specified in the Lease:
relied on by Landlord. Any deliberate or negligent
Los Angeles, CA 90025
misstatement or false statement made by Tenant
Tel: 310.478.4456
therein shall constitute breach of the Lease.
Fax: 310.575.5991
• 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 On-site Tenant Coordinator, before
commencement of construction.
• The final notarized original affidavit and waiver of
lien by the General Contractor performing Tenant’s
work to the effect that Tenant work was completed
in accordance with the Landlord-approved working drawings. Affidavit shall also state that all subcontractors, laborers, material suppliers engaged in
furnishing materials and/or rendering services for
Tenant work, have been paid in full.
• Cause Tenant’s space to be built strictly in accordance with the final set of Landlord’s approved
plans.
65
Store Construction
66
S TO R E CO N S T R U C T I O N
Introduction
Contractors and subcontractors shall not discriminate
Prerequisites To Tenant
Construction
Building permit(s) must be obtained and a copy of same
against any person or group of persons on account of
Before Tenant’s Contractor will be permitted to start con-
submitted to On-site Tenant Coordinator. The original(s)
race, sex, marital status, age, handicaps, color, creed, reli-
struction, the contractor must comply with certain pre-
must be posted at the job site.
gion, national origin or ancestry. All contractors shall have
requisites. Tenants and Tenant’s Contractors must under-
Certificates of current, in-force insurance for the mini-
good labor relations, be capable of performing quality
stand the complexity of the logistics of building in such
mum requirements as specified by the Landlord must be
workmanship and work in harmony with Landlord’s con-
constrained site.
filed with On-site Tenant Coordinator.
tractors and other contractors on the job, and any other
A pre-construction meeting must be held with the
Tenant’s Contractor must pay all required fees, including,
On-site Tenant Coordinator to determine suitable access
but not limited to, security deposit, trash removal fee,
routes to the site and the premises, designated loading,
vertical transportation fee, and temporary utility fees, to
unloading and storage areas for materials, use of verti-
the On-site Tenant Coordinator. Security deposit shall not
cal transportation, working hours, tap-ins to utility lines,
be released until issuance of the Tenant’s Certificate of
safety precautions and procedures, rubbish removal
Occupancy and completion of the Landlord’s punch list,
The Tenant’s Contractor shall require each of its subcon-
and location of Tenant’s trash receptacles, scheduling of
and final lien release have been secured.
tractors, to the extent of the work to be per-formed by the
Tenant’s construction, temporary utilities and many other
subcontractors, to be bound to the terms and conditions
requirements of the On-site Tenant Coordinator.
of the agreement between the Landlord and Tenant, and
The Contractor must obtain from, and review with the
the project. On-site Tenant Coordinator shall verify that
On-site Tenant Coordinator, the Tenant Contractors’
the Notice of Non-Responsibility has been posted and
Construction Guidelines and Project Safety and Health
has been filed with the County Records.
labor entity at or servicing the center. Tenant’s contractor shall cooperate with the On-site Tenant Coordinator
and any other contractor by coordinating its work in order
not to interfere with the operations of existing stores, or
impede or endanger the safety of the public.
to the Tenant Criteria Manual.
Procedures Manual containing the Project’s rules and regulations with which the Tenant’s contractor must comply.
Final working drawings and specifications must have
been approved for construction by the Landlord’s Tenant
Coordinator. The Tenant’s Contractor must verify with
On-site Tenant Coordinator that the contract documents
incorporate all of the Tenant Coordinator’s comments.
The contractor must submit to On-site Tenant Coordinator
a subcontractor list of all the subs that will be working on
The Tenant’s Contractor must verify on-site dimensions
and existing conditions of the demised premises.
The Tenant’s Contractor shall promptly submit to the
On-site Tenant Coordinator construction schedule showing the work schedule and anticipated completion of the
store.
67
Permits
Insurance
Bond
The Tenant, or the Tenant’s Contractor, must submit
The Tenant’s General Contractor shall carry and maintain
Any contractor engaged by Tenant having a contract of
the required number of sets of final working drawings
at its sole cost and expense construction insurance in
fifty thousand dollars or more shall furnish a performance
and specifications, apply for a building permit and pay
accordance with the following minimum requirements for
bond naming both the Tenant and the Landlord as addi-
all associated fees .All permits and one set of approved
comprehensive general liability: $3,000,000 per person
tional obligees, as their interest may appear. Evidence
drawings must be kept at the construction site during
per occurrence, $3,000,000 per occurrence for bodily inju-
of the bond must be filed with the On-site Tenant
construction. Consult the building department for the
ry, and $2,000,000 for property damage per occurrence.
Coordinator before construction may begin.
required number of signed and stamped drawings to be
This insurance must be endorsed to show products and
submitted. Building Department and Fire Department
completed operations coverage including Waiver of X, C,
fees are collected at the time of submittal and upon issu-
and U exclusions, broad form property damage. Tenant’s
ance of the permit. These fees are based on the cost of
General Contractor shall also carry automobile liability
Tenant’s construction.
insurance covering bodily injury and property damage in
The Building Official will coordinate the review of the
the amount of $1,000,000 combined single limit. Worker’s
Tenant’s prints and specifications. The Building Official
compensation with statutory requirements, including
will forward the prints and specifications to the Fire
employer’s liability of $1,000,000 must also be carried.
Marshal’s office for their review and approval, before
All insurance policies shall name the Landlord and its
a permit can be issued. Tenant’s licensed sign contrac-
subsidiaries as additional insured, as their interest may
tor shall also submit sign shop drawings to the Building
appear. Landlord will provide names in the reconstruc-
Department in order to obtain a sign permit.
tion meeting.
Certificates of insurance shall provide that no change or
cancellation of such insurance will be undertaken without thirty days written notice to Landlord. Certificates
of current in-force insurance must be filed with the
On-site Tenant Coordinator before the commencement
of construction. Renewal certificates must be submitted ten days prior to the expiration of existing coverage.
Insurance must remain in force for one year after completion of the work.
68
Contractors / Vendors Access
Access to the demised premises will be restricted to only
All persons entering the site must sign a release form
those employees working on the project. No children are
which indemnifies Westfield, the Landlord and their
allowed on the project site during the construction peri-
General Contractor from any responsibility for accidents
od. At no time are pets allowed on the project site.
or injuries that may occur while the person is on site.
Access to the Project and Tenant spaces during off-hours
Proper jobsite attire is required to be worn at all times
must be coordinated through the Landlord’s on site rep-
while on site (i.e. hard hats, OSHA approved footwear,
resentative and Mall Security; any additional costs associ-
long pants, etc.). Westfield, the Landlord, and their
ated with off-hours work shall be borne by the Tenant.
General Contractor have prepared and issued a Project
Parking is only permitted in designated areas of the
project. A map denoting approved parking areas shall
be distributed by the Landlord’s on site representative
at the Pre-construction meeting. Parking is not allowed
along the curb at the building or in the truck dock. All
Contractor/ Vendors/ Tenants shall comply with the traf-
Site Safety and Health Procedures Manual, which will be
distributed at the pre-construction meeting. This manual
further details the safety requirements for this project. All
Contractors/ Vendors/ Tenants must sign an acceptance
form acknowledging receipt of this safety manual prior to
issuance of security badges.
fic control and parking requirements of the Project. The
Landlord reserves its right to tow any vehicle parked in
violation of posted parking procedures at the Tenant’s
and/or General Contractor’s sole cost and expense.
All Contractors/Vendors/Tenants must receive a security badge in order to be allowed on site. Before security badges will be issued to Contractor’s employees, the
employer must have submitted all required insurance
documentation. The insurance requirements for the project are detailed in this Tenant handbook.
69
Visitor Access
Deliveries
All visitors must check in at the Project Office immediate-
All deliveries must be scheduled with the Landlord’s
receive a temporary badge and a vehicle site pass. This
ly upon arrival at the site.
Construction Superintendent or his designated represen-
pass must be displayed in the windshield of the vehicle at
Visitors will receive a temporary badge that must be
tative. Material deliveries not arriving on the predeter-
tall times while the vehicle is on site. Only the driver of the
mined schedule will be sent back due to limited unload-
vehicle will be allowed on site and must obey all project
ing areas and vertical transportation. Tenant’s Access and
safety regulations.
deliveries of material and equipment shall be restricted to
In addition to the above, all delivery personnel enter-
service corridors and rear service doors. Deliveries will not
ing the site must sign a release form which indemnifies
be allowed through the Existing Mall Entrances. Delivery of
Westfield Corporation, the Landlord and his General
materials and equipment to spaces that do not have rear
Contractor from any responsibility for accidents or inju-
longer be considered a visitor and will be subject to all
service doors may be restricted to off-hours.
ries that may occur while the person is on site.
the procedures listed above for Contractors/Vendors/
The delivery of casework or equipment too large for
All deliveries will be through the loading docks or des-
Tenants.
access through the rear service door must be coordinated
ignated area as explained in the pre-construction meet-
Any accidents and/or injuries must be reported to the
with the On-site Tenant Coordinator or his designated
ing. All Contractors/ Vendors/ Tenants will be required to
representative. Tenant shall be responsible for protecting
schedule daytime deliveries at least 72 hours in advance,
the building floor with 1/2 inch plywood when making
subject to availability, with the Landlord’s Dock Master
such deliveries. No steel-wheel carts or equipment will be
during normal business hours. Arrangements for night-
permitted on the Project flooring.
time deliveries must be scheduled at least 72 hours in
All materials, equipment, tools, etc. for use in Tenant
advance with Landlord’s Dock Master. Due to the limited
from any responsibility for accidents or injuries that may
Construction must be stored within the Tenant space.
number of loading dock spaces, unattended vehicles will
occur while the visitor is on site.
Landlord’s Superintendent or his representative shall also
worn at all times during their site visit. The visitor will be
required to abide by all the rules and regulations listed
on the badge, including proper jobsite attire. The visitor
badge is valid for one day only. Returning visitors must
check in each day at the Project Office and receive a new
badge. After three consecutive days, the person will no
Project Office before visitor leaves the site and an accident report must be completed.
In addition to the above, all visitors entering the site
must sign a release form which indemnifies Westfield
Corporation, the Landlord and his General Contractor
schedule the use of vertical transportation within the
Project.
All delivery drivers must stop at the Project Office to
70
not be tolerated and will remove at owner’s expense.
Also, as there is limited dock space, all deliveries must be
scheduled so that materials can be delivered to the point
of installation. No materials or equipment will be allowed
to be stored outside the Tenant space. All deliveries shall
Deliveries, Cont’d.
Security / safety
be made through the loading dock and through desig-
Neither Westfield, the Landlord nor their General
No flammable materials are to be stored inside the build-
nated service corridors and elevators. A representative
Contractor shall be responsible for security in the Tenant
ing except those materials which will be consumed dur-
of the Contractor/ Vendor/ Tenant must be available to
spaces and will not be responsible for loss or damage to
ing that work day.
receive deliveries since no deliveries will be allowed to
any materials, tools or equipment. Any security required
The playing of radios, CD and tape players, etc., will not
remain in the loading dock area. Delivery of dry wall and
above and beyond that provided by the Landlord shall be
be allowed.
metal studs and other large, bulk items shall be during
at the sole cost of the Tenant’s Contractor/Vendor/Tenant.
off-hours.
Additional Tenant security arrangements must be coordi-
Contractors/Vendors/Tenants shall examine the site and
nated with the On-site Tenant Coordinator.
the areas of access and delivery. Any additional provisions
It is the safety policy of the Landlord, to provide a safe
required for access or deliveries shall be the responsibility
and healthful place of employment for all employees,
of the Tenant Contractor/ Vendor/ Tenant. No additional
and to abide by all applicable regulations as they apply to
provisions will be allowed without prior written consent
this project. Therefore, without exception, Landlord has
of the Landlord.
adopted as the Project’s safety program, all the State of
California safety rules and the entire Occupational Safety
The Tenant Contractor shall maintain a fully charged fire
extinguisher within the Tenant space throughout construction.
The Landlord’s has initiated a “no smoking” policy with the
building at all times.
The Tenant’s Contractor is requested to use caution in
stocking materials and equipment on the Upper Levels as
to not overload the structure.
and Health, Safety Standards Part 1926, and any amendments thereto as the safety rules that must be followed
by all persons and/or companies employed on the project. Proper work clothing, and shoes must be worn on
site.
No gasoline powered equipment such as welders, compressors, concrete saws, power buggies, etc. will be allowed to be
used in the Atrium or Tenant spaces.
71
Construction schedule
Temporary Tenant Enclosure
Construction Utilities
The Tenant’s Contractor shall promptly submit to the
If Tenant can not meet the Grand Opening Date, the
During construction, Landlord will make available to the
On-site Tenant Coordinator a construction schedule
Landlord will require the Tenant’s premises be separat-
Tenant’s Contractor temporary utilities, consisting of
showing the work schedule and anticipated completion
ed from the mall’s common area by a temporary Tenant
120/220 Volt Single Phase electrical power and toilet facil-
of the store.
enclosure. The Landlord shall determine which Tenants
ities, from the time Tenant’s Contractor starts construc-
When necessary, it will be the Tenant’s Contractor’s
shall be required to have a temporary Tenant enclosure.
tion until the sooner of:
responsibility to make arrangements for access into adjacent occupied Tenant spaces and to protect that Tenant’s
If the Tenant’s Contractor does not comply with this
requirement, the Landlord shall construct a temporary
finishes and merchandise as required. The Tenant’s
Tenant enclosure for the Tenant, at Tenant’s expense.
Contractor shall be responsible for any damage or loss as
The enclosure shall be 12’-0” high and constructed of
a result of their operations.
metal studs with 1/2” drywall taped and sanded, with
Any work on the mall’s common side of the Storefront,
one coat of flat latex paint to match the mall standard
once the barricade has been removed, must be scheduled with the Landlord’s Superintendent and may only
be allowed during off-hours. During such work, the mall’s
flooring and finishes must be protected with 1/2” plywood and the area cleaned after each work period.
and shall be located no more than three feet in front of
the lease line. The entire enclosure must be installed on
carpet strips so as not to damage the mall flooring. The
enclosure must form a solid smoke barrier and an air seal
from the mall. An access door will be permitted in the
temporary Tenant enclosure only if there is no service/exit
door.
Modifications to the temporary Tenant enclosure during
construction will be the Tenant’s Contractor’s responsibility, with approval of the On-site Tenant Coordinator.
Advertising or project signs are not allowed to be displayed on the barricade. Any graphics on the barricade
shall be in conformance with the Landlord’s graphics program, and installed only by the Landlord.
72
a.
Four weeks prior to grand opening, or
b.
Tenant’s permanent power is available. Tenant’s
Contractor shall reimburse Landlord at the Project’s
established rate for such services. Temporary power
will be supplied from a 4 plug outlet at service corridor or in Tenant Space. Temporary power cords
and special power requirements shall be provided
by Tenant. Tenant’s Contractor shall be required to
provide ground fault protection for all power equipment used in the premises.
Landlord’s Prior Rights
Changes In Design Or Material
The Tenant’s Contractor shall not be permitted to modify,
The Landlord will furnish the standard mall flooring mate-
attach to or hang any loads from the Landlord’s duct-
rial at Tenant’s expense to the Tenant’s Contractor. The
work, water lines, sprinkler lines, conduit or bridging from
Tenant’s Contractor shall be responsible for the installa-
roof deck above.
tion of the finish flooring up to the Tenant’s Storefront
Access to building roof is restricted to Landlord’s person-
and closure line. Tenant Contractor shall purchase mall
nel and Landlord’s Designated Contractors. No Tenant
finish flooring for this purpose from the Landlord.
Contractor or Subcontractor will be permitted on the
All mall finishes and adjacent Tenant spaces must be pro-
roof.
tected from damage and dirt.
The penetration of the roof deck and the installation of
It is the Tenant’s responsibility to repair all existing
all flashing and curbing for Tenant related equipment
Landlord or adjacent Tenant construction finishes which
shall be by Landlord’s designated roofing contractor at
may have become damaged as a result of Tenant’s con-
Tenant’s expense.
struction.
Tenant shall use Landlord’s Authorized Contractor for fire
alarm to the mall’s main system.
Tenant’s Contractor shall not deviate from approved
drawings and specifications without obtain ’s Tenant
Coordinator, and the Building Department and/or other
governmental agency.
73
Adjacent Finishes
Clean-Up
The Landlord will furnish the standard mall flooring mate-
Tenant’s Contractor shall pay a fee at the pre-construction
with the necessary clean-up, demolition and removal at
rial at Tenant’s expense to the Tenant’s Contractor. The
meeting for the use of the Project’s trash facilities.
Tenant’s expense.
Tenant’s Contractor shall be responsible for the installa-
All Contractors/Vendors/Tenants are responsible for
The mall, public corridors, service corridors, and adjacent
clean-up and trash removal from their work areas on
Tenant spaces must be kept clear of Tenant’s equipment,
a daily basis. Storage of debris in Tenant spaces or mall
merchandise, fixtures, refuse and trash at all times.
areas will not be allowed. Non-compliance will result in
Landlord’s designated construction trash containers may
All mall finishes and adjacent Tenant spaces must be pro-
clean-up by others with all associated costs charged to
not be used for disposal of Tenant’s boxes, wrappings,
tected from damage and dirt.
the non-complaint party. The Landlord will provide con-
paper and other containers originating from fixturing
It is the Tenant’s responsibility to repair all existing
tainers at loading docks or designated area. Landlord will
and/or merchandising after completion of construction.
empty the containers. All Contractors/Vendors/Tenants
Landlord shall provide a separate trash container for this
will be responsible for cleaning and transporting their
purpose at Tenant’s expense.
tion of the finish flooring up to the Tenant’s Storefront
and closure line. Tenant Contractor shall purchase mall
finish flooring for this purpose from the Landlord.
Landlord or adjacent Tenant construction finishes which
may have become damaged as a result of Tenant’s construction.
own debris from the work areas to the container through
designated service corridors and elevators, as well as sorting construction debris from raw cardboard. Any trash or
construction debris considered to be hazardous or environmentally dangerous materials will not be allowed to
be placed in the containers. Contractors/Vendors/Tenants
will not be allowed to provide their own dumpster on site.
Upon completion of the Tenant’s construction and, with
the approval of On-site Tenant Coordinator, the Tenant
shall promptly dismantle, remove and dispose of the temporary Tenant enclosure and any excess materials from
the premises. Should the Tenant fail to comply with the
above, the Landlord may proceed, upon 24-hour notice,
74
Inspection And Acceptance
Violations
It is the Tenant’s Contractor’s responsibility to schedule
Tenant Contractor shall notify the On-site Tenant
In the event the Tenant is notified of any violation of
inspections by the appropriate Department of Building
Coordinator upon completion of the space. The On-site
codes, ordinances, or regulations, or of its obligations
Inspection, Fire Department and other inspectors as nec-
Tenant Coordinator will inspect the construction and
hereunder, either by the jurisdictional authorities or
essary, and to comply with their requirements, and all
issue a punch list if remedial action is required.
by Landlord, Tenant shall correct such violations and
codes and regulations. A copy of all inspection reports
Remedial work must be completed by the date provided
pay corresponding fines within three calendar days, or
must be submitted to the On-site Tenant Coordinator.
or the work will be completed by the Landlord at the
Landlord will correct, at Tenant’s expense, such viola-
Inspections should be scheduled so that there is ade-
Tenant’s expense.
tions at Landlord’s actual cost plus fifteen percent cost for
quate time to make any changes required by the inspec-
administration. Failure to comply with Landlord rules and
tors prior to the store opening.
regulations will be grounds for additional fines.
No Tenant will be allowed to open for business without
first obtaining approval from the Building Department,
Plumbing, Electrical, Fire Department, and On-site Tenant
Coordinator.
From time to time, and upon completion, Landlord’s
Tenant Coordinator will inspect Tenant’s construction for
compliance with approved drawings and specifications.
Deviations or unsatisfactory workmanship must be immediately corrected, regardless of their acceptance by public
authority or the Tenant.
75
Certificate Of Occupancy
Tenant shall obtain a Certificate of Occupancy from the
Building Department and submit a copy of this certificate
to Landlord’s On-site Tenant Coordinator before opening
the premises to the public. The original must be posted
within the Tenant space.
Waivers of Lien
In making progress and final payments to contractors,
The construction of the Tenant's premises is to be per-
Tenant should obtain valid Final Waivers of Lien, indi-
formed in accordance with the Tenant's approved plans
cating payment in full for labor, materials, and subcon-
and specifications. Tenants needing assistance in locat-
tractors. Landlord may request to see evidence of such
ing experienced local general contractors should con-
Waivers before permitting Tenant to open the premises
tact the Tenant Coordinator for assistance. All general
for business. All payment and liens must be resolved prior
contractors as well as all subcontractors, including, but
to release of full Tenant Allowance.
not limited to heating and air conditioning, plumbing, gas piping, electrical and sign contractors must be
licensed by the State of California, and possess a local
business license. The Tenant must forward a copy of this
Handbook to their general contractor.
The General Contractor selected by the Tenant must
employ a competent, full-time superintendent on site at
all times during construction and must observe suitable
safety practices.
76
General Information
77
7.1 Landlord Coordinating Staff
L A N DL O R D C O O R DI N AT I N G S TA F F
Our coordinating staff will provide a liaison service between the Landlord, the Tenant, the Tenant’s Architect
and/or Designer and the General Contractor. These
individuals are available to assist you.
LANDLORD
T E N A N T CO O R D I N AT I O N
Westfield, LLC.
Westfield, LLC.- San Diego Region
11601 Wilshire Boulevard 11th Floor
225 Broadway, Suite 1700
San Diego, CA 92101
Phone:310.478.4456
Phone:619.544.8189
LEASING
CENTER MANAGEMENT
Westfield, LLC.- San Diego Region
Westfield
225 Broadway, Suite 1700
University Towne Center
San Diego, CA 92101
Phone:619.544.8189
San Diego CA 92122-1212
Phone:858.453.2930
78
7.2 Base Building Information
B A S E B U I L DI N G I N F O R M AT I O N
UTC ADDRESSES
BuildingAddress
C 4505
D 4525
E 4545
F 4485
G 4373
H1
4353
H2
4445
H3
4465
I 4405
J 4315
K 4313
L 4305
N 4417
P 4415
Q 4417
Sears
4575
Macy’s
4333
Robinson May
4425
Nordstrom4321
Dormans Tire
4335
79
7.3 Utilities
U T I L I T Y C O M PA N Y DI R E C T O RY
E L E C T R I C /G A S CO M PA N Y
San Diego Gas & Electric
The City of San Diego Water Department
8326 Century Park Court
Phone:619.515.3500
San Diego, CA 92123
General:800.411.7343
Express:800.711.7343
T E L E P H O N E CO M PA N Y
AT&T
Phone:800-750.2355
80
WAT E R CO M PA N Y
7.4 Government Agencies
G OV E R N M E N T AG E N C I E S
Call City Information at 619-236-5555 for the nearest
B U I L D I N G D E PA R T M E N T
location and operating hours.
City of San Diego
For more information about the City of San Diego and
Development Services
the services provided, please visit their web site at
1222 First Avenue, MS 301
http://ci.san-diego.ca.us.
San Diego, CA 92101
E N G I N E E R I N G A N D C A P I TA L P R O J E C T S
D E P T. , T R A FFI C E N G I N E E R I N G .
Civic Center Plaza
1200 Third Ave.
NEIGHBORHOOD CODE COMPLIANCE
Phone:619.446.5000
Community Service Centers are located in many
neighborhoods, including Clairemont, Market Street,
DEVELOPMENT SERVICES
Mid-City, Navajo, Otay Mesa/Nestor, Peninsula, Rancho
(Building Development Review, Information & Appli-
Bernardo and San Ysidro.
cation Services, Land Development Review, Support
Services).
H E A LT H D E PA R T M E N T
Stadium/Kearny Mesa area 9
601 Ridgehaven Ct., Suite 220
County of San Diego - Environmental Health
1600 Pacific Highway
DEVELOPMENT SERVICES INSPECTION
San Diego, CA 92101
SERVICES
Phone:858.694.3900
(Selected permit issuance, reinspection fee
pay-
ment (checks only), 7 a.m. to 4 p.m., office open to 5.
Construction, sign, demolition inspectors.)
City Administration
Building 202 C St.
P L A N N I N G D E PA R T M E N T
(Long Range Planning, Multiple Species Conservation
Program, Transportation Planning, Facilities Financing)
Executive Complex
1010 Second Ave.
FI R E D E PA R T M E N T
City of San Diego
Development Services
1222 First Avenue, MS 301
San Diego, CA 92101
Phone: 619.446.5440
NOTE: Fire Marshall review is a separate process and
must be completed prior to the start of construction.
81
EXPRESS PLAN CHECK LIMITED
Construction Plan Check
Phone:619.446.5300
Engineering Services
Phone:619.446.5460
Fire Plan Check
Phone:619.446.5440
After Hours/Weekend Building Inspections
Phone:619.492.5070
SER V I CE S BY FA X
For printouts of plan clearances. You shall be faxed the
printout or mailed a copy.
Plan Finder Touchtone Line.
Phone:858.581.7171
Permit Fax Line
Phone:619.236.7687
APPOINTMENT REQUIRED SERVICES
Community Plans
Phone:619.235.5200
Electrical Plan Check
Phone:619.446.5300
Engineering Project Close-Out, Time Extension, Bond
Release
Phone:619.446.5363
82
Facilities Financing
Phone:619.235.5700
Fire Prevention New Construction Plan Check, Hazardous Materials Plan Check, Subdivision Review
Phone:619.446.5440
Home Owners Night
Phone:619.446.5300
Master Plans
Phone:619.446.5052
Sign Permits
Phone:619.446.5300
Structural Plan Check
Phone:619.446.5300
Transportation Planning
Phone:619.235.5231
APPOINTMENT OPTIONAL SERVICES
Police Department Crime Prevention Through
Address Coordinator
Design
Phone:619.446.5411
Demolition/Removal/Relocation; Grading; Electrical,
Mechanical, Plumbing, Gas Permits; Public Improvements; Tenant Improvements; Transportation; Wet
Taps; Water & Sewer, Zoning
Phone:619.446.5000
Development & Permit Information, Submittal
Appointments
Phone:619.446.5300
Engineering Information
Phone:619.446.5460
Hazardous Materials Inspections
Phone:619.533.4477
Code Enforcement
Phone:619.236.5500
Land Dev. Review Info.
Phone:619.446.5460
Over-The-Counter Plan Review
Appointments
Phone:619.446.5300
Plumbing/Mechanical Plan Check
Phone:619.531.2837
Publications
Phone:619.446.5100
Records
Phone:619.446.5200
San Diego Regional Permit Assistance Center: CALEPA, Caltrans, Air Resources Control Board, Regional
Water Quality, County Environmental Health Services,
Air
Pollution Control
Phone:619.236.5938
Seismic/Geologic Hazards
Phone:619.446.5460
Traffic Control Plan Check
Phone:619.446.5150
SCHEDULE IN ADVANCE SERVICES
New Construction, Relocation, Removal, Demolition
Inspections
Phone:858.581.7111
Engineering Field Inspections
Phone:619.627.3200
Phone:619.446.5300
83
7.5 Applicable Codes
A PPL I C A B L E C O DE S
The following is provided as a general guide only
BUILDING:
CALIFORNIA BUILDING CODE
MECHANICAL:
CALIFORNIA MECHANICAL CODE
PLUMBING:
CALIFORNIA PLUMBING CODE
code or codes which are applicable (including supple-
FIRE PREVENTION:
LIFE SAFETY CODE
ments and state amendments) as codes are frequently
NFPA SAFETY CODE
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
revised and updated.
Construction permit applications submitted on or
after January 1, 2008, will have to comply with the
new State building standards as well as approved local
ELECTRICAL:
CALIFORNIA ELECTRICAL CODE
TITLE 19 AND 24 OF THE CALIFORNIA ADMINISTRATION CODE
HANDICAP CODE:
FEDERAL ACCESSIBILITY STANDARDS (UFAS)
amendments published in the Municipal Code.
AMERICAN DISABILITIES ACT
Construction permit applications that are closed when
LOCAL CODES: ALL LOCAL ORDINANCES HAVING JURISDICTION
a permit is not issued within one year of the initial application file date must be resubmitted as required.
BUILDINGS
C, D, F, G, H, I, N, P, & Q:
TYPE
V-N SPRINKLERED
BUILDING E:
TYPE III / ONE (1) HOUR / SPRINKLERED
OLD ROB/MAY BOX
LEVEL 1:
TYPE 1-B - NON COMBUSTIBLE
LEVEL2
SPACES H1-H4 & H10: TYPE 1-B - NON COMBUSTIBLE
SPACES H5-H9 & H11-H17:
LEVEL 3:
BUILDING L, J & K:
84
TYPE V-N SPRINKLERED
TYPE 1-B - NON COMBUSTIBLE
NOT SPRINKLERED
7.6 Glossary
G L O S S A RY
BASE BUILDING
EXTENDED LEASE LINE
MECHANICAL DIFFUSER
STORE CLOSURE, LINE OF CLOSURE
Overall project envelope construction, includ-
The line, shown on the tenant lease plan,
Grille in the wall or ceiling connected to an
Line at which store is closed for security.
ing Common and Service Areas. Excludes all
defining the confines of the tenant’s demised
air duct.
work which is the responsibility of the Tenant.
premises that extends furtherinto the mall
LANDLORD BULKHEAD
interior than the typical lease line.
Element above the Tenant’s storefront and be-
GLAZING
low the Landlord’s ceiling. Defines maximum
Glass treatment (window, glass block, etc.)
STOREFRONT
MERCHANDISE
Front face of the store. In the case of a store
All items for sale within a given store.
with more than one exposure to the Mall Con-
NEUTRAL PIER
course, the storefront refers to all facades.
Architectural element separating two adjacent
STORE NAME
GRAPHICS
storefronts or a storefront and a service
Official name of the store as written in the
DEMISING PARTITION/WALL
Lettering, symbols and logos used for signage
corridor. Neutral piers are maintained by the
Lease documents. (Also referred to as DBA).
A common wall between two adjoining shops
at the storefront or throughout the store
Landlord.
or between a shop and a Common Area. The
interior.
height of the Tenant’s storefront.
TLP
PARABOLIC
Tenant Lease Plan. Detailed drawing of the
GRILLE HOUSING
A type of reflective lens which provides better
Tenant’s Leased Premises, including important
Enclosed housing which supports a security
control of light, reduces glare and maintains
lease line and Tenant Base Building design
DESIGN CONTROL ZONE
grille and fully encloses it when in the open
better light output.
information. Information contained in the TLP
That area between the lease line and the De-
position.
demising partition extends back from the
neutral pier.
sign Control Line in which the Landlord
controls all aspects of design and materials.
REVEAL
LEASE LINE
Recessed separator strip between two dif-
The line, shown on the Tenant Lease Plan,
ferent materials. Also used to separate the
DESIGN CONTROL DRAWINGS
defining the confines of the Tenant’s demised
Tenant’s storefront from the Landlord’s neutral
Landlord supplied design drawings containing
premises.
piers and bulkheads.
LIMIT OF CONSTRUCTION LINE
SHOW WINDOW
The line, shown on the Tenant Lease Plan,
Transparent portion of the storefront used for
defining the limits beyond which the Tenant
merchandise display; display window.
architectural, mechanical and electrical details
and specifications which must be incorporated into the Tenant’s construction documents.
DUCT
cannot extend its storefront construction. This
An enclosed air channel for distributing con-
line is not necessarily coincidental with the
ditioned air.
lease line.
COMMON AREA
Concourse, the Food Court, Service Halls, Rest
rooms, and all other areas of the Mall not part
of a Tenant space.
is not guaranteed for accuracy or coordination
with field conditions.
SIGN BAND
Long, horizontal strip containing store signage.
SIMULATED
Artificially produced to look or seem like a
natural material.
85
Engineering
86
ENGINEERING
Telephone (310) 478-4456
Facsimile (310) 478-4468
PLEASE NOTE: TENANT'S ARCHITECT AND ENGINEER IS TO PLACE THIS COMPLIANCE BLOCK IN
THE COVER SHEET WITHIN THE GENERAL NOTES SECTION OR LANDLORD COMMENTS AREA
Landlord requires the Tenant's Architect incorporate and meet certain sustainabiltiy measures.
The Westfield University Town Center reviatlization plan has been certified at the LEED-ND
Gold Level and Tenants are required to comply with the following in connection with this program
(each item to be signed by Tenant's Architect)
1A. I have used water conserving fixtures such as dual flush toilets,
waterless urinals and metered and/or aerated faucets, for all
fixtures.
1B. Designed Tenant's space to be 10% more energy efficient that
Title 24 requirements.
1C. Designed to use a minimum 15% post consumer recycled content
in building materials (excluding MEP components and vertical
transportation)
1D. Construction and demolition debris recycling of at least 65%
of C&D waste.
1E. Compliance with waste management plan (construction and recycling
operational waste management)
Signed by:
_____________
______________
_______________
_______________
_______________
2A. Comply with Green Tenant Criteria Manual, so include local sourcing
of materials, use of low VOC paints/finishes/carpet. energy efficient
use of natural light, increased insulation, lighting controls and efficient
fixtures/lamps, HVAC commissioning etc.
________________
Tenant's Architect or Engineer must sign off the above to acknowledge
he understands and has complied with all of the above.
87
FC
SF
SF
SF
SF
SF
SF
SF
SF 7
SF C1
SF C2
C8
C9
SF
6
5
4
3
2
1
FC
14
FC
12
11
SH
SH 1
SH 2
SH 3
4
S
SH H5
SH 10
SH 11
SH 12
SH 13
SH 14
SH 15
SH 16
SH 17
SH 18
19
S
S H2
S H2 5
SH H 3 9
0
SJ 31
5
ER
IV
N
U WN
O
T
F
FC
FC 6
FC 7
FC 8
9
10
FC
ENGINEERING
BUILDING
E
OLD ROB/MAY
BOX
BUILDING H3
I1
BUILDING H2
In addition to the general requirements for the engineering disciplines, Building E and the old Rob/May
I4
box have specific criteria, which can be found in each
section following the general criteria. Tenants should
I5
ensure that they meet the criteria specific to their
I7
SI5
I6
location.
88
ENGINEERING
8.1 Plumbing Design
PLUMBING
SYSTEM DESIGN
LANDLORD WORK
Tenant shall design and develop a complete plumb-
A cold water service distribution system and valved
so that all roof penetrations occur at a minimum of
ing system with all the necessary facilities to serve the
outlet connection shall be located within or adjacent
ten feet (10’-0”) away from any mechanical equipment
Tenant Space. This includes installing a sanitary sewer
to the Demised Premises. The outlet shall be valved,
intakes or outside air intake hoods.
system, a domestic hot and cold water system and gas
sized, and placed at a location determined by West-
Tenant shall provide floor or wall clean-outs at every
system. Tenant shall make all connections to the exist-
field.
fifty feet (50’-0”) (minimum) length of sanitary piping,
ing utility services provided by Westfield.
A sanitary sewer service main line and four-inch (4”)
at the most remote end of each sanitary sewer branch
As a minimum, Tenant shall design, furnish and install
plugged wye (Y) connection shall be installed beneath
and at each change of direction of the waste line
one (1) complete Handicapped accessible toilet room
the slab and/or grade of the Demised Premised, at a
which is greater than forty-five (45) degrees. Ready
facility for Tenant’s employees meeting local, ADA,
location and invert elevation selected by Westfield.
access to the clean out shall be furnished.
and LEED requirements. Toilet room shall include at
Natural gas service shall be available for food service
Three-inch (3”) floor drains are required in the toilet
least one (1) water closet, one (1) hand sink (with hot
Tenants from the gas service manifold and meter
and storage room areas. Trap primers shall be made
and cold water provisions), one (1) floor drain, and one
area located outside the Tenant Space, as selected by
available.
(1) sanitary floor clean out.
Westfield.
Traps shall be on all fixtures, except those with integral
TENANT WORK GENERAL REQUIRE-
traps. Trap primer shall be provided, if denoted by
Sanitary sewer vents are required to be routed and
connected to the existing sanitary sewer vent system
(where available) to lower level Tenants or run along
the rear demising walls and building columns, if
possible, and through the upper level and roof, as
directed and approved by Westfield.
Sanitary sewer vents shall be routed and connected to
the existing sanitary sewer vent system, where available to Food Court Tenants.
MENTS
Code.
All roof and slab penetrations in all buildings shall be
Cast iron grease traps and/or hair interceptors, as
approved by Tenant Coordinator and verified by onsite Engineer. Weatherproofing of any roof penetrations shall be performed by Westfield’s authorized
roofing contractor. Tenant’s general contractor shall
required by code and Westfield 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 and must be below grade with
pay for all costs therefore, directly to such roofing
a catch basin.
contractor.
FOR COLD WATER SERVICE TENANT SHALL
High water usage tenants, such as restaurants, food
service, salons, pet stores, etc. shall install a water
meter and pressure regulating valve within their
premises.
Tenant shall route and/or locate, all toilet vent stacks
1. (For high water usage tenants) Connect to
the existing valved outlet, as provided by Westfield, extend piping as required, and furnish a water sub-meter (if required, registering in gallons),
pressure regulator, ground jumper wire, and all
89
ENGINEERING
8.1 Plumbing Design
further installations and connections, in accor-
Manager. All gas regulating and metering facilities and
suitable for 200 psi. Connections to dissimilar materi-
dance with all given requirements.
all gas piping from the service meter to the gas fired
als shall be made with dielectric unions. Joints shall be
2. Place the cold water sub-meter assembly at
equipment servicing the premises shall be included in
95-5 tin antimony for 200 psi.
the Tenant work and at Tenant’s expense. The entire
All gas piping shall be by Tenant and shall be schedule
the rear portion of the Demised Premises in a readily accessible and readable location, at a maximum
forty-eight inches (48”) above the finished floor
Westfield.
Tenant shall provide and install an electric domestic hot-water heater supported from the floor or
on a platform above the toilet room 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
installation, including all pipe routing, shall appear on
Tenant’s construction submittal for Westfield’s review
and approval.
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 com-
Tenant shall ensure that all slab penetrations within
pany, as it relates to piping and equipment installation
the Tenant Space (and through the roof) are properly
and testing methods and procedures.
sealed and remain watertight to prevent possible
All exposed piping above Tenant’s ceiling shall be in-
water leakage and/or damage. Any damages caused
from failure to do so shall be at Tenant’s sole risk and
expense.
sulated with minimum of one-half inch (½”) glass fiber
with non-combustible UL rated vapor barrier jacket,
and insulation shall conform wRh and/or exceed all
Shutoff valves shall be provided at all connections to
fire and smoke ratings per ASTM E84, NFPA 255, UL
used.
fixtures.
723 and Westfield’s Insurance Carrier.
Tenant shall furnish drip pans under all water heaters
All underground sanitary and vent piping shall be ser-
All materials shall be new and of commercial grade
vice-weight cast-iron, with fittings of the same weight
and bare underwriter’s label(s), where such labeling
as pipe. ABS Schedule 80 may be used in accordance
applies.
with the requirements of the local authority. All above
The entire installation shall be performed by a
Tenant’s option, instantaneous water heaters may be
(located above the floor) with a drain piped to the
mop sink.
All piping, clamps, supports, etc., shall be fastened to
joists or beams. Do not attach anything directly to the
deck or ductwork above. Furnish seismic support per
C.B.C.
Tenants requiring gas service shall submit load requirements to San Diego Gas & Electric 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 designated by UTC’s
90
ground sanitary piping shall be serviceweight castiron, with fittings of the same weight as the pipe.
Water and sewer services are only available to certain
kiosk locations.
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,
licensed plumbing contractor in a firstclass, workmanlike manner.
ENGINEERING
8.1 Plumbing Design
FOOD SERVICE TENANTS:
DESIGN SPECIFIC REQUIREMENTS FOR
LANDLORD WORK
BUILDING E:
locations without Landlord Structural Engineer
Gas service shall be available from the gas service
Roof/ ceiling assembly to be 1 hour rated. Any pen-
review.
manifold and meter area located outside the Demised
etrations by Tenant through the rated ceiling must be
Premises as selected and designated by Westfield.
maintained by Tenant at Tenant’s expense.
signed by the Tenant’s Structural Engineer and be
A three-quarter inch (¾”) cold water service system
Nothing can be attached to the roof/ ceiling assembly.
reviewed and approved by Landlord’s Structural
and valved outlet connection shall be located within
Tenant will be required to create a support system
Engineer.
or adjacent to Food Service lease spaces.
which is independent from roof/ ceiling assembly.
A four-inch (4”) sewer connection shall be located
Any columns within the Tenant’s space must be
ceiling assembly except spaces FC7, FC12 and
below grade for Food Service lease space.
enclosed within a 1 hour rated enclosure which will be
FC14. Exempted spaces must be reviewed and
TENANT WORK
Tenant at Tenant’s expense.
approved by Landlord’s Structural Engineer.
All the items indicated within the Plumbing General
Landlord has installed a grease interceptor and grease
Requirements apply, with the following additional
criteria:
1. Tenant shall provide a separate grease line
Any extension from Landlord’s point of connection to
sub framing but detailed by Tenant’s Structural
Tenant’s space will be by Tenant at Tenant’s expense.
Engineer.
7. Tenant may attach to Landlord 2x8 metal studs
Additional information concerning the 1 hour rated
Grease-producing waste lines shall be separate
ceiling:
2. A grease drain and line are required from all
grease catching equipment located on the roof.
The drain line shall return to tenant space for
proper disposal by the Tenant.
3. Tenant is solely responsible for routine maintenance of grease equipment and to correct any
problems or damage caused by such.
6. General items (less than 400 lbs.) can be attached to both the Glue Lam beams and the 4x16
producing appliance used in Tenant’s operation.
plumbing line within the Tenant Space.
5. No Tenant drywall may be added to the roof/
waste line which Tenant will be allowed to connect to.
or preparation areas with pot sink or any grease-
from sanitary waste lines and extend to Tenant’s
4. Addition of loads exceeding 400 lbs. must be de-
1. The floor for the Dining Terrace, 2nd Level to accept 100 PSF uniform live loading.
2. General items including duct work, sprinklers,
menu boards, hoods etc. can be attached to the
Base Bldg roof structure. All attachments and
structural details are to be by Tenant’s Structural
Engineer.
3. New mechanical units of equal or less weight
than existing units can be installed in previous
between Glue Lam beams where occurs. This
must be calculated and detailed by Tenant’s
Structural Engineer.
8. All fire rating must be restored by Tenant at
completion of construction.
9. All T-bar ceilings may be considered for attachment to Base Bldg roof structural but will require
Landlord Structural Engineer review and approval.
For additional information see details on Dining
Terrace Base Bldg Drawings sheet A0.02
91
ENGINEERING
8.1 Plumbing Design
Coordinator. Any required roof penetrations shall be
O L D R O B / M AY B O X
performed in coordination with Westfield’s roofing
Landlord will not be providing any grease interceptor
contractor and as outlined in HVAC Design and Con-
at this building.
struction Criteria.
DESIGN / CONSTRUC TION
All mechanical equipment, pipes, and ducts penetrat-
CO O R D I N AT I O N
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 Westfield -approved
plans, and approved by Westfield’s construction field
coordinator.
All equipment is to be supported from structural
members. No weight shall be placed on the roofing
ing and/or located on roof shall be painted to match
color of the existing roof. Use the appropriate coats of
primer pretreatment, prior to the final coat. The final
coat of the roof matching color shall be approved by
Westfield. Tenant’s store space number shall be permanently stenciled on one side of the roof-mounted
HVAC unit with minimum three-inch (3”) high letters.
Tenant contractor is to furnish air-balancing reports
for HVAC equipment.
materials or insulation.
Tenant’s general contractor shall be required to furnish temporary weatherproofing of all roof penetrations, until Westfield’s roofing contractor has made
the final patch.
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 shall be allowed prior to an
on-site meeting with Westfield’s Tenant Construction
92
Westfield UTC
7
ENGINEERING
8.2 Mechanical Design
MECHANICAL
SYSTEM DESIGN
With the exception of Building ‘H’ Tenant air condi-
8. C.B.C. ventilation requirements.
required to handle the load and/or as required by
tioning systems at UTC are individual package units
Tenant shall design and install a heating system, to
governing codes, whichever is greater.
(split systems may exist in a few cases). The Tenant is
serve the Demised Premises, based upon the follow-
3. All condensing equipment, air cooled, shall
responsible to field verify existing equipment and to
ing design perimeters:
be designed to handle the design load at 99 F.
make modifications as are deemed necessary at the
Tenant’s expense. Heating shall be installed at Tenant’s option and expense.
Tenant shall design an install an air-conditioning
system to serve the Tenant Space, based upon the following design conditions:
1. Outside temperature: 94 degrees F (DB), 75
degrees F (WB) (Use ASHREA fundamentals 1%
data column).
2. Inside temperature: 78 degrees F (DB) 50%
R.H.
3. Actual inside lighting, people and equipment
load.
4. Minimum working pressure of all Tenant cooling equipment: 125 #PSIG.
1. Outside temperature: 10 degrees F (DB) (Use
ASHREA 99% column).
2. inside temperature: 70 degrees F (DB)
(minimum throughout the Tenant Space). Provide
supplementary heating as required and in compli-
outdoor dry bulb design temperature. Equipment
shall also be provided with low ambient control if
recommended by unit manufacturer.
4. Tenants with spaces greater than 6,000 square
feet are required to furnish multiple rooftop or
ance with Title 24.
split system HVAC units.
3. Tenant shall provide a 5KW minimum electri-
5. “U” factor of roof is .09 BTUH/FT2 degrees F.
cal duct heater.
“U” factor for walls is .2 BTUH/FT2 degrees F.
4. C.B.C. ventilation requirements.
Tenants located under the mechanical bay shall
design and install the HVAC system in a manner that
allows the system to operate on 100% outside air
ventilation (economizer cycle). The ventilation system
shall be based on the following design conditions:
1. Minimum outside air quantities shall be based
5. Minimum allowable pressure drop through
on 0.2 CFM per square foot of sales area and .1
all Tenant equipment, valves, and piping at the
CMF per square foot of service and stock area and/
required maximum chilled water flow: 13 psi.
or as required by governing codes, whichever is
6. Peak load maximum-water-temperature rise
greater.
through cooling coil: 12 degrees F.
2. System shall designed to furnish 1.2 CFM
7. Actual inside lighting load, people load, and
of air flow per square foot of sales area, .5 CFM
equipment load.
per square foot of service and stock areas or as
93
ENGINEERING
LANDLORD WORK
Westfield has a common Mall HVAC system for the
MENTS
by Westfield ‘s Site Representative.
common areas of UTC only in Building E (See Dining
Tenant shall furnish and install air-conditioning, heat-
2. Tenant’s condensing unit and/or packaged
Terrace Criteria Manual, under separate cover).
ing and ventilation equipment that shall serve the
roof-mounted units shall be located on the roof in
Demised Premises at all times during business hours.
areas specifically designated for such equipment.
Tenant shall provide and install make-up air and
These units shall conform to Westfield require-
exhaust system, as required, including balancing and
ments with respect to weight and size, shall not
back-draft dampers, fire dampers, curbs, exhaust and
exceed six feet (6’-0”) in height (installed), and
intake air hood(s).
shall furnish a minimum eight inch (8”) clearance
In general, Westfield has not provided a toilet exhaust
ductwork system. The Tenant shall furnish exhaust fan
and related ductwork. In building N, Q, I and P, Westfield has installed a toilet exhaust duct loop.
Tenant is not permitted to use a water-cooling tower
or any evaporative cooling apparatus.
Any additional reinforcement of the room structure necessary to support equipment shall be at
Tenant’s expense. Maximum size of RTU shall be
15 tons. In any given bay there shall not be more
than two tenant RTU’s and two tenant condensing
units. And no tenant RTU or condensing unit can
tor for all re-roofing and patching procedures. All roof-
rest on a joist supporting another tenant’s unit.
mounted equipment shall conform to the following:
3. Tenants whose Demised Premises extend
1. All roof-mounted equipment shall be curb
under Westfield’s roof mechanical equipment
mounted on raised support platforms with all
bay area, that has been specifically designed and
ducts, conduits, drains and refrigerant lines
designated for Tenant’s roof mounted equipment,
penetrating the roof inside the curb support.
may use either the split and/or packaged roof-
Fabricated support platforms for all roof-mounted
mounted HVAC equipment.
equipment shall be sized to span from centerline
4. Tenants whose Demised Premises are not
bay as approved by Westfield. Tenant shall install
one-half inch (½”) thick roof pads around all roof
top equipment for service personnel as directed
platforms to the top finished surface of the roof.
Tenant shall use a Landlord-approved roofing contrac-
to centerline of the supports within the equipment
94
from the top of the roof-mounted curb support
located directly under the existing roof areas
specifically designated for mechanical equipment,
shall use a split type HVAC system. Compressor/
condenser or heat pump shall be located on the
ENGINEERING
roof areas designed for such equipment, and the
install a forced-draft ventilation system to maintain
down fuel or power supply shall be furnished.
fan coil section located within the Tenant Space.
a negative pressure within the Tenant Space and dis-
5. A range exhaust hood shall be fabricated in
5. Tenant shall procure and install walkways to
charge into the atmosphere via the roof area. Tenant is
accordance with all codes and shall be at least
and around all rooftop equipment, as shown in
responsible for proper diffusion of the exhaust in
detail. This work may be done by Westfield’s roof
such a manner as to prevent odors from entering air
all joints welded.
contractor and paid by Tenant’s general contractor.
intakes of other ventilation systems.
6. Kitchen range hood exhaust ducts shall be
sixteen (16) -gauge or heavier stainless steel, with
6. All roof penetrations made by Tenant shall be
1. All roof-mounted kitchen exhaust fans, which
insulated with fire-rated-type insulation or rated
subject to Westfield approval as related to location
handle a grease discharge, shall have a grease
chase per NFPA standards, Westfield’s insurance
and construction details. Weatherproofing of all
catch pan and gutter. Ducts shall be welded
carrier’s requirements and be UL rated, at specified
Tenant roof installations shall be performed by
sixteen (16) -gauge metal enclosed with a two-(2)
heat temperature design. Please provide complete
Westfield’s authorized roofing contractor. Tenant’s
hour fire-rated shaft in accordance with all ap-
specification of type of insulation on the submittal
general contractor shall pay all costs directly to
plicable codes.
drawings.
such roofing contractor. Units shall be placed so
2. Tenants who specify the use of a rooftop cen-
7. Hoods and exhaust systems for food process-
trifugal exhaust fan for their cooking facilities shall
ing shall be protected by a chemical extinguishing
provide proper clearance between the exhauster
system, as required by Code, installed in accor-
Air handling units, heating equipment, water heat-
and the roof.
dance with all the requirements of the jurisdic-
ers and other equipment located within the Demised
3. Make-up air systems are required for all ex-
tional authorities and Westfield’s insurance carrier.
that they are not visible from the perimeter Mall
roadway.
Premises shall be floor mounted or located over the
toilet or storage areas on supports provided by Tenant, not to exceed maximum live load.
haust systems designed for a maximum of ninety
percent (90%) of all exhausted air quantity. The
exhaust and make-up air systems shall be electri-
All systems shall be integrated with fire/life safety
systems and be furnished with access panels, as
required.
Tenant’s air-conditioning system shall be provided
cally interlocked so that one switch activates both.
Tenant shall furnish complete data indicating system
with all necessary controls and devices and be com-
4. All cooking-exhaust ducts shall be seamlessly
air balance in the Demised Premises and a certified
patible with the enclosed Business Center air-conditioning
welded and comply with N.F.P.A. #96 require-
third-party balance report no more than thirty (30)
ments. Access doors are required and are to be
days after opening.
system and fire alarm system. Low voltage controls
on the vertical face of the horizontal run, at the
Tenant is responsible for isolation of all equipment so
shall be in conduit.
bottom of the vertical riser and/or as required by
that vibrations and noises are not transmitted. Any
Tenants that have odor-producing operations shall
Code. Automatic and manual devices for shutting
noises deemed objectionable by Westfield’s Site Rep-
95
ENGINEERING
resentative shall be corrected at Tenant’s expense.
All ductwork shall be fabricated from galvanized sheet
of any installation shall be performed by Westfield’s
HVAC system shall be in operation whenever West-
metal, stainless steel or black steel in accordance with
authorized roofing contractor and Tenant’s general
the standards of American Society of Heating, Refrig-
contractor shall pay all costs directly to such roofing
field -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 shall procure and install a complete forced air
toilet exhaust system, consisting of fan(s), backdraft
damper(s), duct register, exhaust hood, sized for 75
CFM per water closet or urinal, as required to meet
code and Tenant’s requirements. Such system shall
discharge to the atmosphere via the roof.
No exhaust(s) or vent(s) shall be located within a minimum of ten feet (10’-0”) of any supply or air intakes.
No combustible materials of any type shall be allowed
above suspended ceilings.
eration and Air Conditioning Engineers (ASHRAE),
and Sheet Metal and Air Conditioning Contractors
National Association (SMACCNA) for low pressure, low
velocity ductwork. Flexible metal ductwork shall be allowed only in branch ducts, in a length not to exceed
weatherproofing for all roof penetrations until Westfield’s roofing contractor has made the final patch.
All materials shall be new and of commercial grade,
reinforcement is not permitted.
and bear an underwriter’s label, where such labeling
Branches from main low-velocity trunk ductwork
is required.
shall be furnished with splitters, dampers or similar
balancing devices in accordance with the standards of
licensed HVAC contractor in a first-class, workman-like
SMACCNA and the Associated Air Balancing council.
manner.
Fire dampers shall be provided, as required.
Supply and return ductwork shall be insulated with a
minimum of one-inch (1”) thick blanket-type insulation with a vapor barrier. Acoustical liner may be
be fastened to joists and/or beams above and con-
furnished, as required per NFPA standards, Westfield’s
form to the Mechanical Code of the State of California.
insurance carrier’s requirements, and be UL rated.
Do not attach anything directly to the roof deck and
Flame spread shall not exceed twenty-five (25) and
furnish seismic support per C.B.C.
smoke developed shall not exceed fifty (50).
Tenant shall specify the type of duct and duct insula-
Air distribution supply registers and/or diffusers shall
tion used, as per NFPA standards and Westfield’s insur-
be designed and specified for 50 fpm terminal veloc-
ance carrier’s requirements.
ity.
All ductwork systems shall be designed as low velocity
All roof penetrations made by Tenant’s general con-
(under 2500 fpm) and low pressure (under 2” water
tractor shall be subject to Westfield’s approval as to
gauge).
location and construction details. Weatherproofing
Tenant’s general contractor shall provide temporary
six feet (6’-0”). Plastic liner ductwork with internal wire
Hanger-wires, duct-straps, fastening devices, etc. shall
96
contractor.
ENGINEERING
BUILDING E:
Roof/ ceiling assembly to be 1 hour rated. Any pen-
etrations by Tenant through the rated ceiling must be
Engineer.
which is independent from Landlord’s roof ceiling.
Tenant will be required to remove all abandoned
HVAC rooftop equipment and restore roof to its original condition at Tenant’s expense.
ceiling:
Engineer.
6. General items (less than 400 lbs.) can be attached
to both the Glue Lam beams and the 4x16 sub
framing where it occurs but detailed by Tenant’s
between Glue Lam beams where it occurs. This
For additional information see details on Dining Ter-
race Base Bldg Drawings sheet A0.02
review.
97
ENGINEERING
FOOD TENANT
1.
Outside air temperature ……… 38 deg. F. (DB)
All the items indicated with the General Requirements
O L D R O B / M AY B O X / B U I L D I N G S ‘ H 2 ’
2.
Inside air temperature ………… 70 deg. F. (DB)
apply with the following additional criteria:
AND ‘H3’:
Landlord is providing Condenser Water for Tenant’s
provided water source heat pumps.
Tenant shall design and install an air conditioning
system, to serve the space based upon the following
design conditions:
1. Outside air temperature ………………………
84 deg. F. (DB) – 69 deg. F. (WB)
2. Inside air temperature …………………………
78 deg. F. (DB) – 50 % (RH)
3. Temperature of cooling Condenser Water
Service ……………… 85 deg. F.
4. Cooling service available during normal summer center operating hours when outdoor temperature is equal to or above ………… 64 deg. F. (DB)
5. Minimum working pressure of all Tenant cooling equipment ……… 125 # psig
6. Maximum allowable pressure drop through
all Tenant equipment, valves and piping at the required maximum chilled water flow … 22.6 ft. W.G.
7. Peak load maximum water temperature rise
through the Condenser coil … 10deg. F.
Tenant shall design and install a heating system, to
serve the space based upon the following design
conditions:
3. Temperature of cooling Condenser Water
Service …………………… 65 deg. F.
1. The Tenant shall review and comply with
4. Cooling service available during normal winter
center operating hours when outdoor temperature
is equal to or below ………………… 70 deg. F. (DB)
exhaust system requirements.
5. Minimum working pressure of all Tenant cooling equipment ………1 25 # psig
an integral grease collector assembly and grease
6. Maximum allowable pressure drop through
all Tenant equipment, valves and piping at the
required maximum chilled water flow . . . . 22.6 ft.
W.G.
line to the Tenant’s waste line, and connected
7. Peak load maximum water temperature rise
through the Condenser coil … 10 deg. F.
trifugal exhauster for their cooking facilities shall
2. All roof-mounted kitchen exhaust fans, which
handle a grease discharge, shall be provided with
drain. The grease drain shall be emptied via a drain
at a point prior to that line entering the grease
interceptor.
3. Tenants who specify the use of a rooftop cenfurnish proper clearance between the exhauster
Tenant shall design and install the HVAC system in
and the roof.
such a manner so as to allow the system outside air
4. All cooking exhaust ducts shall be seamless
ventilation to operate at code minimums. Said venti-
and welded.
lation system shall be based on the following design
conditions:
5. Range exhaust doors shall be fabricated in
accordance with all codes and shall be at least
1. CFM circulated based on cooling requirements, with 85 deg condenser water available, but
not less than required by Codes having Jurisdiction.
sixteen (16) –gauge, or heavier, black steel, with all
2. Maximum outside air supply – equal to code
minimums of CFM circulated.
bottom of the vertical riser and/or as required by
3. Minimum outside air supply – as required by
Code.
down fuel or power supply shall be furnished.
4. Maximum re-circulated air – equal to code
minimums of CFM circulated.
98
NFPA #96 and all other codes concerning cooking
joints welded. Access doors shall be provided and
be in the vertical face of the horizontal run, at the
code. Automatic and manual devices for shutting
6. Kitchen range hood exhaust ducts shall be
ENGINEERING
insulated with a fire-rated type insulation or rated
(10’-0”) of any rooftop supply air vent.
18. No roof work of any kind shall be allowed
chase per NFPA standards, Westfield’s insurance
13. When locating restaurant supply and return
prior to an on-site meeting with Westfield’s Ten-
carrier’s requirements and UL rating, as specified
heat temperature design. Tenant shall furnish
complete specifications of type of insulation on
their submittal drawings.
air ducts at the roof level, special consideration
shall be given to the distance between supply air
intake ducts and exhaust ducts. Also, the direction
ant Construction Coordinator. Any required roof
penetrations shall be performed in coordination
with Westfield’s roofing contractor and as outlined
of discharge from exhaust vents shall be such to
in HVAC Design and Construction Criteria.
7. Hoods and exhaust systems for food pro-
prevent odors from entering other systems.
19. All mechanical equipment, pipes, and ducts,
cessing shall be protected by a fire extinguish-
14. Prior to making any pipe or duct roof pen-
penetrating and/or located on roof shall be
ing system, installed in accordance with all the
requirements of the jurisdictional authorities and
Westfield’s insurance carrier. All systems shall be
furnished with access panels, as required.
etration and/or positioning of any equipment
on the roof, all the proposed locations and/or
penetrations shall match locations, as indicated on
the Westfield -approved plans, and approved by
Please note: Presently, Tenant smoke exhaust systems
Westfield’s construction field coordinator.
are not required.
15. All equipment is to be supported from structural members. No weight shall be placed on the
D E S I G N / C O N S T R U C T I O N C O O R D I N AT I O N
roofing materials or insulation.
All roofing details shall be installed per the sketches
16. Tenant’s general contractor shall be required
shown in the back of this section.
8. Roof curbs shall by “THY” curbs or equal.
9. All conduit or pipe penetrations shall be
within ten inches (10”) from equipment curb but
not more than fourteen inches (14”) from equipment curb.
to furnish temporary weatherproofing of all roof
penetrations, until Westfield’s roofing contractor
has made the final patch.
17. 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
10. Conduit may not be run horizontally on roof
watch shall remain in the Demised Premises for
11. surface.
at least one (1) hour after the completion of any
12. No exhaust or vent shall be within ten feet
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 Westfield’s Tenant
Construction Coordinator. Tenant’s store space
number shall be permanently stenciled on one
side of the roof-mounted HVAC unit, with minimum three-inch (3”) high letters.
20. Tenant contractor is to furnish air-balancing
reports for HVAC equipment located in Building E
only.
Access to UTC roof is restricted to Westfield’s personnel and Westfield’s designated contractors ONLY. No
Tenant contractor or sub-contractor shall be permitted on the roof unless written permission has been
obtained.
welding.
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ENGINEERING
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Westfield UTC
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101
ENGINEERING
102
ENGINEERING
Westfield UTC
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103
ENGINEERING
AMP DISCONNECT SWITCH
MAIN CIRCUIT BREAKER IN PANEL PROVIDED
BY TENANT
U
104
84
ENGINEERING
CT
AMP DISCONNECT SWITCH
MAIN CIRCUIT BREAKER IN PANEL PROVIDED
BY TENANT
U
1
GEN 2B
105
ENGINEERING
8.3 Electrical and Telephone Design
ELECTRICAL/TELEPHONE
SYSTEM DESIGN
Tenants with a service size of 200 amps or below shall
4. Conduit that extends Westfield’s CT cabinet,
Tenant shall provide flexible metal conduits only for
provide the following:
meter socket, main disconnect switch or main
connections to vibrating equipment, lighting fixtures,
circuit breaker equipped panelboard.
show cases, etc., as required, maximum length six feet
1. Properly sized fuses in the main fusible discon-
(6’-0”), minimum one-half inch (½”) electrical trade
nect switch (minimum of 100 amps) in Westfield’s
Conduits shall be galvanized steel, rigid heavy wall or
swtichboard.
electrical metallic tubing. Flexible metal conduit shall
size. Furnish liquid-tight flexible conduits for
be used only for connections inside casework and as
outdoor installations. Install all flexible conduit in
the final connection to recessed fixtures, motors and
accordance with NEC. Watertight fittings shall be
electrical equipment that may generate vibration
furnished, as required by NEC.
through the conduit system (6’ maximum). Conduit
All wiring shall be installed in the conduit. “BX” “AC”,
2. Provide a meter base and meter, per servicing company requirements and as directed by
Westfield.
3. Extend, as required within the Tenant Space,
hangers, clamps, light fixture supports, etc., shall be
the electrical service conduit to Tenant’s main
fastened to purlins or beams. No attachment or sup-
disconnect switch.
port from any roof deck is allowed. Exposed conduits
4. Five (5) properly sized copper conductors
shall be in straight lines parallel with or at right angles
from Westfield switchgear, through the Westfield
to column lines or beams and separated at least three
conduit to the Tenant’s main disconnect device
inches (3”) from water lines, wherever they run along-
Minimum wire size shall be No. 12 AWG, excluding low
within the Demised Premises. Tenant shall install.
side or across such lines.
voltage wiring.
Tenants with a total electrical load of 201 amps and
Tenant shall make application to servicing company
All wiring shall be color coded per NEC. Same color
above shall furnish the following:
for meter and metered electrical service. Tenant shall
shall identify same phase throughout the system.
comply with all guidelines.
Motors ½ HP or less shall be 120 volts, single phase.
switch gear with UL listed circuit breaker or fused
Tenant shall extend Westfield’s conduit, as needed,
Motors ¾ HP or more shall be 208 volts, 3 phase.
disconnect.
within the Demised Premises to Tenant’s main discon-
Main service feeders, as a minimum, shall be sized for
nect switch and panel board.
the sum of all loads, plus twentyfive percent (25%)
All conduits shall be concealed in finished areas.
spare capacity. Branch circuits connected loads shall
Minimum conduit shall be threequarter inch (¾”) thick
not exceed eighty percent (80%) of rated capacity.
and concealed in slab that shall be three-quarters inch
Tenants are required to utilize electric hot water
(¾”). No conduit shall allowed to be installed in the
heaters for domestic hot water and electric heaters for
slab unless absolutely necessary.
space heating.
1. Utility and City-approved meter section
2. A main fusible disconnect switch.
3. Tenant shall install five (5) properly sized copper service conductors, from free standing single
section in Westfield’s switchgear room, through
Tenant’s conduit and to Tenant’s main disconnect
switch and/or panelboard within the Tenant Space.
106
“MC” or “ROMEX” type wiring shall not be permitted.
Except for fixture connections (maximum 6’-0”).
All wiring shall be copper only. All conductors are to
have 600-volt insulation, type THW, THWN, or THHN.
ENGINEERING
Panel connected loads within the Demised Premises
alarm system. Furnish a complete typewritten identifi-
in Westfield’s switchboard. Nameplates shall be one-
and main feeder conductors (from Westfield switch
cation directory card for all main and branch circuits in
eighth inch (1/8”) thick plastic, black on white, and
gear to panel) shall be balanced within plus or minus
the panel door.
etched letters. The minimum size shall be one inch
10% across all phases.
All devices and equipment in finished areas shall be
(1”) with only the Tenant’s space number engraved on
As required by governing codes, furnish exit and
flush mounted, where possible.
such, permanently affixed.
emergency lights throughout the Tenant Space.
No lighting shall be installed outside the Demised
All conduits shall be galvanized rigid heavy wall steel,
Provide weatherproof disconnect switch and 120 volt
Premises, in the common area, and/ or ceiling for
duplex service outlet service light with switch on the
storefront lighting or sign illumination.
fittings shall be provided, as required by Code.
roofmounted HVAC unit.
Prior to making any conduit, pipe or duct-roof pen-
Floor boxes shall be watertight with cast-threaded
Conduit and raceway hangers, clamps, light fixtures,
etration and/or positioning any equipment on the
conduit hubs and watertight fittings, where required.
junction boxes, supports, etc. shall be fastened to
roof, all the proposed locations and/or penetrations
Pull boxes or junction boxes are required to be of
joists or beams. Do not attach anything directly to the
shall match locations, as indicated on the Westfield
minimum twelve (12) -gauge galvanized steel. Boxes
upper level slab, roof deck or ductwork above.
approved plans, and be approved by Westfield’s on-
in walls shall be galvanized pressed steel or cast metal.
The electrical system serving the Demised Premises
site representative.
Caulk around boxes to eliminate noise transmission.
shall be grounded in accordance with the latest
All roof penetrations made by Tenant’s general con-
Lighting panels shall have quick-lag molded case
requirements of the NEC. System shall be grounded to
tractor shall be subject to Westfield ‘s approval as to
breakers bolted to buss. Half-size or tandem breakers
the main cold water pipe in the Tenant Space.
location and construction details. Weatherproofing,
or plug-ins shall not be allowed. Distribution panels
Ground fault circuit interrupters shall be installed in
of any installation, shall be performed by Westfield’s
shall be either fusible-type (with quick-make, quick-
authorized roofing contractor. Tenant’s general
break interrupter switches) or molded case breaker-
contractor shall pay all costs directly to such roofing
type.
contractor.
Manual or magnetic starters, switches, contacts,
Tenant’s general contractor shall be required to pro-
relays, time switches, safety devices and other controls
vide temporary weatherproofing for all roof penetra-
shall be commercial-type with heavy-duty ratings and
tions until Westfield’s roofing contractor has made the
shall be installed in strict conformance with the manu-
one-half inch (½”) thick.
final patch.
facturer’s recommendations and applicable codes.
As required, provide lock-on devices on panel circuit
Tenant’s electrical contractor shall furnish an identifi-
Tenant shall furnish and install complete wiring within
cation nameplate on Tenant’s main disconnect switch
the Tenant Space for the telephone system, includ-
branch circuits, where required by code.
Voltage drop, based on actual loads, shall be indicated
on the one line riser diagrams for all feeders and subfeeders, per NEC. Furnish flexible conduits only for
short connections to vibrating equipment, lighting
fixtures, show cases, etc., as required. Minimum size is
breakers for exit and emergency light and fire/smoke
or EMT. Sizes shall be determined per NEC. Watertight
107
ENGINEERING
WIRELESS INTERNET
LANDLORD WORK
ing backboard cabinet, outlets, and service cable to
There is an existing license at the property for wireless
Westfield has provided 120/208 volts, three-phase
theDemised Premises from the main terminal board
internet. All leases prevent any tenant or licensee from
power source to Building C, D, E, F, G, H, I, N, P, and Q.
located outside the Tenant Space. Apply for telephone
interfering with the quiet enjoyment of any other ten-
service to the serving telephone company and comply
ant or licensee. Accordingly, wireless internet systems
Tenant may be furnished with a main electrical service
with their regulations and requirements.
at the property must be equipped with such hardware
Tenant shall provide and install complete telephone
as to ensure they do not cause any interference with
service support facilities as required by the serving
the existing licensee’s wireless internet service. Any
telephone company. Tenant shall furnish a three-
wireless internet service installed by Tenant which
quarter inch (¾”) firerated telephone backboard, a
interferes with the existing licensee’s wireless internet
120-volt, 20 AMP circuit with pull string to Tenant’s
services will constitute a violation of the above-refer-
telephone service equipment. Tenant shall make
enced provisions of the lease.
application to the serving telephone company for
Alternately, Tenant may elect to contract with the
service and shall comply with their requirements.
existing wireless internet licensee to provide wireless
All materials are required to be new and of commer-
internet services inside Tenant’s premises.
cial grade and have affixed underwriter’s labels, where
such labeling applies.
fusible disconnect switch in Westfield’s switchboard.
Field verify.
Westfield may provide a service conduit from Westfield’s service area to a location within Tenant’s
Demised Premises selected by Westfield. Field verify.
Conduit to be sized on the basis of a combined connected lighting and power load of fifteen (15) watts
per square foot of floor area.
Westfield shall furnish a main telephone terminal
board at location outside the Tenant Space selected
by Westfield, for Tenant connection to telephone
service.
Westfield may provide three-quarter inch (¾”) conduit
to Tenant’s Demised Premises for telephone system.
108
ENGINEERING
BUILDING E:
Roof/ ceiling assembly to be 1 hr. rated. Any penetra-
tions by Tenant through the rated ceiling must be
Engineer.
which is independent from Landlord’s roof ceiling.
by Tenant at Tenant’s expense.
Landlord is supplying only 120/208V, 3 phase, 4
wire service to this building. Tenant is to verify with
Landlord as to the amount of amps each Tenant will
be supplied.
ceiling:
O L D R O B / M AY B O X :
Landlord is providing to Tenants 277/480V, 3 phase, 4
wire service. Landlord is installing 2” conduit, 4 wire,
and Terminal Lug Box to Tenant’s space.
Tenants H5,H6,H7,H8,H9, and H12 will have 120/208V, 3
phase, 4 wire service to existing panel within Tenant’s
space. Step down transformer for these spaces will be
located on Level 2 between column lines 9.7 & 11 and
B & C. (behind Restroom and Janitor Closet) Spaces
H5, H6, H7, H8 and H9 will have 30KVA while space
H12 will have 45 KVA.
Engineer.
For additional information see details on Dining Terrace Base Bldg Drawings sheet A0.02
review.
109
ENGINEERING
DESIGN / CONSTRUCTION COORDINATION
The following items shall be noted on Tenant’s plans
tion details. Weatherproofing of any roof penetra-
for clarification:
tions required by Tenant shall be performed by
1. 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 Westfield -approved plans, and approved by Westfield’s
construction field coordinator.
2. No roof work of any kind shall be performed
prior to an on-site meeting with the Tenant Construction Coordinator. Any required roof penetrations shall be performed in coordinator with
Westfield’s roofing contractor, as outlined in HVAC
Design and Construction Criteria.
Westfield’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.
6. All pipes penetrating and/or located on the
roof shall be painted to match the color of the
existing roof. Use the appropriate coats of pretreatment primer prior to the final coat. Final coat
of the roof matching color shall be approved by
Westfield.
3. Tenant’s general contractor shall be required
to furnish temporary weatherproofing for all roof
penetrations, until Westfield’s roofing contractor
has made the final patch.
4. Tenant’s general contractor shall provide a fire
watch whenever any welding is done within the
Demised Premises. The person performing the fire
watch shall remain in the Tenant Space for at lest
one (1) hour after the completion of any welding.
5. All roof and slab penetrations made by
Tenant’s general contractor shall conform to
Westfield’s standard criteria and shall be subject
to Westfield’s approval as to location and construc-
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ENGINEERING
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Westfield UTC
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ENGINEERING
8.4 Fire Suppression Design
FIRE SUPPRESSION
SYSTEM DESIGN
Tenant shall connect a fire protection system, to either
sary, a sprinkler system for the Demised Premises
Westfield’s sprinkler main or a branch line connec-
which is in compliance with all local codes and West-
are not required within Tenant system calcu-
tion to the Tenant Space, using approved mechanical
field ‘s insurance carrier. Sizing of the service main or
lations. Hose stream allowances have been
fittings. Tenant shall furnish all branch piping and
capped branch connection is based on one sprinkler
included in the calculations for the service main.
sprinklers required to complete the sprinkler system
head per eighty (80) square feet of floor area of the
within the Demised Premises.
Tenant Space. Tenant shall modify and upgrade the
nection to service main 129 psi static, 70 psi
system as required by the store design.
residual, while flowing 750 gpm.
Tenant’s sprinkler system design in remodel ar-
e. Hose Allowance: Hose stream allowances
f. Water supply available at the Tenant con-
g. Note: The service main has been hydrauli-
eas shall be based upon a single source of supply,
For hydraulically designed systems, Westfield shall fur-
ordinary hazard pipe schedule system as outlined in
nish either a service main for Tenant’s connection of a
NFPA pamphlet #13 and Westfield ‘s insurance carrier’s
four-inch (4”) capped outlet connection to the Tenant
requirements. New Tenant sprinkler system design
Space, at a location selected by Westfield.
in the expansion area shall be hydraulically designed
systems only.
MENTS
Any sprinkler heads, which are required to be re-
Tenant hydraulically calculated systems shall be
Tenant sprinkler system control valves are not re-
designed, as follows:
quired nor shall they be allowed. If valves exist, Tenant
located or are required in addition to the existing grid
shall be completed by Westfield’s sprinkler contractor,
at Tenant’s expense. Also, any revoking of existing
branch lines or mains, due to the Tenant’s design, shall
also be at Tenant’s expense.
It is the responsibility of Tenant’s General Contractor
to coordinate Tenant’s construction work in conjunction with Westfield’s sprinkler contractor.
LANDLORD WORK
only be taken to the connection to the service
main. Calculations ending at any other location
shall be ejected.
shall remove all valves and controls at sprinkler main
hydraulically designed to provide 750 gpm to the
connections.
most remote Tenant Space within each Tenant
All sprinkler system tests shall be witnessed by
zone is:
Westfield’s Tenant Construction Coordinator and local
a. Density – 0.17 gpm/square foot.
b. Operating Area: Hydraulically most remote
3000 square feet (The location at partitions shall
be ignored when choosing the remote area).
c. Temperature Rating: 165º F.
Orifice Size: one-half inch (½”) or 17/32” (no mixing
either a service main or a capped branch line con-
orifice sizes).
Westfield. Westfield may furnish, as deemed neces-
water supply. Tenant sprinkler calculations need
1. 1. The Tenant fire sprinkler main has been
For pipe schedule systems, Westfield shall provide
nection to the Tenant Space, at a location selected by
cally proven to furnish the above described
d. Sprinkler Spacing: 130 square feet maximum.
jurisdictional 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 Westfield’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
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ENGINEERING
8.4 Fire Suppression Design
until the entire sprinkler system has been inspected,
and Factory Mutual for fire protection system
approved and put into operation. All sprinkler system
installation, and approved by all authorities having
tests shall be witnessed by Westfield’s on-site representative and local jurisdictional authorities, as
required.
All piping shall be designed in accordance with NFPA
jurisdiction and governing codes.
licensed sprinkler contractor in a first class, workman-
review.
like manner.
requirements. All piping shall be threaded schedule
Engineer.
40 black steel meeting ASTM A135. All pipe fittings are
BUILDING E:
required to be pressure class 175.
Roof/ ceiling assembly is 1 hour rated. Any penetra-
All hangers are to be of an approved type and spaced
tions by Tenant through the rated ceiling must be
in accordance with NFPA #13. Seismic bracing to be
installed per C.B.C.
Sprinklers, for areas below the ceiling, shall be re-
cessed or semi-recessed, UL listed, and Factory Mutual
which is independent from the roof/ ceiling assembly.
approved. Outside in the entry the sprinkler must be
exposed.
Tenant shall provide appropriate-type fire extinguish-
by Tenant at Tenant’s expense.
ers in stock room areas and elsewhere throughout the
Demised Premises, as required by all local authorities
ceiling:
#13 and installed per Westfield’s insurance carrier’s
having jurisdiction and Westfield’s insurance carrier.
Fire extinguishers shall be furnished, as directed by
the Fire Marshal, and be easily accessible. As a matter
of routine practice, fire extinguishers shall be serviced
and inspected monthly.
All materials and equipment under this section shall
be new and listed by Underwriters Laboratories, Inc.
9. All T-bar ceilings may be considered for attach-
ment to Base Bldg roof structural but will require
Landlord Structural Engineer review and ap-
proval.
Engineer.
For additional information see details on Dining Terrace Base Bldg Drawings sheet A0.02
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ENGINEERING
8.5 Smoke and Fire Alarm Design
SMOKE & FIRE ALARM
FI NAL T E S T I N G O F FI R E AL AR M S YS T EM
MENTS
Tenant shall install an independent internal communi-
Each Tenant fire alarm system shall be final tested by
cation system, alarm system or smoke control system
the Local Building and Fire Marshal and witnessed by
as may be required by any governmental agency.
Westfield’s on-site representative.
Tenants’ spaces are to be monitored by an indepen-
Written approval of the Tenant’s system and opera-
dent third party monitoring company.
tion shall be obtained from the Building Department
and Fire Marshall’s offices and a copy submitted to
Westfield’s onsite representative.
115
ENGINEERING
8.6 General Construction
GENERAL CONSTRUC TION REQUIREMENTS
Tenant convents and agrees that “General Conditions
strict compliance.
of the Contract For Construction,” standard form
5. Contact Westfield’s Tenant Construction
Tenant’s General Contractor and all sub-contractors
A-201, current edition of the American Institute of
Coordinator for a list of pre-construction docu-
participating in Tenant’s work shall:
Architects (AIA), shall be made a part of any contract
ments required of the General Contractor prior to
between Tenant and any of Tenant’s contractors for
commencing construction.
the performance of Tenant’s Work, except where they
are in conflict with matters set forth in this Tenant’s
lease.
and install Tenant rooftop equipment walkways.
1. Construct the Tenant Space in accordance
with all applicable codes, lease Documents, Tenant
6. Deposit a check in the sum of $5,000.00 with
Design Handbook and Tenant plans bearing West-
Westfield’s Tenant Construction Coordinator as
field’s final approval.
security for the completion of construction and as
2. Provide a full time supervisor and/or repre-
Prior to commencing construction, Tenant’s General
security for the removal of trash and debris shall
Contractor shall:
the General Contractor fail to do so.
sentative for either the General Contractor and/
or Tenant, who shall be present at all times when
1. Present to Westfield’s Tenant Construction
7. UTC reserves the right to increase the deposit
construction is being performed in the Demised
Coordinator and maintain on site, at all times, one
up to $10,000.00 if work is determined potentially
Premises. This individual shall make their presence
(1) full set of Westfield-approved final working
hazardous to surrounding Tenants or property.
known to Westfield’s Tenant Construction Coordi-
drawings, endorsed with the approval stamp and
permit number of the Building Department of the
Municipality, Local Fire Marshall and any other
governmental entity having jurisdiction over the
construction.
2. Furnish Westfield’s Tenant Construction Coordinator with a certificate of insurance at the time of
signing for the Tenant Space.
3. Furnish Westfield’s Tenant Construction Coordinator one (1) set of Tenant plans with Westfield’s final approval, and shall inspect and sign for
Demised Premises.
4. Familiarize themselves with all sections and/
or requirements of this design handbook to ensure
116
The following provisions, with respect to construction
nator before the start of work.
procedures, shall apply to Tenant’s Work:
3. Furnish temporary toilet facilities for work-
1. Tenant’s work shall be performed in a thor-
men.
oughly first-class and workmanlike manner and
4. Make appropriate arrangements, as directed
shall be in good and usable condition at the date
by Westfield, for temporary utility connections, as
of completion.
available within the Business Center. Pay the cost
2. Tenant shall pay for all necessary permits and/
of connection, proper maintenance, and removal
or fees required by public authorities and/or utility
of the same. Pay all utility charges incurred by such
companies with respect to Tenant Work.
contractor and/or subcontractor.
3. Tenant’s General Contractor shall be respon-
5. Direct Tenant’s Electrical Contractor to make
sible for reimbursing Westfield’s roofing contractor
for their portion of work to be completed for Tenant. Westfield’s roofing contractor shall weatherproof all roof penetrations, supporting platforms
application for electrical service to the serving
utility company for construction power purposes
(as Westfield shall not make power available). This
shall be the first item accomplished within the Ten-
ENGINEERING
ant Space.
Adequate protection to that portion of UTC floor
tect all private and public property as per OSHA
6. (For high water usage tenants) Shall procure
enclosed by barricade shall be provided, and any
codes.
damage to the floor, including (but not limited to)
16. Furnish a fire watch, with adequate fire
and install a water meter and pressure regulator
immediately upon commencement of Tenant’s
staining by liquid or food stuff, shall be repaired or
suppression equipment, whenever any welding
construction for construction and permanent
replaced by Westfield at the Tenant’s expense.
water service.
10. Coordinate with any affected Tenant any me-
forming the fire watch shall remain for a minimum
7. Store all building materials, tools and equip-
chanical, electrical or plumbing item(s) which need
of one (1) hour after the completion of any weld-
ment within the Demised Premises or other
to be routed through another Tenant’s space.
ing.
locations as may be specifically designated by
11. Foot prints in UTC common mopped by the
17. Be responsible for obtaining approval of
Westfield.
General Contractor.
sprinkler shop drawings from the Fire Marshal and/
8. Be responsible for all trash removal from the
12. .Noise abatement – loud noises (saw cutting,
or any and all local authorities having jurisdic-
Tenant Space at the end of each working day.
jack hammer, etc.) TA-101A.
Tenant’s contractor shall place trash in the proper
13. Fire extingusher and first aid kits required dur-
receptacles, as designated by Westfield. All debris
shall be broken down. Trash receptacles are not
furnished by UTC, Tenant’s Contractor shall provide containers and pay all associated costs. Refuse
receptacles shall only be located as directed by
Westfield’s Field Representative.
9. Properly protect Tenant’s work with lights,
guardrails and barricades and secure all parts of
Tenant’s work against accident, storm and any
other hazard. Prior to the start of Tenant work,
Tenant’s contractor may be required to erect a
dust proof solid barricade which shall extend to
UTC ceiling above, shall be located two feet (2’-0”)
in front of the lease line of the Demised Premises,
and shall be without opening or passage to UTC.
ing construction.
14. Be responsible for any roof and/or slab
penetrations and conform to Westfield’s standard
criteria and approval. Westfield shall determine
location. Weatherproofing of any roof installation
by Tenant shall be performed by Westfield’s authorized roofing contractor and Tenant’s contractor
shall pay all costs directly to such. Prior to making any roof penetrations and/or positioning any
equipment or penetration on the roof, Tenant’s
General Contractor shall obtain approval of such
from Westfield.
15. Take all necessary precautions to safeguard all
workmen and the public from accident and pro-
is done within the Tenant Space. The person per-
tion. Any installation of Tenant’s sprinkler system
without approved plans shall be at the sole risk
and expense of Tenant and/or Tenant’s General
Contractor.
18. Final connection to Westfield’s sprinkler main
shall not be made until the entire system within
the Demised Premises is completed, pressure tested and ready for service. When the preceding work
has been completed, Tenant’s General Contractor
shall contact Westfield’s Tenant Coordinator who
shall then notify the following of such: Westfield’s
insurance carrier and the local Fire Department
prior to draining and/or refilling Westfield’s sprinkler main.
Tenant work shall be coordinated, with all work being
performed or to be executed by Westfield and other
Occupants of the Business Center, to such extent that
117
ENGINEERING
COMPLETION REQUIREMENTS
Tenant’s work shall not interfere with and/or delay the
Tenant shall commence Tenant work promptly after
Items above shall be forwarded to:
completion of any other work. No contractor and/or
Westfield’s approval of the Final Working Drawings.
subcontractor participating in Tenant work shall, at
Management Office
Upon completion of the Tenant work, Tenant shall
any time, damage, injure, interfere with, and/or delay
Westfield Corporation, Inc.
deliver to Westfield the following:
4545 La Jolla Village Drive
the completion of the building of any other construction within the Business Center. Each entity shall
comply with all procedures and regulations prescribed
by Westfield for the execution of Tenant work with the
work to performed in connection with the building
and all other construction with the Business Center.
1. Tenant’s final notarized original affidavit that
Ste. E25
Tenant’s work has been completed to Tenant’s
San Diego, CA 92122-1212
satisfaction and in strict accordance with the Final
858-453-2930
Working Drawings and Tenant’s and Westfield’s
858-552-9065 Fax
construction requirements. Such affidavit may be
relied on by Westfield. Any deliberate or negligent
misstatement or false statement made by Tenant
therein shall constitute breach of the lease.
2. The final notarized original affidavit and
waiver of lien by the General Contractor performing Tenant’s work to the effect that Tenant work
was completed in accordance with the Westfield
-approved working drawings. Affidavit shall also
state that all sub-contractors, laborers, material
suppliers engaged in furnishing materials and/or
rendering services for Tenant work, have been paid
in full.
3. Complete operating, maintenance and spare
parts manuals for all mechanical, electrical and
similar equipment installed as part of Tenant work.
4. Failure to abide by construction requirements
will forfeit deposit and additional assessments may
be charged $500.00 per infraction.
118
Addenda
119
A D D E N DA
9.1 Construction Addendum
Required for all properties in Los Angeles, Orange,
The contacts for the carpenters union are:
Riverside and San Diego Counties
For Finish Millwork, Concrete Forming, Wood
TENANT CONTRAC TORS
Framing/Siding, and Fixture Installation.
Whenever carpenters are utilized on site they must
Jim Flores
be union carpenters. Union Carpenters perform the
Office: 714-978-6232
following types of work that include stud framing,
Cell: 714-231-4228
drywall, door and hardware installation, acoustical
(Los Angeles, Orange, San Diego and Riverside
ceilings, wall insulation, etc.
Counties.)
For D/W, Steel Stud, and Acousitc Ceiling.
Steve Paskow
Office: 323-660-1506
(Los Angeles, Orange and Riverside Counties)
Randy Thornhill
Office: 858-621-2670
(San Diego County)
120
A D D E N DA
Westfield UTC
105
121
A D D E N DA
Westfield UTC
106
122
A D D E N DA
Westfield UTC
107
123
A D D E N DA
Westfield UTC
108
124
A D D E N DA
Westfield UTC
109
125
A D D E N DA
Westfield UTC
110
126
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Westfield UTC
111
127
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Westfield UTC
113
128
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Westfield UTC
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129
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Westfield UTC
117
130
A D D E N DA
Westfield UTC
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131
A D D E N DA
Westfield UTC
120
132
A D D E N DA
9.3 Building-Specific Requirements
DESIGN SPECIFIC REQUIREMENTS FOR BUILDING E:
All Tenants within the Building E will be required to
ceiling:
install a 1 hour rated ceiling within the Tenant’s space
1. The floor for the Dining Terrace, 2nd Level to ac-
at Tenant’s expense. Tenant will install 1 hour rated
ceiling up against Landlord’s existing roof joists.
Because of the attachment of the 1 hour rated ceiling
to the existing roof and it joists there are limitations to
what can be attached to the roof. Please reference the
nine points at the end of this section.
Tenant’s new ceiling and any infastructures (HVAC,
Elec, Plumb, etc) must be self supporting and independent of Landlord’s roof structure.
For any penetration that the Tenant requires through
the 1 hour roof; roof rating must be maintain by Tenant at Tenant’s expense.
cept 100 PSF uniform live loading.
For additional information see details on Dining
Engineer.
Terrace Base Bldg Drawings sheet A0.02 found on
pages 154 and 155 of this criteria
F I R E R E S I S TA N C E P R O V I D E D BY G Y P -
review.
SUM BOARD MEMBRANE PROTECTION
4. Addition of loads exceeding 400 lbs. must be designed by the Tenant’s Structural Engineer and be
Engineer.
Introduction:
Dividing buildings into distinct fire-protected areas
is typically accomplished by providing fire-resistance
rated separations between those areas. This type of
Landlord is supplying only 120/208V, 3 phase, 4
separation is easily achieved by the use of gypsum
wire service to this building. Tenant is to verify with
board applied to either wood or steel framing mem-
Landlord as to the amount of amps each Tenant will
bers. These fire-rated separations are usually pro-
be Supplied.
6. General items (less than 400 lbs.) can be at-
vided as total assemblies, consisting of the structural
Landlord is providing a Grease Interceptor and Grease
tached to both the Glue Lam beams and the 4x16
member, the gypsum board and structural flooring
Waste Line for Tenants. Tenant will be responsible to
sub framing but detailed by Tenant’s Structural
material (if a floor/ceiling assembly). Listings of many
extend service from Landlord’s Point of Connection to
Engineer.
fire-rated assemblies or Designs are found in the GA-
Tenant’s space at Tenant’s expense.
600, UL Fire Resistance Directory, etc.
Tenant is not required to install a water meter or
However, often no fire-rated assembly exists to match
remote meter in Tenant’s space.
a particular configuration to be built. This is often the
case for retrofit work, but may also occur in new con-
133
A D D E N DA
struction. In this case all of the fire resistance may be
(38x235 mm) floor framing. Hundreds of fire tests
Gypsum board membranes most commonly used to
provided by a gypsum board “membrane”; typically
were conducted prior to the development of engi-
meet fire-resistance requirements in unique circum-
several layers of fire-rated (type X) gypsum board.
neered wood trusses, wood I-joists, and lightweight
stances are described and shown herein; the details
steel joists. In certain types of new construction, it
and sketches are based on UL Designs U301 and L556,
may be neither practical nor economical to use the
and on GA File Nos. FC 5406 and RC 2601.
Fire Tests and Finish or Membrane Ratings
type of structural components found in tested and
The finish rating is derived from the same test method
listed systems. In addition, engineered systems tak-
(ASTM E 119) that establishes fire-resistance ratings
ing into account the actual loads and spans enable
for systems. The finish rating is the time necessary
designers to specify systems that may not require
One-Hour Ceiling
for an average rise in temperature of 250ºF (140º C),
2x10 (38x235 mm) joists. These engineered systems
or a maximum rise of 325ºF (180ºC), as measured on
(Based on GA File Nos. FC 5406 and RC 2601)
often specify smaller dimension lumber, wood trusses,
the face of the wood (i.e., framing) nearest the fire. In
wood I-joists, other engineered lumber products,
a gypsum board system, this is the time required for
steel channel joists, or other materials as the structural
the back (unexposed) surface of the gypsum board to
framing.
reach one of the limiting conditions as defined above.
The ceiling membrane consists of two layers of 5/8”
(15.9 mm) type X gypsum board directly applied to
framing or furring. The base layer of gypsum board
is applied at right angles to ceiling framing 24” (610
The effect of using smaller lumber sizes where shorter
Finish ratings have been established for most fire-
mm) o.c. and attached with 1” (25 mm) Type S or S-12
spans and lower loads are encountered has not been
resistance rated systems that incorporate combustible
drywall screws (for steel framing) or 1-1/4” (32 mm)
documented by full-scale tests. Due to the larger size
(i.e., wood) framing components. In gypsum board
Type W or S drywall screws (for wood framing) spaces
of the test specimen required in the ASTM E 119 fire
construction, the finish rating can be determined to
24” (610 mm) o.c. The face layer of gypsum board is ap-
test method, it may not be possible to evaluate such
be the fire-resistance rating provided by the gypsum
plied at right angles to the framing and attached with
designs by full scale tests.
1-5/8” (41 mm) Type S or S-12 drywall screws (for steel
Retrofit construction often presents unique situa-
framing) or 1-7/8” (48 mm) Type W or S drywall screws
tions for designers, contractors, and building officials.
(for wood framing) 12” (305 mm) o.c. at end joints and
Upgrading existing walls or floor-ceiling systems may
intermediate joists and 1-1/2” (38 mm) Type G drywall
involve limited access to the space or the presence of
screws 12” (305 mm) o.c. placed 2” (50 mm) back on
construction materials that may not be used in any
either side of end joints. Joints of the face layer are
currently available tested or listed system. When it is
offset 24” (610 mm) from the joints in the base layer.
not possible to construct a specific tested system, the
Face layer joints and fasteners are finished to Level 1
use of the finish rating of a system may be the only
as specified in GA-214, Levels of Gypsum Board Finish.
board membrane on the fire exposed side. While the
use of the finish rating data is common and generally accepted practice to validate and document the
required fire resistance of a membrane, its use must
be approved by the authority having jurisdiction.
When to use a Membrane Rating
Fire tests on floor-ceiling systems are historically
conducted with fully loaded solid-sawn nominal 2x10
134
practical method to determine the rating.
A D D E N DA
1
2
3
4
6
5
7
8
11
10
9
12
13
14
KEYNOTE - FIRE UPGRADE
15
A
E 11
E 06
1
1
B
1
1
E 05
E 07
E 03
E 04
E01A
1
6
1 1 HOUR FIRE RATED CEILING BY FUTURE TENA
2 ROOF / CEILING OVER 20'-0" - NO FIRE RATING R
3 1 HOUR FIRE RATED LIGHT / SPEAKER COVER.
FF109-300 BY TENMAT INC. OR UL APPROVED E
LIGHT FIXTURES AND SPEAKERS THAT PENETR
HOUR CEILING.
4 EXISTING GLU-LAM (SIZES VARY FROM 5 1/8" X
X 72") 1 HOUR RATED
5 ALL EXISTING STRUCTURAL STEEL PIPE COLUM
WIDE FLANGE COLUMNS TO RECEIVE NEW 1-HO
RATED ASSEMBLY PER UL DESIGN # XR301 - SE
A0.02.
C
1 HOUR CEILING ASSEMBLY
ENTRANCE #1
E 02
5
200
CORRIDOR #1
FC 06
s
CORRIDOR #2
240
202
s
236
E 02A
210
D
s
2
s
FC 07
s
s
STAIR #3
FC 08
FC 09
FC 10
ENTRANCE
#2
204
205
206
201
024
s
s
219
TRAY
WASH
s
s
s
1
s
JANITOR #1
207
s
E 01
208
FC 11
UPPER
DINING #2
FC 05
E 17
1
E
LEGEND
F
NEW 1-HOUR RATED CEILING @ +
(9'-10" IN PASSAGE #2 & RESTROO
U.N.O. - (2) LAYERS 5/8" GYP. BD.
OVER 8" METAL STUDS SUPPORT
FROM GLU-LAMSAT EACH END
- SEE DETAIL 1 / A0.02
G
(2) LAYERS 5/8" TYPE X GYP. BD. O
8" METAL RAFTERS AT 24" O.C.
SPANNING BETWEEN EXISTING G
209
s
PASSAGE #2
1
221
s
CORRIDOR #3
s
5
217
FC 04
s
s
s
4
UNISEX
RESTROOM
5
s
s
s
216
s
LOWER DINING
FC03A
228
214
s
WOMEN
MEN
227
226
s
JANITOR #2
215
5
FC 03
231
ELEVATOR
VESTIBULE
H
220
STAIR #2
232
J
s
PASSAGE #3
234
UPPER
DINING #3
s
213
ELEVATOR
CORRIDOR #4
FC 02
235
212
2
UPPER
DINING #1
s
218
s
1
K
EQUIPMENT
ROOM
U.N.O. - (2) LAYERS 5/8" TYPE X GY
OVER 1 1/2" METAL FRAMING AT 2
SUSPENDED FROM 8" METAL RAF
BETWEEN EXISTING GLU-LAMS AB
NEW 1-HOUR RATED CEILING - CE
TO BE DETERMINED BY TENANT
FC 01
s
L
L1
STAIR #1
O
PASSAGE #1
EXISTING 1-HOUR RATED CEILING
REMAIN - VERIFY 1 HOUR ASSEMB
IN FIELD - UPGRADE OR INSTALL N
1 HOUR RATED CEILING AS REQU
211
REFLECTED CEILING PLAN - 1 HOUR FIRE RATING UPGRADE
1 HOUR RATED WALL PER UL DES
NUMBER U419
NTS
1 HOUR COLUMN ASSEMBLY
EXISTING BUILT-UP
ROOF OVER 1/2"
STRUCTURAL PLYWOOD
4
4
4
A0.02
A0.02
A0.02
EXISTING BUILT-UP ROOF OVER 1/2"
STRUCTURAL PLYWOOD
EXISTING 2X4 @ 24" O.C.
1 1/2"
6"
5
8"
Enlarged Details see page 155
EXISTING G.L. BEAM - SIZES VARY
EXISTING 2X4 @ 24" O.C.
NEW 400S 162-33 @ 24" O.C.
WITH (4) 16d TO EXISTING
G.L. BEAM & (3) #8 SCREWS
TO 8" RAFTERS
NOTE: SEE DETAIL 1 / A0.02 FOR
MORE INFORMATION
NOTE: SEE DETAIL 1 / A0.02 FOR
MORE INFORMATION
NEW 400S 162-33 @ 24" O.C. WITH (4)
16d TO EXISTING G.L. BEAM & (3) #8
SCREWS TO 8" RAFTERS
(3) #8 SCREWS
EXISTING 4X16
@ 8'-0" O.C.
EXISTING 4X16 BEYOND @ 8'-0" O.C.
(2) #8 SCREWS
400 S 162-33 @ ENDS
400 S 137-33 @ 8'-0" O.C. (2)
#8 SCREW TO 8" STUDS
250 S137-33 @ 24" O.C.
NEW 800 S162-54 @ 24" O.C.
SHEET
A0.02
400 S 137-33 @ 8'-0" O.C. (2)
#8 SCREW TO 8" STUDS
1 1/2" MTL. FRAMING OR AS
REQUIRED
NEW 800 S162-54 @ 24" O.C.
L 2 X 2 X 20 GA.
(2) LAYERS 5/8" TYPE X GYP.BD. - SEE
DETAIL 6 / A0.02
(2) LAYERS 5/8" TYPE X GYP.BD. - SEE
DETAIL 6 / A0.02
L 2 X 2 X 20 GA.
L 2 X 2 X 20 GA. - BEYOND
GYP. BD. CONTINUES @ SMALLER
G.L. BEAMS WHEREVER POSSIBLE
4
1 HOUR CEILING DETAIL
NTS
3
NTS
2
NTS
1
NTS
135
A D D E N DA
136
A D D E N DA
O L D R O B / M AY B O X :
wire service. Landlord is installing 2” conduit, 4 wire,
This building is Type 1 and Type V (Verify by Tenant’s
and Terminal Lug Box to Tenant’s space.
space) . Wall between Type 1 building and Type V is 3
Tenants (H5,H6,H7,H8,H9, and H12 will have 120/208V,
hour rated to match existing Rob/ May building.
3 phase, 4 wire service to existing panel within Ten-
(Verify after Landlord receive Expansion Permit) Store-
ant’s space. Step down transformer for these spaces
front that intersect the Type 1 and Type V will have a
will be located on Level 2 between column lines 9.7
water curtain (sprinkler heads on both sides of glass,
& 11 and B & C. (behind Restroom and Janitor Closet)
1 hour rated walls, and verify if a barrier at floor to
Spaces H5, H6, H7, H8 and H9 will have 30KVA while
prevent anything from touching glass and whether no
space H12 will have 45 KVA.
horizontal mullions will be allowed.
Landlord is providing a Condensed Water System
All Tenants within the Dining Terrace will be required
(with Central Plant) for Tenant HVAC system. Tenant
to install a 1 hour rated ceiling within the Tenant’s
must use this system. (See Design Criteria for the Con-
space at Tenant’s expense. Tenant will install 1 hour
densed Water System – attached)
rated ceiling up against Landlord’s existing roof joists.
Because of the attachment of the 1 hour rated ceiling
to the existing roof and it joists Tenant will not be
allowed to attach anything to said roof. Anything
attached to said roof could compromise the roof
integrity.
Tenant’s new ceiling and any infrastructures (HVAC,
Elec, Plumb, etc) must be self supporting and independent of Landlord’s roof structure.
For any penetration that the Tenant requires through
the 1 hour roof; roof rating must be maintain by Tenant at Tenant’s expense.
Landlord will not be providing any grease interceptor
at the old Rob/May box.
Landlord is providing to Tenants 277/480V, 3 phase, 4
137
A D D E N DA
9.4 Barricade Criteria
TENANT CONSTRUCTION BARRICADE CRITERIA:
Westfield UTC has developed specific standards for
4. Premier Barricades may be used for graphic pro-
tenant construction barricades to preserve the luxuri-
duction and installation, but is not a required vendor.
ous image of the center, prevent dust, debris, and
Barricade graphics must be installed the same day as
sound from disturbing the quiet enjoyment of our
barricade installation.
customers and retailers, and to provide protection for
5. Barricades must be placed no further than 4’ from
our patrons. These standards must be met prior to the
tenant lease line.
commencement of any construction activity.
6. Barricade doors must be secured at all times. Con-
1. Westfield has negotiated volume pricing with Pre-
struction materials must be delivered before or after
mier Barricades. Barricades are required to be the full
mall hours. The area outside the construction barri-
height of the base-building parapet, between 20’ and
cade must be kept clean and free of debris at all times.
24’ depending on location. Barricade pricing is $76 PLF
inclusive of one set of double doors, installation, and
takedown.
2. Tenant or tenant contractor is required to order
barricades directly through Premier at:
Premier Barricades
2470 South Santa Fe Ave.
Vista, CA 92084
877.345.9700
[email protected]
3. Tenant is required to provide graphics that cover
the full surface area of the barricade. Graphics must be
approved in advance by Westfield UTC at:
Adrienne Bergeron
Marketing Director, Westfield UTC
858.453.2930
[email protected]
138
In order to ensure compliance with these criteria, we
strongly encourage tenants to design and coordinate
barricade graphics during store design. If you have
any questions, please contact the Westfield UTC Management Office or your Westfield Tenant Coordinator.
10.1
Tenant Improvement
Green Tenant Criteria
INTRODUCTION
As part of this project, Tenants are expected to adhere to Westfield University Town Center’s
Tenant Criteria Manual which includes the Green Tenant Criteria outlined in this section. The
criteria includes required and suggested practices for the design, construction and operation of
the Tenant’s premises. Westfield strongly recommends all Tenants visit the USGBC website and
apply for LEED certification. By complying with the required sections in this manual, Tenants will
make considerable progress toward earning enough credits to achieve LEED certification.
Developed by the U.S. Green Building Council (USGBC), LEED provides building owners and
operators a concise framework for identifying and implementing practical and measurable green
building design, construction, operations and maintenance solutions.
recycle
140
organic
LEED is an internationally recognized green building certification system, providing third-party
verification that a building or community was designed and built using strategies aimed at
improving performance across all the metrics that matter most: energy savings, water efficiency,
CO2 emissions reduction, improved indoor environmental quality, and stewardship of resources
and sensitivity to their impacts.
2010.12.17
ecological footprint
Why Design and Construct a Green Retail Space?
Simply put, applying the Green strategies benefits your
company’s bottom line. In many cases, it is more cost
effective in up front and/or life cycle costs, saving money
on utility bills and operation costs. It creates a positive
reputation for your company in the community. It increases
sales and productivity by making both your employees and
customers more comfortable through improved indoor
quality. Finally, and arguably most importantly, it helps the
overall environment by reducing our impact on energy and
natural resource consumption and cutting down on the
waste and pollution we create.
We know how important it is to conserve our natural
resources and protect the health of occupants. Lighting
and Heating/Air Conditioning of commercial buildings
uses about half of the world’s fossil fuel consumption and
represents one-third of the US’s electricity consumption.
The construction and operation of commercial buildings
have enormous impacts on both natural resources and the
well being of our customers and employees. Construction
consumes vast quantities of energy, water, wood, and other
natural resources. Poorly designed buildings can also be
hazardous to occupants’ health.
2010.12.17
Cost Benefit
The most frequent question surrounding a
green TI relates to the first cost of the build
out. “Will these measures cost more money
up front?” The Tenant and its Design/
Construction team should work together
to choose a set of green measures from this
criteria that make sense to the specific Tenant
in terms of costs and benefits.
Many green measures will add no cost to your
project. Some measures involve a modest
first cost increase, but save money over the
long run by lowering utility bills. Some green
measures may cost more, but yield benefits
that are hard to quantify, such as improved
occupant experience and productivity. In all
cases, the key to eliminating or minimizing
added costs is to set your goals early and have
them included as part of your project from the
very beginning. The desired green measures
for the project should be clearly quantified
during the selection of the Design team and
it is important that the selected team has
adequate knowledge of and/or experience in
sustainable design.
141
Green Tenant Criteria
table of contents
1.0 Water Efficiency
sustainable
142
fresh
1.1 Water Use Reduction
2010.12.17
reusable
2010.12.17
2.0 Energy & Atmosphere
3.0 Materials & Resources
4.0 Indoor Environmental Quality
2.1 Commissioning
2.2 Energy Performance
2.3 Refrigerant Management
3.1 Storage and Collection of
Recyclables
3.2 Construction Waste
Management
3.3 Recycled Content
3.4 Regional Materials
4.1 Minimum Indoor Air Quality
Performance
4.2 Low-Emitting Material - Adhesives,
Sealants, Paints and Coatings
143
1.0
Water Efficiency
1.1 Water Use ReductionRequired
Intent – To increase water
efficiency within the tenant space to
reduce the burden of municipal water
supply and wastewater systems.
Requirements
–
Tenants
including at minimum the following:
•
Dual-flush toilets
•
Waterless urinals
•
Metered and/or aerated faucets
Potential
–
Technologies
WaterSense
Dual Flush Toilets/Waterless Urinals -
http://www.caromausa.com/WaterSense
Dual
Force
Toilets
-
http://www.
sterlingplumbing.com/whats-new/dual-force
must use water-conserving fixtures,
Strategies
Waterless
Urinals
-
http://www.
falconwaterfree.com/products/us.htm
&
certified
fixtures and fixture fittings should be
used where available. Dual flush toilets and waterless urinals (where applicable) must be installed in all Tenant restrooms.
144
sustainable
recycle
2010.12.17
2.0
reusable
Energy & Atmosphere
2.1 Commissioning
Recommended
Intent – To verify that the project’s energy-related
•
systems are installed and calibrated to perform
plan.
according to the owner’s project requirements,
basis of design and construction documents.
Benefits of commissioning include reduced energy
•
callbacks,
report.
better
building
documentation,
that the systems perform in accordance with the
owner’s project requirements.
Recommendations
commissioning
process
Designate
an
Verify the installation and performance of
Complete
a
summary
Commissioning
process
–
The
activities
following
should
be
individual
the
commissioning
activities
HVAC and refrigeration
lighting controls, Domestic hot water systems.
Potential
Technologies
&
Strategies
– Engage a CxA as early as possible in the
overs ee the completion of the commissioning
project requirements, develop and maintain a
process activities.
commissioning plan for use during design and
requirements into the construction documents.
must
design
Develop and incorporate commissioning
with recommendations prior to accepting the
commissioned systems.
commissioning authority (CxA) to lead, review and
•
Complete the commissioning reports
including associated controls, Lighting and day
as
systems.
be completed for the following energy-related
systems at a minimum:
completed by the project team:
•
•
commissioning team, and prior to occupancy
verify the performance of energy consuming
the systems to be commissioned.
use, lower operation costs, fewer contractor
improved occupant productivity and verification
2010.12.17
•
Develop and implement a commissioning
process.
construction
and
Determine
the
owner’s
incorporate
commissioning
requirements in bid documents.
Assemble the
145
2.0
Energy & Atmosphere (continued)
2.2 Energy Performance-
2.3 Refrigerant Management-
Required
Intent
–
To
establish
the
11)
of
ANSI/ASHRAE/IESNA
Standard
Intent – To reduce stratospheric
90.1-2007.
ozone depletion.
the tenant space systems to reduce
•
environmental and economic impacts
a minimum of 10% below that allowed by ANSI/
associated with excessive energy use.
of
ASHRAE/IESNA Standard 90.1-2007.
refrigerants in tenant heating, ventilation,
•
Requirements
–
Design
Reduce connected lighting power density
Install
ENERGY
STAR®
qualified
portions of the building as covered by
equipment for a minimum of 50% (by rated-
the tenant’s scope of work to increase
power)
energy efficiency by a minimum of
installed as part of the tenant’s scope of work.
10
percent
This
of
California
above
the
Title
requirements
24
regulations,
Comply
with
ENERGY
requirement
equipment,
service
STAR
eligible
includes
electronics,
equipment.
and
equipment
appliances,
office
commercial
Excluded
are
food
heating,
ventilating and air conditioning (HVAC), lighting,
Additional Recommendations:
•
of
the
mandatory
and building envelope products.
provisions (Sections 5.4, 6.4, 7.4, 8.4,
9.4 and 10.4) of ANSI/ASHRAE/IESNA
6 in place of ANSI/ASHRAE/IESNA Standard 90.1-
Standard 90.1-2007.
2007.
Achieve
requirements
the
(Sections
prescriptive
5.5,
6.5,
7.5
and 9.5) or performance requirements
Potential
Technologies
&
Strategies
– Design the systems impacted in the tenant’s
scope of work to maximize energy performance.
Visit: http://www.ashrae.org/
chlorofluorocarbon
–
Zero
(CFC)
use
based
air conditioning and refrigeration (HVAC&R)
systems.
Potential
Technologies
&
Strategies – For new installations, specify
new HVAC equipment that uses no CFC
based refrigerants. When reusing existing
HVAC systems, conduct an inventory to
identify equipment that uses CFC based
refrigerants and replace or retrofit these
Projects in California may use Title 24-2005, Part
•
Recommendations
environmental
minimum level of energy efficiency for
satisfactory to the City Engineer.
146
(Section
Recommended
systems with non CFC refrigerants.
2010.12.17
3.0
Materials & Resources
3.1 Storage and Collection of Recyclables
Required
Intent – To facilitate the reduction of waste generated by
building occupants that is hauled to and disposed of in landfills.
Requirements – Provide an easily accessible dedicated
3.2 Construction Waste Management
Required
Intent – To divert construction and demolition debris from disposal in
landfills and incineration facilities. Redirect recyclable recovered resources back to
the manufacturing process and reusable materials to appropriate sites.
area or areas for the collection and storage of materials for recycling
for the tenant space. Materials must include at a minimum paper,
waste management plan, including recycling and/or salvaging a minimum of 65%
corrugated cardboard, glass, plastics and metals.
nonhazardous construction and demolition debris during the construction of the
Potential Technologies & Strategies – Designate an area
for recyclable collection and storage that is appropriately sized and
located in a convenient area. Instruct occupants on the recycling
procedures.
Requirements – Tenant shall conform with all requirements of the on-site
project, satisfactory to the City Engineer.
Recycling materials shall be sorted by
material type and taken to specific recycling facilities, a list of which can be found
in the City of San Diego’s recycling guide.
Potential Technologies & Strategies – Establish goals for diversion from
disposal in landfills and incineration facilities and adopt a construction waste
management plan to achieve these goals.
Consider recycling cardboard, metal,
brick, concrete, plastic, clean wood, glass, gypsum wallboard, carpet and insulation.
reusable
2010.12.17
147
3.0
Materials & Resources (continued)
3.3 Recycled Content
3.4 Regional Materials
Required
Recommended
Intent – To increase demand for building products
Intent – To increase demand for building materials and products
that incorporate recycled content materials, thereby reducing
that are extracted and manufactured within the region, thereby
impacts resulting from extraction and processing of virgin
supporting the regional economy and reducing the environmental
materials.
impacts resulting from transportation.
Requirements – Use a minimum of 15 percent post
consumer recycled content in building materials, including
of construction and Division 12 (Furniture) materials and products that
furniture and furnishings, and excluding MEP components and
are manufactured regionally within a radius of 500 miles.
vertical transportation.
Potential
Technologies
&
Strategies
–
Identify
Requirements – Use a minimum of 20% of the combined value
Potential Technologies & Strategies – Establish a project
goal for locally sourced materials and identify materials and material
material suppliers that can achieve the recycled content goal.
suppliers that can achieve this goal.
During construction, ensure that the specified recycled content
that the specified local materials are installed and quantify the
materials are installed.
total percentage of local materials installed.
Consider a range of environmental,
Consider a range of
environmental, economic and performance attributes when selecting
and materials.
products and materials.
clean
economic and performance attributes when selecting products
sustainable
148
During construction, ensure
2010.12.17
4.0
Indoor Environmental Quality
4.1 Minimum Indoor Air Quality Performance
4.2 Low-Emitting Materials – Adhesives, Sealants, Paints and Coatings
Recommended
Intent – To establish minimum indoor air quality
Intent – To reduce the quantity of indoor air contaminants that are odorous,
(IAQ) performance to enhance indoor air quality in the
potentially irritating and/or harmful to the comfort and well being of installers and
building, thus contributing to the comfort and well-being of
occupants.
the occupants.
Recommendations – For mechanically ventilated
Recommendations – Adhesives, sealants and sealant primers must comply with
South Coast Air Quality Management District (SCAQMD) Rule 1168.
Paints and coatings
spaces, modify or maintain existing building outside air
applied to interior walls and ceilings must not exceed the Volatile Organic Compound
ventilation distribution system to supply at least the outdoor
(VOC) content limits established in Green Seal Standard GS-11, Paints, 1st Edition, May
air ventilation rate required by ASHRAE 62.1-2007, Ventilation
20, 1993. Clear wood finishes, floor coatings, stains and primers applied to interior
for Acceptable Indoor Air Quality.
elements must not exceed the VOC content limits established in South Coast Air Quality
Potential
Technologies
&
Strategies
–
Design
Management District (SCAQMD) Rule 1113, Architectural Coatings, effective Jan 1, 2004.
ventilation systems to meet or exceed the minimum outdoor
air ventilation rates as described in the ASHRAE standard.
construction documents. Ensure that VOC limits are clearly stated in each section of the
Balance the impacts of ventilation rates on energy use
specifications where adhesives, sealants, paints and coatings are addressed.
and indoor air quality to optimize for energy efficiency
products to evaluate include: general construction adhesives, flooring adhesives, fire-
and occupant comfort.
stopping sealants, caulking, duct sealants, plumbing adhesives, cove base adhesives,
Use the ASHRAE Standard 62.1-
2007 Users Manual for detailed guidance on meeting the
referenced requirements.
2010.12.17
Recommended
Potential
Technologies
&
Strategies
–
Specify
low
(VOC)
materials
in
Common
paints, coatings, stains and primers.
SCAQMD - http://www.aqmd.gov/rules/reg/reg11/r1168.pdf
149

Westfield UTC - Westfield Tenant Coordination

Transcription

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