Westfield Oakridge - Westfield Tenant Coordination

Transcription

RETAIL Tenant criteria manual
Westfield Oakridge
925 blossom hill rd • San jose • cA 95123
Date: Aug 2010
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, well-maintained and wellmarketed 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 Oakridge. We wish you great success with the completion of your store and look
forward to a mutually profitable relationship.
Westfield Oakridge
925 Blossom Hill Road
San Jose CA 95123-1294
Telephone: (408) 578 2912
Email: [email protected]
Table of Contents
0.0 M I S S I O N S TAT E M E N T
1.0 M A L L P L A N
Vicinity Map
Site Plan
2.0 D E S I G N G U I D E L I N E S
Design Intent
Storefront Design
Store Interiors
Store Signage/Blade Sign & Graphics
3.0 S TO R E F R O N T / B L A D E S I G N ZO N E
Storefront Zoning Plan - Level 1
Blade Sign Zoning Plan - Level 1
4.0 T E C H N I C A L C R I T E R I A
ARCHITECTURAL
Zone 1 Storefront Detail
5.0 E N G I N E E R I N G
Mechanical Design
Electrical Design
Plumbing Design
Smoke / Fire Alarm Design
Fire Suppression Design
6.0 T E N A N T S U B M I S S I O N P R O C E S S
Phase I : Preliminary Drawings
Phase II : Final Drawings
Phase III : Signage Drawing
Phase IV : Completion Requirements
7.0 S TO R E CO N S T R U C T I O N
8.0 G E N E R A L I N F O R M AT I O N
Landlord’s Coordinating Staff
Government Agencies
Utility Company Directory
Applicable Codes
Designated Engineers & Subcontractors
Glossary
9.0 A D D E N D A
1.0 MALL PLAN
4 | Westfield Oakridge
1.0 MALL PL AN
Vicinity Map
Westfield Oakridge
925 Blossom Hill Rd.
San Jose, CA 95123
Retail Criteria Manual | 5
1.0 MALL PL AN
Site Plan
2.0 DESIGN GUIDELINES
2.0 DESIGN GUIDELINE
Design Intent
DESIGN INTENT
The following Design Criteria establishes 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 is 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 zones
and 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. 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 design concept and image of Westfield malls.
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
The Criteria is written to encourage freedom of
expression and creativity, while establishing a common
point of departure for all Tenants. 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
The design of each Retail Tenant at a Westfield mall
includes three major components, each subject
approval by the Landlord.
to separate guideline requirements. These are:
Storefront, Store Interiors, and Store Signage
and Graphics.
These Criteria are a basic "set of rules" the Tenant is
required to work with and expand upon.
Storefront Design
STOREFRONT DESIGN
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. Vertical mullions are
not permitted.
STOREFRONT
Storefront Design
We have developed a Storefront Criteria with specific
All storefronts shall be designed, fabricated and
design elements which establish a “design language”
installed by the Tenant at the Tenant’s expense and
that should be incorporated into each Tenant’s
subject to Landlord approval. Except where noted
otherwise in the Technical Criteria, Tenant storefronts
storefront design. These elements are:
shall be 90% minimum transparent with direct views
• Provide an individual look while implementing
the overall design intent of the project
into display areas and/or store interiors. Excessive use
of continuous full height length opaque material will
• Use high quality, durable materials such as: glass,
not be permitted.
glossy metal panels and polished stone
• Provide maximum transparency from the public
area into the Lease space.
• Utilize 100% transparent material wherever
possible on storefront
• Emphasize
Entries,
Display
Windows
and
Merchandise
• Incorporate high quality graphics in displays and
sales areas
Incorporate three dimensional design elements at
storefront (i.e., Entries, Eyebrows, Display Windows) to
accent glazing plane.
Storefront Design
S T O R E F R O N T M AT E R I A L S
Tenants must employ high quality materials in
U S E O F T H E F O L L O W I N G M AT E R I A L S
• Clear mirror
construction of their storefront.
ARE PROHIBITED:
• Plywood or MDF panels
• Plastic laminates
USE
OF
THE
FOLLOWING
FINISH
M AT E R I A L S I S E N C O U R A G E D :
• Marble, granite, terrazzo, limestone and other
• Vinyl wall covering or wallpaper
the Landlord, is of poor quality, inappropriate
• Painted drywall
finish, or is incompatible with adjacent Tenant or
• Textured paint, stucco, shingles, cork, or carpet
common area finish materials
• Vinyl tile or sheet vinyl
natural stones
• Any other material which, in the sole opinion of
• 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
• Other quality, durable materials
STOREFRONT
Storefront Design
D I S P L AY W I N D O W S
With increased transparency of the Storefront,
Opaque portions of the storefront facing the
additional attention must be placed on Display
public area shall not exceed 10% of the storefront area,
Window design and presentation. As the boundary
i.e. 90% of storefront shall be either transparent, clear
between Landlord common area and Tenant space
glass, or openings designed to provide a view into the
becomes more transparent, dynamic display areas
display area or store. Excessive use of continuous full
offer the Tenant an opportunity to visually bring their
height length opaque material will not be permitted.
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.
APPEAL
Storefront Design
EXTENSION OF PROJEC T FLOOR
M AT E R I A L S A N D S T O R E F R O N T B A S E
Where parts of the storefront are recessed behind
the lease line, the common area floor finish is to be
extended from the lease line at the Tenant’s expense to
the actual storefront and store closure to achieve full
continuity of the common area floor finishes. Within
the Tenant’s space, the level of the finished floor must
match the level of the common/public area finished
floor at storefront entry.
T H E S T O R E F R O N T B A S E M AY B E A N Y
ONE OF THE FOLLOWING:
• The storefront glazing may continue to the finish
floor but must terminate in a 1” aluminum glazing
shoe installed on the concrete slab so that it is
concealed by floor finish of the public space
• A 4”–8” high granite, marble, or other natural
stones base matching the Tenant’s storefront
materials
No threshold, reducer strips, or other wide transition
• A 4”–8” high stainless steel, brass, anodized
devices shall be permitted at the intersection of the
aluminum, or enameled base integrated with the
project flooring and the store interior flooring. Thin
rest of the storefront design
stainless steel (SS) transition strips are allowed. Vinyl or
rubber bases will not be permitted.
Storefront Design
BULKHEADS AND STRUCTURE
D E M I S I N G P I E R S A N D PA R T I T I O N S
The bulkheads of the project are constructed of
The surfaces adjacent to storefronts have been
Demising piers or columns, with Landlord provided
painted gypsum board. Any storefront work requiring
designed to provide a framework for quality
finishes, cannot be concealed by any projection of any
structural support, including doors, must be braced to
storefront design and to create order between
part of the Tenant’s storefront.
the structure and not to the bulkhead. Any attachment
storefronts
resulting
in
a
well-designed
retail
to the structural system will require approval by the
environment. This framework includes a demising
Landlord.
pier on either side of the Tenant storefront in cases
where a Tenant is demised between column grids.
The Tenant shall finish any side of the demising pier
that faces the store interior at the Tenant’s expense.
Storefront Design
STOREFRONT CLOSURE
Tenant shall provide a closure to their premises at
• Fully Glazed and Hinged Doors : Doors that swing
behind the storefront closure line. Sliding doors
the Tenant’s expense; open storefronts will not be
towards the public area may not swing past the
shall be enclosed into a pocket, become the
permitted. It is the Tenant’s responsibility to ensure
store’s lease line into the Mall common area or
enclosures in the rear of the display window,
that the selected closure system meets all applicable
beyond the adjacent storefront surfaces into the
or stack one behind the other on the Tenant’s
building codes and fire/life safety requirements.
flow of traffic.
side of the storefront. All door tracks are to be
Tenants shall design their storefront to incorporate one
of the following two closure systems.
• Horizontal Sliding Doors: Fully glazed horizontal
recessed single track at the opening and mounted
sliding doors, in equal segments, located at or
flush with finish floors on either side of the track.
No depressions are permitted in the floor slab
for this or any other purpose. The sliding doors
closure may not be feasible for Tenant with limited
frontage.
Storefront Design
Tenant shall verify sliding doors requirements with local
The use of any other closure system is not permitted
USE OF THE FOLLOWING CLOSURE
building and fire department. Fully glazed and hinged
unless previously approved, in writing, by the
TYPES ARE PROHIBITED:
entrance doors. Any storefront entry door, which
Landlord.
• Opaque doors
swings towards the public area, shall not be permitted
• Rolling Grille doors
to swing past the store’s lease line (or storefront zone)
• Standard aluminum framed doors
into the public space or beyond adjacent storefront
surfaces into the flow of traffic.
STOREFR ONT CLOSURE
Store Interiors
STORE INTERIORS
Store interiors at the Westfield mall should project
DESIGN CONTROL ZONE
a high standard of presentation equal to the
The Design Control Zone is the entire sales area of
storefront and the two must be compatible in their
the Tenant space, unless otherwise noted. For shallow
design. All interior treatments are subject to the
spaces, the Design Control Zone may be shortened
approval of Landlord as they pertain to durability and
on a case by case basis; this determination is up to the
appropriateness to overall image of the project.
sole discretion of the Landlord.
Since the Design Control Zone receives the greatest
exposure, special attention must be given to materials,
colors, lighting, signage, merchandising, displays, and
fixtures.
• Ceiling must be painted gypsum board or other
hard surface material
• Acoustical tile is not permitted
• A hard surface floor treatment (marble, granite,
limestone, terrazzo, porcelain tile or wood) is
required within the Design Control Zone
• All lighting within the design control zone must
be recessed into the ceiling. Track fixtures may not
be used unless they are recessed into a coffer and
not visible from the Mall common area
• Cash wrap may not be located within this zone.
• Slat wall, plastic laminate fixtures, grid displays,
and mirrors are prohibited within this area
STORE INTERIORS
• Sprinkler heads must be fully recessed with a
cover plate painted to match ceiling color.
Store Interiors
V I S U A L P R E S E N TAT I O N A N D
MERCHANDISING
Strong visual presentation and merchandising are
• Cash wraps shall provide a recess for cash
registers.
essential and integral components of store design.
• Trash containers and supplies shall be concealed
Displays in the storefront and within the interior
• Displays are not permitted beyond the lease line
should be bold, strong and imaginative. Tenants are
• Visible stacks of inventory, lengthy rows of
encouraged to retain a visual presentation design
clothing racks, folding tables, cluttered entrances
consultant to assist in providing the most effective
or merchandise set on the floor are not permitted
merchandising concept. Tenants shall install custom
• Use of the following material are prohibited:
designed and color-coordinated fixtures including, but
- slat wall
not limited to the following:
- grid racks surface mounted to drywall
• Cash wrap/counter
• Display counters and shelves
• Wall cabinets
• Showcases
• Pedestals, platforms, tables, etc.
• Manufactured wall display systems
• Changing rooms (where applicable)
• Fixtures shall not be overstocked. Tenant’s
drawings shall indicate fixture quantities, quality,
location, details and finishes.
• Chrome racks, rounders, four-ways and basic
display tables are not acceptable.
• All standards for shelves and fixtures shall be
recessed
V I S U A L P R E S E N TAT I O N
AND MERCHANDISING
Store Interiors
V I S U A L P R E S E N TAT I O N B E S T
• Design
PRACTICES
concept
that
incorporates
sensory
elements-sight, touch and smell (if applicable)
BE DISTINCTIVE
“In a world where you can find identical merchandise
in multiple stores, design layout and presentation
become key differentiating factors”
The following steps will help you design and
“The last thing the customer needs is another store
that looks just like all the others”
• What kinds of customers do you want to attract?
effectively merchandise your retail space:
• Who is your customer?
• What is the image and profile of the location?
• Who is your competitor and why are you
different?
C U S TO M E R H A B I T S
• People visually scan at eye level, about 5 feet.
• The optimum buying height is at eye and hand
TA K E A S T R AT E G I C A P P R O A C H
level.
• People walk toward the right.
• Most People are right handed.
• People are sensory stimulated - Sight, Sound,
Touch and Smell
Key planning factors for:
• understanding traffic flow!
• Where to place brand identity and graphics?
• where to place best sellers?
• Where and what do you want the costumer to
pick-up first?
V I S U A L P R E S E N TAT I O N
BEST FRACTICES
Store Interiors
• Sight Lines- The design needs to ensure that the
customer can see around, over, or through the
merchandise presentation.
through to the back presentation.
• Use this principal when designing and placing all
key elements into your design.
• Tell merchandise stories that target you customer,
make it easy to view your assortment.
• Give your best-selling merchandise the most
favorable display space.
• A haphazard approach to product placement and
layout generates less than desired results.
• In order to position every item in its proper
location, you must have a far more detailed plan,
not the usual -“It was the only place left available,
so that’s were it ended up!”
Use of Color
Color Impact - the eye is naturally drawn to colorful
MERCHANDISING
presentations and the most effective technique is to
“The merchandise is the hero, the design is the WOW
factor and signs are the enhancement”
create a balanced color flow.
• Good design embraces a story or a theme
• Keep merchandise presentations simple
• Colors should flow from light to dark and dark to
light within product groupings.
• The choice of color in your design concept plays
• Focus on best sellers/hot items
a key factor in differentiating you and your
• Integrate graphic images and information that
competition.
targets your customer’s attention
Site-Line
• This diagram demonstrates best practice for floor
to wall site-line presentation. Customer has a clear
view, front to back, using the Triangle or Pyramid
principle.
• The merchandise display story at the front carries
Store Interiors
Choose the merchandise
• Determine how many items will be placed on
to generate new interest.
D E S I G N E VA LUAT I O N
- Impulse items - Unplanned purchase items/
- S E E I T F R O M T H E E Y E S O F T H E CO S T U M E R
add on sales. POS or RMU locations is the
display.
• Develop a plan-o-gram. “Less can be more”
prime placement for these items.
meet the following goals:
• Have a plan that highlights best sellers, establish
core basics and trend (newness) product flow.
• Categorize/group merchandise by color, style,
Select display props
- Best Seller - Think of the selling space in
impacts your perceived product value and your
$dollars. The best selling items deserve the
customer shopping experience.
• Select props that enhance, elevate and support
high rent location.
- Demand Merchandise- Items that ustomers
your merchandise assortment.
• Incorporate these display elements into your
keep coming back for. Place impulse -
• Is it focused on merchandise?
• Understanding your traffic flow, does your
• Choose the right display elements- This greatly
shape, material
Does your design and merchandise placement
overall design concept.
related items near or with you demand items
customer see what you want them to see first?
• Does it enhance the surrounding environment?
• Does it grab customers’ attention?
• Does it target your customer?
• Does it differentiate you from your competition?
• Is it easy to shop?
• Are signs clear and easy to read?
• Is the display neat and clean?
Store Interiors
FLOORING
Floor treatments can assist in defining areas, act as a
• Hardwood floors are acceptable if suitable
directional indicator, and encourage desired circulation
finishes are selected. Inexpensive parquet squares
patterns throughout the space. Hard surface floor
and laminated wood floor treatments are not
• Indoor/outdoor carpet is not permitted
finishes are required in all public (sales) areas of the
acceptable.
• Quarry tile is not permitted within the sales area.
Tenant’s space. The use of carpet as an accent element
• Carpet used as inserts, borders, in connection with
to define sales spaces shall be considered on a case
wood, stone, and ceramic tile is permitted. Direct
by case basis and is subject to Landlord’s written
glue down is preferred to carpeting with a pad.
approval.
• Floor materials should be limited to the line of the
storefront and not extend into the public area or
E N C O U R A G E D F L O O R I N G M AT E R I A L S :
in recessed storefront areas.
USE OF THE FOLLOWING FLOORING
M AT E R I A L S A R E P R O H I B I T E D :
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
• A hard surface floor treatment (marble, granite,
• All finishes must be flush with one another with
limestone, terrazzo, stained concrete, ceramic
no tripping hazards. Lips of more than 1/16”
or porcelain tile, wood) is required within the
and slopes of more than 1/2” per foot are not
storefront Design Control Zone. Vinyl or imitation
acceptable.
• Tenant floor materials may not extend into the
public area or in recessed storefront areas
• Square tiles (i.e. 4”x4”, 6”x6”, 18”x18”)
materials are not acceptable.
• The Landlord shall provide common area flooring
material to the lease line. The Tenant must ensure,
at its sole cost and expense, that the Landlord’s
common area floor finish abuts the Storefront and
is carried into entry vestibules to the storefront
closure line. (See transition detail in Technical
Criteria).
FLOORING
Store Interiors
C E I LI NG
WA L L S
A store concept can be established in the ceiling plane
• Innovative suspended ceiling systems will be
• All interior partitions must be finished with
with regards to identity, character and unique-ness.
considered by the Landlord on a case by case
suitable materials whether exposed to the public
The Landlord encourages Tenants to be particularly
basis and is subject to Landlord’s written approval.
or not.
innovative in articulating ceilings with raised, dropped,
Standard 2x2 or 2x4 Acoustical Ceiling systems will
vaulted or covered treatments. Use of a variety of
not be permitted within the public (sales) areas.
ceiling materials is encouraged within the store interior
• The use of open ceilings will be considered on
(including gypsum board, wood and metal).
a case by case basis as approved by building
• Ceiling heights shall be maximized to provide
department. If approved, Landlord may specify
a spacious interior. Ceiling heights within the
colors and treatments of elements that are
Storefront shall not be lower than the top of the
exposed.
storefront glazing. Tenants should refer to the
Technical criteria for specific zone in which space
• Acceptable finishes include, but are not limited
to, commercial grade wallpaper, contact vinyl
materials, and flame resistant paneling in wood,
metal, stone or fabric.
• 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 merchandise;
is located.
design consideration should be given to this area.
• Where the interior ceiling is lower than the
storefront height, careful attention shall be
given to the transitions between ceiling heights.
Dropped fascias at right angles to the ceilings are
encouraged and gradual transitions with lit coves
U S E O F T H E F O L LO W I N G WA L L
M AT E R I A L S A R E P R O H I B I T E D :
• Inexpensive paneling, simulated wood laminates,
corkboard, carpeting and pegboard are not
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.
acceptable.
• Excessive use of mirrors or slat panels on walls and
columns is not acceptable.
• Entries and doors to storage/ stock areas should
not be placed in customers’ direct line of sight.
• Acoustical Ceiling Tiles are not permitted in the
sales area.
Store Interiors
LIGHTING
Lighting sources and fixture types must be carefully
• Track fixtures are permitted if they are not visible
selected in order to create a variety of ambient,
from the Public Zone and are contained within a
decorative and accent illumination. The Landlord
light pocket in the window display.
encourages the Tenant to retain a lighting design
consultant to assist in providing the most effective
lighting concept.
STOREFRONT LIGHTING REQUIREMENTS
AND RESTRICTIONS:
• 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.
• 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.
INTERIOR LIGHTING REQUIREMENTS &
RESTRICTIONS:
• 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.
LIGHTING
Store Interiors
SECURITY DEVICES
ADDITIONAL REQUIREMENTS
Freestanding Tenant security devices or security
• Tenant shall provide accessible facilities as
system, if any, shall not be installed or placed in
required by governing codes and The Americans
operation unless the Tenant has specifically received
with Disabilities Act (ADA) whichever is more
Landlord’s prior written consent as to the size, location,
stringent.
and design.
• The Tenant shall not disturb, disrupt, or modify
The use of concealed or underground security systems
the building’s structural system, unless approved
is required.
in writing by the Landlord, and the Landlord’s
Structural Engineer. The Tenant shall also ensure
that finishes remain unimpaired.
• All Tenants must specify dual flush toilets, touch
free faucets and waterless urinals (if applicable) in
their rest rooms as outlined in the criteria. Tenants
remodeling an existing space that plan to reuse
the existing rest room must replace old fixtures
with those outlined above.
EXIT AND ENTRANCES
Store Signage/Blade Sign and Graphics
STORE SIGNAGE(BLADE SIGN) AND GRAPHICS
The purpose of the storefront signage and graphics design criteria is to encourage the design of Retail Tenant
SIGNAGE DESIGN PHILOSOPHY
signage and ensure it is appropriate for the store and the surrounding context, contributing to the Center’s
Unlike many other retail centers, the image and design
image and character, and is visually attractive. Consequently, creative interpretation of the following criteria is
of Westfield malls warrants a unique and original
encouraged.
approach to signage and graphics. The primary intent
of these Store Signage and Graphics Design Criteria is
Please note that in addition to these Criteria, Tenants may also be required to adhere to Specific Design Criteria
to enhance this image by providing the groundwork
pertaining to signage and graphics designated for Tenants within various districts or zones of the Westfield mall.
for imaginative, innovative and avant-garde graphics
and signage for each shop and their 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.
SIGNAGE
SIGNAGE AND GRAPHICS
All graphics and signage shall be professionally
Vinyl or other appliqués to the interior face of the
encouraged to explore innovative use of graphics and
assembled and displayed in a first-class manner. Any
Storefront glazing must be submitted in the Tenant’s
technology as both a store signage and marketing
hand-written signage will not be allowed.
signage package for Landlord approval. Graphics on
element.
the exterior face of glazing will not be permitted.
Tenants with higher storefronts should consider the
The use of graphics at the storefront and in display
use of back painted glass surfaces with branding or
windows adds a vibrant and possibly dynamic
other graphics along the upper opaque portions of
element to the design of the retail space. Tenants are
their storefronts.
GRAPHICS
STORE SIGNAGE AND GRAPHIC
GUIDELINES
used in the development of all signage and graphics
architecture, leaving sufficient margins and
elements unless otherwise noted:
“You have three to five seconds to tell the customer
what you want them to know.”
- Signs should be brief and easy to read.
- ducate the customer about fashion trends, price,
value, or brand identity.
• All signs must fit comfortably into their storefront
• Signage and environmental graphics must be
negative space on all sides. Thickness, height,
conceived as an integral part of the design so they
and colors of sign lettering and graphics must be
do not appear as an afterthought application.
visually balanced and in proportion with other
signs within the project. The Individual letter
• Primary storefront identification shall be limited to
Tenant’s trade name, as approved in the Lease, or
height may not exceed 18” high or not exceed
50% total width of the storefront.
as otherwise approved in writing by Landlord.
• All illuminated signs must be controlled by
- Avoid over-signing. Be very strategic in sign
placement.
• Nationally recognized Tenants may use a crest,
shield, logo, or other established corporate
Tenant’s time clock and illuminated during general
operating hours as defined by the Landlord.
insignias, but are encouraged to incorporate them
The following are general graphic guidelines to be
in a three dimensional approach befitting of the
image of the district in which they are located.
• All submitted Tenant shop and storefront
elevations need to illustrate proposed signage in
each phase of the presentation.
• All signs shall be presented to the Landlord for
approval prior to commencement of fabrication.
• All signage must be placed out of reach.
• Signage and graphics applied directly to the
storefront glass must have matching letters and
features on both sides of the glass to create a
finish look when viewed from either side.
• Linear footage of signage should not exceed more
than one half the total width of the storefront.
• All signage lighting must be baffled or concealed.
• Exposed signage lamps and fixtures are subject to
approval by the Landlord.
• Light leaks will not be permitted.
• All “UL” labels to be placed out of public’s view.
• No “weep holes” unless exterior
• Individual pin mounted letters may project past
the lease line 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.
• Sign cabinets or boxes must be recessed into
the storefront, flush with the lease line and have
a faceplate that matches the adjacent storefront
finish material. Such signage applications may not
project past the lease line.
2.0 Design Guideline
ACCEPTED SIGNAGE APPROACHES
AND TYPES
• Mixed
media
BLADE SIGN (INTERIOR)
• Dimensional shapes and forms of metal,
signs
incorporating
multi-
dimensional forms and combinations of colors,
shapes, materials, and lighting.
• Contemporary elements to create an avantgarde appearance.
• Application of innovative technologies.
• Dimensional letter forms with seamless edge
treatments
hardwood, glass, or other material with a
permanent appearance.
• Dimensional geometric shapes and threedimensional forms.
• Glazed ceramic tile work forming patterns and/
or fields.
• Fiber Optic and L.E.D. illumination
• Silhouette illumination
• Front lighting, i.e., billboard lighting
• Cut or fabricated steel, painted or unfinished.
• Channel letters with light transmitting acrylic
• Polished metal
following criteria:
• 33” long x 15” high x 3” deep
• Reverse channel lettering
• Etched metal or glass, sandblasted glass
Each Tenant blade sign should conform to the
• Sign must be double sided
• Tenant to brand sign with their signature color
and finish
• Mounting height is 10ft above finished floor to
the top of the sign
letters are allowable for Tenants with streetfacing storefronts only.
Blade sign
P R O H I B I T E D S I G N A P P R OAC H E S A N D T YP E S
• Mounting to be flushed to storefront
• Internally illuminated awnings with or without
• Check zone to determine mounting justification
to left or right of storefront
signage
• Internally illuminated channel letters with plexi
face and trim cap.
• Sign must be UL listed
• Neon signage will not be permitted
• Internally illuminated:
- reversed channel letters
• Cloth, paper, cardboard, stickers, or decals
- push through letters
• Noise-making signs
• Luminous vacuum formed letters
• Temporary wall signs, window signs, pennants,
banners, flags, inflatable displays, or sandwich
boards.
• Cloth, paper, cardboard or foam signs, or decals
hung around on or behind storefronts.
• Animated signs: signs consisting of anything
swinging, rotating, flashing, blinking, scintillating,
• 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.
• Conventional plastic faced box or cabinet signs
strobing, including any moving electronic message
• Formed plastic or injection molded plastic signs
boards or centers, or temporary lighting, such as
• Channel letters with light transmitting acrylic
but not limited to search, flood, or fluorescent gel
faces.
• The following sing types are not allowed at any
location in the storefront:
- Box signs (light box) with plexi face panel
- plexi face letters
- Signs made of paper, fabric or sheet of acrylic
- Moving, rotaing, or flashing signs
- Credit card signs or symbols
- Any other materials and/or designs deemed
unsuitable by Landlord
GRAPHICS
lights.
Exterior Storefronts
EXTERIOR STOREFRONTS
Westfield malls contain an exterior Tenant presence
that engages the street in a manner similar to other
revitalized areas of the locale. The design of these
• Exterior Tenants are encouraged to engage
GENERAL DESIGN GUIDELINES
• Entry doors must be at least 10’-0” in height and
glass, metals or wood. The use of innovative fabric
be fully glazed.
canopy awnings will be considered on a case by
Tenants’ storefronts plays a large role in the overall
presentation of the project at these exterior faces.
• Tenants must use hinged entry doors. The use of
innovative sliding or folding doors (vertical and
Tenants with exterior conditions must carefully review
horizontal) will be considered on a case by case
the base building design as well as that of neighboring
basis.
Tenants to ensure that its design complements the
designs should incorporate horizontal, vertical or
framed design elements.
case basis and must be approved in writing by
Landlord prior to installation.
• Awnings/canopies must occur between 10’-0” and
13’-0” AFF and may extend past the lease line up
• Vertical mullions will not be permitted.
Center’s aesthetic and does not conflict with the
storefronts of neighboring Tenants. Generally speaking,
horizontal awning or canopy designs incorporating
• Tenants should perform a solar study for the
façade and incorporate solar shading as needed
to minimize heat gain through storefront glazing.
• Tenants must use materials that complement the
center’s surrounding material palette. Materials
should be panelized, i.e., framed, inside of the
façade to complement the design aesthetic of the
to 15’-0”.
• Awning/canopy placement must take into account
the storefront design of adjacent Tenants. Tenants
may not install awning/canopy element at the
same height as an adjacent Tenant.
• Tenants with designated patio areas must provide
plans and sections illustrating railing placement in
relationship to the storefront.
base building.
Exterior Storefronts
• For service or café Tenants without designated
patio areas, incorporating small outside bistro
seating
underneath
awnings/canopies
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.
• Tenants may incorporate blade signs into the
exterior facade. Signage must be designed for
outdoor use and meet all applicable building
codes.
• Standard aluminum storefront systems are not
permitted.
Westfield
encourages
innovative approaches to
retail design. Concepts that
deviate from these criteria
must be submitted to the
Landlord for review and must
be approved, in writing, prior
to construction or installation.
3.0 STOREFRONT ZONES/
BLADE SIGN ZONES
3.0 STOREFRONT / BL ADE SIGN ZONES
Storefront Zoning Plan : Level 1
* refer to details in Section 4.0
Zone 1 Storefront : 13’-9” high
Zone 8 Storefront : See Dining Terrrace Criteria
* Some storefront heights may vary, Tenant to consult Landlord and/or perform a field survey
3.0 STOREFRONT / BL ADE SIGN ZONES
Blade Sign Zoning Plan : Level 1
Blade Sign Zone : Required
Rest of Area : Optional
4.0 TECHNICAL CRITERIA
-ARCHITECTURAL
4.0 T ECHNIC AL CRI T ERIA
The following guidelines are specific to the various zones and storefront types at Westfield Oakridge. 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.
In addition to the design guidelines outlined in
U S E O F T H E F O L L O W I N G M AT E R I A L S I S
Section 2 of these criteria, the following criteria apply
PROHIBITED:
• Non illuminated letters applied to the face of
to spaces located in this area of the center:
• Painted Drywall
transom glazing above the entry doors
• Plywood
• Storefront glazing to have a height that varies
due to sloping floor and bulkhead condition (See
Storefront Section Detail).
• Tenants in this zone shall have a hinged or sliding
entry door height of 10’-0” or higher. Doors may
SIGNAGE GUIDELINES:
• Sign bands mounted on interior soffit of space
behind full height glazing
• Stucco
• Unfinished Metals
• Vertical sign columns (illuminated or non-
• No portion of the storefront may be recessed
behind the lease line except for entry vestibules.
• Illuminated signage incorporated into entry
not swing out into common area past leaseline.
• Tenant to provide rendered storefront elevation as
part of its drawing submittal to Landlord.
• The use of opaque materials above or beside
• Illuminated signage incorporated into storefront.
illuminated) adjacent to entry doors
portals
entry doors or for signage backgrounds will be
considered by Landlord on a case by case basis.
• Storefronts must maintain 90% transparency
along the lease line plane.
• Portions of existing mall bulkhead to be
demolished by Tenant (Verify In Field).
• Bottom of tenant ceiling to be 11’-0” AFF
minimum.
ARCHITEC TURAL REQUIREMENTS FOR TENANT ’S STOREFRONT DESIGN
WOOD CEILING PANELS
WOOD BEAMS
G ABLE C EILING
LIGHTED COFFER
SLOT SKYLIGHT
LIM ESTO NE FLO O R
East /West Streets;
The east west streets are areas of warmth, material richness and refinement. A series of gabled ceilings creates a more intimately scaled environment. Dramatic slot
skylights and lighted coffers interrupt the gables and are used to create different lighting effects, add additional visual interest and enhance the intimate scale of this area.
In several locations, extensive wood ceilings with interesting compositions of wood beams are utilized to bring additional warmth and material richness to the space. The
floor is covered in a pattern of limestone pavers designed to evoke a landscape-like setting.
At the court areas, wood is the dominant material and is used extensively in the dramatic ceiling areas and on tilted wood panels at the sidewalls. Around the Macy’s and
Sears courts, these sidewall panels are interspersed with limestone ledge-rock clad columns. The floors in these areas are a beautiful mosaic of different limestone pavers.
ARCHITEC TURAL REQUIREMENTS FOR TENANT ’S STOREFRONT DESIGN
CURVED CEILING/LIGHT REFLECTOR
SKYLIGHTS
WOOD PANELS
AUTUMN QUARTZ LEDG
LIMESTONE FLOOR
North /South Streets;
The north south streets are light filled areas articulated as warm yet modern and dynamic spaces. Sensuously curved ceiling panels serve as giant light reflectors for
dramatic up-lighting. These curved shapes sweep up to dramatic skylights punctuated with beams that act as light baffles. Ample daylight washes down onto limestone
ledge-rock clad columns and tilted wood panels add warmth and refinement to the ceiling zone. The floor is surfaced in warm limestone pavers arranged in a dynamic
composition of interlocking shapes.
LEASE LINE,
NO POP-OUT
1/2”
Reveal
6”
1/2”
Reveal
3”
Zone 1 Storefront : 13’-9”H
EXISTING STRUCTURE
3”X6” NEUTRAL PIER BY
TENANT, PAINTED WHITE
DEMISING WALL STUDS BY
LANDLORD. TYPE “X” GYP. BD.
TO BE BY TENANT’S GC.
NEUTRAL PIER DETAIL TYP.
N.T.S.
FIRE STROBES(AS
OCCURS) TO BE
PLACED ON NEUTRAL
PIER BY TENANT GC.
3 9
ZONE 1 STOREFRONT ELEVATION TYP.
N.T.S.
1/2”
Reveal
6”
1/2”
Reveal
3”
LEASE LINE,
NO POP-OUT
EXISTING STRUCTURE
N.T.S.
FIRE STROBES(AS
OCCURS) TO BE
PLACED ON NEUTRAL
PIER BY TENANT GC.
2 6
N.T.S.
LEASE LINE,
NO POP-OUT
1/2”
Reveal
6”
1/2”
Reveal
3”
EXISTING STRUCTURE
N.T.S.
FIRE STROBES(AS
OCCURS) TO BE
PLACED ON NEUTRAL
PIER BY TENANT GC.
5 3
N.T.S.
5.0 ENGINEERING
5.0 ENGINEERING
Mechanical Design
shall refer to landlord’s designated rooftop equipment
TENANT WORK : GENERAL
plan for their respective location / zone.
REQUIREMENTS
and ventilation equipment that shall serve the Tenant
1. Tenant shall design an install an air-conditioning and
Tenant’s mechanical installation to be completed per
Space at all times during business hours. Tenants in
heating system to serve the Demised Premises, based
all governing codes and all materials shall be new and
the new expansion building shall connect to the mains
upon the following design conditions.
of commercial grade and bare underwriter’s label(s),
MECHANICAL DESIGN
Tenant shall furnish and install air-conditioning, heating
where such labeling applies. Installation shall be
for outside air and toilet exhaust where provided by
Landlord. Prior to design, Tenant’s engineer to field
survey existing conditions within the premises.
• Summer: Outside temperature: 94 degrees F (DB),
performed by a licensed Mechanical Contractor, in a
first-class, workman-like manner.
72 degrees F (WB).
• Summer: Inside temperature: 75 degrees F (DB)
Tenants with grease, odor or smoke producing
operations may be required to install pollution control
equipment at tenant’s expense. Such systems shall
Tenant’s HVAC system shall be designed and installed
50% R.H.
• Actual inside lighting load, people load and
to include all areas of the Tenant Space. Only single
zone heating-cooling air supply systems are approved
equipment load.
for this project.
be submitted for Landlord’s approval. Tenant’s who
• Ventilation load per governing codes.
chose not to install such equipment and is found to,
• Minimum outside air quantities shall be based
in Landlord’s sole discretion, cause related problems
on 0.3 CFM per square foot of floor area and/
Tenant shall furnish complete data indicating system
with neighboring tenants or main mall system, shall
or as required by governing codes, whichever is
air balance in the Demised Premises and a certified
be required to retrofit their exhaust system to include
greater.
third-party balance report no more than thirty (30)
pollution control at tenant’s sole expense.
• Winter: Outside temperature: 30 degrees F (DB).
days after opening.
• Winter: Inside temperature: 70 degrees F (DB)
Other mechanical systems differing from the below
(minimum throughout the Demised Premises).
system designs shall be reviewed by Landlord on a
Provide supplementary heating as required and in
location basis. Landlord shall reserve the right to deny
compliance with all applicable codes.
any variance from this criteria.
A. ROOF
1. Roof construction is designed for a live load of 100
• “U” factor of roof is .05 btuh/square foot degrees F.
PSF.
“U” factor for walls is .189 btuh/square foot F.
• Tenant’s engineer is to design and Tenant’s
2. Tenant’s condensing units shall be located on
contractor is to install the entire Mechanical
the roof in areas specifically designated for such
All tenants are required to utilize a split system design
System. Any and all rooftop equipment must
equipment. These units shall conform to Landlord’s
where upon their condensers shall be located on the
be located within the allotted roof top space
requirements with respect to weight and size, shall
roof in an approved location. Tenant’s design engineer
provided/designated by landlord.
not exceed six feet (6’-0”) in height (installed) and shall
SYSTEM DESIGN : SPLIT SYSTEMS
5.0 ENGINEERING
Mechanical Design
requirements.
furnish a roof platform under each unit. Any additional
5. All roof-mounted equipment shall be curb mounted
reinforcement of the roof structure necessary to
on raised support platform. Fabricated support
support equipment shall be at Tenant’s expense. In
platforms for all roof mounted equipment shall be
12. No roof-mounted refrigerant, electrical or water
any given bay there shall not be more than two tenant
sized to span from centerline to centerline of the
piping can be installed horizontally over five feet (5’-0”)
condensing units. And no tenant- condensing unit can
supports within the equipment bay as approved by
total length.
rest on a joist supporting another tenant’s unit.
Landlord. Tenant shall procure and install walkways to
and around all rooftop equipment, as shown in detail.
13. No exhaust(s) can be located within a minimum of
This work may be done by Landlord’s roof contractor
ten feet (10’-0”) of any supply or air intakes or building
and paid by Tenant’s general contractor.
openings.
roof penetrations shall be reviewed and approved by
6. Tenant’s general contractor shall pay all costs directly
14. No equipment or curbs may be installed closer
Landlord in writing. Roof equipment plan submittals
to such roofing contractor.
than twenty-four inches (24”) from another roof
3.
Tenant
shall
use
Landlord’s
waterproofing
contractor for all waterproofing. Flashing and patching
procedures by tenant’s contractor. Locations of all
penetration.
shall include:
• The exact locations dimensioned to Mall column
7. Roof curbs and equipment platform as required.
15. Condensate and refrigeration lines shall be copper
grid lines.
8. No wood sleepers of any kind shall be allowed.
• The penetration opening size and required
pipes. Such pipe shall terminate back into Tenant’s
space and be connected above the p-trap of the sink
reinforcement of roof deck.
9. Tenant’s general contractor shall provide temporary
or to an approved receptor in accordance with the
actual weight bearing on the roof at each location
weatherproofing for all roof penetrations until
requirements of local authorities and Landlord.
(including that of equipment, ducts, shafts, etc.).
Landlord’s roofing contractor has made the final patch.
• The exact size and outline of all curbs with the
16. Electrical conduit may not be run horizontally on
• Location of existing Mall structure and additional
reinforcement required by Tenant’s equipment
10. No fans, equipment, vents, ducts, or other devices
weight.
shall be installed on the roof, outside of Tenant’s
roof surface.
premises, on a demising partition or on exterior wall
17. Site lines of equipment need to be considered from
without Landlord approval.
ring road.
4. Weatherproofing of all Tenants roof installations
11. Tenant shall locate all Tenant-required grease
18. Access to the Mall roof is restricted to Landlord
shall be performed by Landlord’s authorized roofing
exhaust units, refrigeration units, fan vents, ducts and
personnel and Landlord’s designated contractors
waterproofer.
other such devices upon a curbed platform or opening
only. No Tenant contractor or sub-contractor shall
in a manner that complies with Landlord’s installation
be permitted on the roof unless permission has been
• Details of Landlord-approved curbs and
penetration flashing.
5.0 ENGINEERING
Mechanical Design
obtained from Mall Management.
B. STRUCTURAL
2. Air-handling units, heating equipment, water heaters
discharge into the atmosphere via the roof area. Tenant
and other equipment located within the Demised
is responsible for proper diffusion of the exhaust in
Premises shall be floor-mounted, located over the
such a manner as to prevent odors from entering air
toilet or storage areas on supports or suspended from
intakes of other ventilation systems.
1. Tenant, at Tenant’s sole expense, shall engage in the
structural beams provided by Tenant, not to exceed
services of a structural engineer.
maximum live load.
D. DUC T WORK
2. Tenant’s structural engineer shall provide plans and
3. Tenant is responsible for isolation of all equipment
1. Hanger-wires, duct-straps, fastening devices, etc.
specifications showing the device(s) or equipment
so that vibrations and noises are not transmitted.
shall be fastened to joists and/or beams above and
location(s) and opening(s), 3. installation details,
Any noises deemed objectionable by Landlord’s Site
conform to the Mechanical Code, SMACNA, and all
weight specifications, structural reinforcing details and
Representative shall be corrected at Tenant’s expense.
ordinances and regulations having jurisdiction. Do not
attach anything directly to the upper-level slab or the
structural opening details.
4. Tenants are required to install a seven-day time clock
roof deck. All ductwork shall be seismically supported
3. Engineering details shall be reviewed by Landlord’s
for controlling their HVAC system and be connected to
per code.
structural engineer.
the fire/smoke alarm system.
2. Tenant, at Tenant’s expense, shall enclose any
4. The building’s steel structure is covered with fire
5. Tenant’s air-conditioning system shall be provided
required duct shafts located outside the Tenant’s space
proofing spray ¾” thick on beams and 1-1/2” thick on
with all necessary controls and devices and shall be
with a two- (2) hour fire-rated partition. Landlord shall
columns. All steel supports required by Tenant to be
compatible with the fire alarm system. All controls shall
approve and designate the locations of any Tenant-
attached to the steel structure shall be clipped, not
be in conduit.
required duct shaft located outside the demised
premises.
welded. Tenant shall return all fire proofing within the
Premises to the specified thickness providing a 1-hour
6. Tenants in the existing mall building shall procure
protective coat, 2-hour at theater and roof.
and install a complete forced air toilet exhaust system,
3. Tenant shall specify the type of duct and duct
consisting of fan(s), damper(s), ductwork, register,
insulation used, as per NFPA standards and Landlord’s
capable of twelve (12) air changes per hour or as
insurance carrier’s requirements.
C. EQUIPMENT
required to meet code.
4. All air-conditioning ductwork systems shall be
1. Food Court / Food Service Tenants shall provide
and install make-up air and grease exhaust system,
7. Tenants that have odor-producing operations shall
designed as low velocity and low pressure. All
as required, including all dampers, curbs, exhaust and
install a forced-draft ventilation system to maintain
distribution ducts are to be per SMACNAlow velocity
intake air hood(s).
a negative pressure within the Tenant Space and
standards and details, including insulated supply air
5.0 ENGINEERING
Mechanical Design
distribution to all supply diffusers. Flexible ducts are
9. Tenant is not allowed to remove exterior insulation
shall provide proper clearance between the
to be used only for termination of duct run to ceiling
from Landlord’s main duct.
exhauster and the roof.
device and shall not exceed six feet (6’-0”) in length.
10. No combustible materials of any type can be
5. All ductwork shall be fabricated from galvanized
allowed above suspended ceilings.
• Make-up air systems are required for all exhaust
systems. The exhaust and make-up air systems
shall be electrically interlocked so that one switch
sheet metal, stainless steel or black steel in accordance
with the standards of American Society of Heating,
11. Tenant shall not use the plenum space above
Refrigeration and Air Conditioning Engineers (ASHRAE)
ceilings for a return air plenum. All return air above the
and Sheet Metal and Air Conditioning Contractors
ceilings shall be ducted.
activates both.
• All cooking-exhaust ducts shall be seamlessly
welded and comply with N.F.P.A. #96 requirements.
National Association (SMACNA) for low pressure, low
velocity ductwork. Plastic liner ductwork with internal
FOOD COURT / SERVICE : ADDITIONAL
Access doors are required and are to be on the
wire reinforcement is not permitted.
REQUIREMENT
vertical face of the horizontal run, at the bottom
of the vertical riser and/or as required by Code.
6. Branches from main low-velocity trunk ductwork
1. The Tenant is responsible for providing their own
shall be furnished with splitters, dampers or similar
grease exhaust units(s) and all necessary duct work in
• A range exhaust hood shall be fabricated in
balancing devices in accordance with the standards
accordance with the current Uniform Mechanical Code
accordance with all codes and shall be at least
of SMACNA and the Associated Air Balancing council.
and all local jurisdictions having authority.
sixteen- (16) gauge or heavier stainless steel, with
all joints welded.
Dampers shall be provided, as required.
2. All roof top equipment locations must have prior
7. Supply and return ductwork shall be insulated with a
written approval from the Landlord.
• Kitchen range hood exhaust ducts shall be
insulated with fire-rated-type insulation or in
minimum of one-inch (1”) thick blanket-type insulation
with a vapor barrier. Acoustical liner may be furnished,
• All roof-mounted kitchen exhaust fans that handle
a rated chase per NFPA standards, Landlord’s
as required per NFPA standards, Landlord’s insurance
a grease discharge shall have a grease catch pan
insurance carrier’s requirements and be UL rated,
carrier’s requirements and be UL rated. Flame spread
and gutter. Ducts shall be welded sixteen- (16)
at specified heat temperature design. Please
shall not exceed twenty-five (25) and smoke developed
gauge metal enclosed within a two- (2) hour
provide complete specification of any type of
shall not exceed fifty (50).
fire-rated shaft in accordance with all applicable
insulation on the submittal drawings.
codes.
• Hoods and exhaust systems for food processing
8. Air distribution supply registers and/or diffusers
shall be designed and specified not to exceed NC level
of 30.
• Tenants who specify the use of a rooftop
shall be protected by a chemical extinguishing
centrifugal exhaust fan for their cooking facilities
system, as required by Code, installed in
5.0 ENGINEERING
Mechanical Design
accordance with all the requirements of the
has made the final patch.
• Equipment schedules, including air-handling
jurisdictional authorities and Landlord’s insurance
units, condensing units, roof units, exhaust fans,
carrier. All systems shall be integrated with fire/
air devices (diffusers, registers and grilles) and any
life safety systems and be furnished with access
other equipment used, including manufacturers’
watch and portable fire extinguisher (minimum
panels, as required.
name and number.
size 2A:20BC), wherever any welding is done within
• Tenant’s general contractor shall provide a fire
the Demised Premises. The person performing the
M E C H A N I C A L D R AW I N G R E Q U I R E M E N T
Tenant shall submit HVAC plans, prepared by a
• Complete details sufficient for construction.
fire watch shall remain in the Tenant Space for
• Material and equipment specifications.
at least one (1) hour after the completion of any
• Heating, cooling and ventilation load calculations.
welding.
licensed mechanical engineer, for Landlord’s review
and approval. Contractor and/or equipment supplier
W O R K I N G D R AW I N G D E S I G N A N D
drawings shall not be permitted.
C O O R D I N AT I O N
• No roof work of any kind can be allowed prior
to an on-site meeting with Landlord’s Tenant
Construction Coordinator. Any required roof
Tenant’s HVAC drawings shall consist of, but not be
The following items shall be noted on Tenant’s plan, for
penetrations shall be performed in coordination
limited to, the following:
clarification:
with Landlord’s roofing contractor and as outlined
in HVAC Design and Construction Criteria.
• Floor plan and/or reflected ceiling plan at one-
• Prior to making any pipe or duct roof penetration
quarter inch (¼”) scale or larger, including all
and/or
on
• All mechanical equipment, pipes and ducts,
ductwork, exhaust systems, hoods, piping and
the roof, all the proposed locations and/or
penetrating and/or located on roof shall be
equipment.
penetrations shall match locations, as indicated
painted to match color of the existing roof. Use
on the Landlord-approved plans and approved by
the appropriate coats of primer pre-treatment,
Landlord’s construction field coordinator.
prior to the final coat. The final coat of the roof
• Partial roof plan, if applicable, including
positioning
of
any
equipment
matching color shall be approved by Landlord’s
location of roof-mounted installations and roof
penetration details.
• Schematic diagram of the HVAC system controls,
• All equipment is to be supported from structural
Tenant Construction Coordinator. Tenant’s store
members. No weight can be placed on the roofing
space number shall be permanently stenciled on
materials or insulation.
one side of the roof-mounted HVAC unit, with
minimum three-inch (3”) high letters.
including all fire/smoke detection and alarm
devices with all manufactures’ model numbers
indicated.
• Tenant’s general contractor shall be required to
furnish temporary weatherproofing of all roof
penetrations, until Landlord’s roofing contractor
• Tenant contractor is to furnish air-balancing
reports for HVAC work.
5.0 ENGINEERING
Mechanical Design
5.0 ENGINEERING
Electrical Design
ELECTRICAL DESIGN
SYSTEM DESIGN
selected by Landlord, for Tenant connection to
accordance with Landlord’s criteria as outlined
telephone service.
in this manual, the latest adopted editions of the
• Landlord shall furnish a communications line rack
in the rear service corridors for Tenant’s use.
NENEC and the requirements of all local authorities
having jurisdiction. Materials, electrical products and
equipment, including all components shall be new
Landlord shall furnish a main electrical switch at a
central distribution point located within Landlord’s
and appear on the Underwriters Laboratories list of
main electrical room. Tenant shall design and install an
REQUIREMENTS
approved items.
based on 277/480 volt, 3-phase, 4-wire system.
A. TENANTS SHALL PROVIDE THE FOLLOWING:
6. Tenant shall install all electrical work necessary for
LANDLORD WORK
1. Apply for a meter, per the local utility and as directed
premises, including, without limitation, transformers,
by Landlord.
electrical panels, and disconnect switches.
electrical/telephone system to serve the Tenant Space,
a complete electrical distribution system within the
• Landlord shall provide for Tenant electrical service
equipment, located outside the Tenant Space,
2. Telephone wiring from Tenant’s premises to
with a capacity of 17WATTS per Square Feet.
Landlord’s
main
telephone
backboard
B. CONDUIT & WIRIRES
utilizing
• Landlord shall provide fuses (100 amp. minimum)
Landlord’s communications line rack located in the
1. Tenant shall extend Landlord’s conduit, as needed,
for Tenants use at Landlord’s metering switchboard
service corridors. Tenant shall label all wiring every 20
within the Tenant Space to Tenant’s main disconnect
at Tenant’s expense.
linear feet within the rack.
switch, transformer and/or panel board.
from Landlord’s to a location within Tenant’s
3. Tenant shall extend Landlord’s conduit, as needed,
2. Tenant shall install feeder wires through the
Demised Premises as determined by Landlord.
within the Tenant Space to Tenant’s main disconnect
main electrical service conduit and make the final
switch, transformer and/or panel board
connections to the main electrical switch located
• Landlord shall furnish 2” minimum service conduit
• If Tenant requires a different size main electrical
at the meter section distribution point. Tenant shall
switch or service conduits, Landlord may furnish
coordinate with Landlord’s electrical contractor.
same, if available, at Tenant’s expense. Tenant’s
4. Tenant shall install feeder wires through the
electrical engineer shall notify Landlord in writing
main electrical service conduit and make the final
of any switch or conduit size requirements of
connections to the main electrical switch located
3. All main feeder wires from the main electrical meter
Tenant that are larger than those existing prior to
at the meter section distribution point. Tenant shall
section breaker shall be sized to meet NENEC. Main
plan submittal.
coordinate with Landlord’s electrical contractor
service feeders, as a minimum, shall be treated for the
sum of all loads, plus twenty-five percent (25%) spare
• Landlord shall provide main telephone terminal
board at a location outside the Tenant Space,
5. Tenant’s electrical system shall be designed in
capacity. Branch circuits connected loads shall not
exceed eighty percent (80%) of rated capacity.
5.0 ENGINEERING
Electrical Design
4. Minimum circuit wire size shall be #12AWG,
9. Flexible metal conduit shall be used only for
shall match locations, as indicated on the Landlord-
excluding control wiring. All main and branch circuitry
connections inside casework and as the final
approved plans and be approved by Landlord’s on-site
wiring shall be copper. All wiring is to have 600-volt
connection. (Four feet [4’-0”] maximum length and
representative.
insulation, Type THW, THWN or THHN for main feeders.
minimum one-half inch ½” electrical trade size) to
All wiring shall be color coded per NENEC. Same color
recessed fixtures or motors and electrical equipment
15. All roof penetrations made by Tenant’s general
shall identify same phase throughout the system.
that may generate vibration through the conduit
contractor shall be subject to Landlord’s approval as
system. No BX,AC, or Romex type wiring can be
to location and construction details. Weatherproofing,
allowed.
of any installation, shall be performed by Landlord’s
5. Panel connected loads within the Tenant Space and
authorized
main feeder conductors (from Landlord meter section
roofing
contractor. Tenant’s
general
to panel) shall be balanced within plus or minus ten
10. Furnish liquid-tight flexible conduits for outdoor
contractor shall pay all costs directly to such roofing
percent (10%) across all phases.
installations. Floor boxes shall be watertight with cast
contractor.
threaded conduit hubs.
C. ELECTRICAL PANELS
6. All conduits shall be concealed in finished areas.
Minimum conduit shall be one-half inch (½”) trade size.
11. Pull boxes or junction boxes are required to be of
Conduit concealed in slab shall be minimum three-
minimum twelve- (12) gauge galvanized steel. Boxes
1. As required, provide lock-on devices on panel circuit
quarter inch (¾”) trade size. No conduit shall allowed
in walls shall be galvanized pressed steel or cast metal.
breakers for exit and emergency light and fire/smoke
to be installed in the slab unless absolutely necessary.
Caulk around boxes to eliminate noise transmission.
alarm system.
7. All wiring shall be installed in conduit. Conduit
12. The electrical system serving the Tenant Space
2. Panel connected loads within the demised premises
shall be galvanized steel, rigid heavy wall or electrical
shall be grounded in accordance with the latest
and main feeder conductors from Landlord’s meter
metallic tubing. Watertight fittings shall be used where
requirements of the NENEC. Step-down transformers
section to panel must be balanced within plus or
required by code.
shall be grounded to the main cold water pipe in the
minus 10% across all phases.
demised Premises.
3. Lighting panel boards shall be of the three-phase,
8. Conduit hangers, clamps, light fixture supports, etc
shall be fastened to bar joists or beams. No attachment
13. Ground fault circuit interrupters shall be installed in
four-wire circuit breaker type. Cabinets shall be
or support from any roof deck is allowed. Exposed
branch circuits, where required by code.
constructed of code-gauge steel, having not less than
four-inch (4”) gutter space on all sides. Doors shall be
conduits shall be in straight lines parallel with or at
right angles to column lines or beams and separated
14. Prior to making any conduit, pipe or duct-roof
hinged with keyed cylinder locks and all locks shall
at least six inches (6”) form water or gas lines, wherever
penetration and/or positioning any equipment on the
be keyed alike. Circuit breakers shall be the thermal
they run alongside or across such lines.
roof, all the proposed locations and/or penetrations
magnetic type with molded case with all two (2)
5.0 ENGINEERING
Electrical Design
and three (3) pole breakers of the common handle
grounded in accordance with the latest requirements
9. All devices and equipment in finished areas shall be
type. Distribution panels shall be of the convertible
of the NENEC. System shall be grounded to the main
flush mounted, where possible.
type utilizing automatic circuit breakers or fusible
cold water pipe in the Demised Premises.
10. No lighting can be installed outside the Tenant
disconnect switches that shall be furnished with
current limiting fuses. Tenant shall be required to install
3. As required by governing codes, furnish Self-
Space, in the common area and/or ceiling for
a main circuit breaker or manual disconnect within the
contained, battery pack emergency lighting and exit
storefront lighting or sign illumination.
tenant space.
signs throughout the demised Premises.
11. Tenant’s general contractor shall be required
4. Lighting panels shall have quick-lag molded case
4. Motors ½ HP or less shall be 120 volts, single phase.
to provide temporary weatherproofing for all roof
breakers bolted to buss. Half-size or tandem breakers
Motors ¾ HP or more shall be 208 volts, 3 phase or 480
penetrations until Landlord’s roofing contractor has
or plug-ins shall not be allowed. Distribution panels
volts, 3 phase.
made the final patch.
break interrupter switches) or molded case circuit
5. Manual or magnetic starters, switches, contacts,
12. If not already provided, tenant’s electrical
breaker-type.
relays, time switches, safety devices and other controls
contractor shall furnish an identification nameplate
shall be commercial-type with heavy-duty ratings
on Tenant’s main disconnect switch in Landlord’s
5. Furnish a complete typewritten identification
and shall be installed in strict conformance with the
meter section. Nameplates shall be one-eighth
directory card for all branch circuits in the panel door.
manufacturer’s recommendations and applicable
inch (1/8”) thick plastic, black on white and etched
codes. Manual switches used as equipment disconnect
letters. The minimum size shall be one inch (1”) with
shall have overload protection.
only the Tenant’s space number engraved on such,
shall be either fusible-type (with quick-make, quick-
D. MISC. ITEMS
permanently affixed.
1. Transformers may not be suspended from the
6. Tenants are required to utilize electric water heaters
structure and are to be floor or floor supported
for domestic hot water and electric heaters for space
13. Tenant shall make application to the local utility
platform mounted. Dry type transformers shall be
heating.
for meter and metered electrical service. Tenant
shall comply with all the local utility’s guidelines.
class H rated, 480 volt primary to 120/208 volt, threephase, four-wire secondary capacity adequate to
7. Engraved phenolic nameplates are required on
Application for a temporary electric meter to
service Tenant’s requirements. Noise level is limited
distribution panels, motor starters, lighting panels and
permanent electric meter, including installation
to a maximum of fifty (50) DB average, measured at a
push button stations, etc.
and provisions for same shall be submitted and
installation commence within the first week of tenant
distance of one foot (1’-0”) form the case, per NENEMA
Publication No. TR-1-1960 or latest revision thereof.
8. Provide weatherproof disconnect switch and 120 volt
2. The electrical system serving the Premises shall be
duplex service outlet on the roof-mounted HVAC unit.
construction start.
5.0 ENGINEERING
Electrical Design
14. Tenant shall provide and install complete telephone
17. All tenant roof equipment shall be properly labeled
service support facilities as required by the serving
with equipment name and retail space number.
Telephone Company. All Tenant telephone equipment
Helvetica typeface at 2” high weather proof and fade
is to be contained within the Tenant’s space. Tenant
resistant lettering.
• HVAC control schematic details.
• Electrical load summary, including all connected
and demand load calculations.
shall furnish a telephone backboard, a 120-volt, 20 amp
duplex outlet on a separate circuit. Where tenant does
D R AW I N G R E Q U I R E M E N T
shall provide a 1” conduit from tenant space to service
corridor. Tenant to install telephone cables back to
• Voltage drop, based on actual loads, shall be
indicated on the one line riser diagram for all
not have direct access to a service corridor, landlord
• Tenant’s electrical drawings shall consist of, but
feeders, sub-feeders, per NENEC.
not limited to, the following:
• Equipment and materials specifications.
telephone terminal board.
• Electrical floor plan at one-quarter inch (¼”) scale
All other tenants to provide 1” conduit sleeve into
or larger (for power).
details.
corridors. Tenant shall make application to the serving
Telephone Company for service and shall comply with
their requirements. Tenant’s telephone equipment
• Smoke exhaust fan control and connection
• Reflected ceiling plan at one-quarter inch (¼”)
scale or larger (for lighting).
is not permitted in Landlord’s telephone equipment
• Electrical riser diagram, including type and size
room.
15. Tenant shall install a local audible smoke alarm in
of feeders, fuses, disconnect switches and main
The following items shall be note on Tenant’s plan, for
breakers.
clarification:
their storage, preparation and sales area hard wired
to Tenant’s electrical system and shall furnish any
• Electrical panel(s) schedule, including circuit
Prior to making any pipe or duct roof penetration and/
other alarm system as may be required by any local
breaker sizes and all connected load calculations.
or positioning of any equipment on the roof, all the
proposed locations and/or penetrations shall match
governmental authority.
• Lighting fixture schedule, including type, lamps,
locations as indicated on Landlord-approved plans and
16. Tenant’s HVAC system shall be powered off Tenant’s
mounting, wattage’s, quantities and manufacturers
approved by Landlord’s construction field coordinator.
electrical distribution system. Tenant shall provide all
catalog number.
No roof work of any kind can be performed prior to
an on-site meeting with the Tenant Construction
power and control wiring, including final connection.
System shall be connected to Landlord’s Central Fire
Alarm System.
• Fire/smoke alarm system controls and interconnections.
Coordinator. Any required roof penetrations shall
be performed in coordination with Landlord’s
roofing contractor, as outlined in HVAC Design and
5.0 ENGINEERING
Electrical Design
Construction Criteria.
Tenant’s general contractor shall be required to furnish
temporary weatherproofing for all roof penetrations,
until Landlord’s roofing contractor has made the final
patch.
Tenant’s general contractor shall provide a fire watch
whenever any welding is done within the Tenant Space.
The person performing the fire watch shall remain in
the Demised Premises for at lest one (1) hour after the
completion of any welding.
All roof and slab penetrations made by Tenant’s general
contractor shall conform to Landlord’s standard criteria
and shall be subject to Landlord’s approval as to
location and construction details. Weatherproofing
of any roof penetrations required by Tenant shall be
performed by Landlord’s authorized roofing contractor.
Tenant’s general contractor shall pay all such costs,
therefore, directly to such roofing contractor upon
their demand. Any failure to follow this procedure,
and any damages resulting therefrom, shall be at the
Tenant’s sole cost and expense.
All pipes penetrating and/or located on the roof shall
be painted to match the color of the existing roof. Use
the appropriate coats of pre-treatment primer prior
to the final coat. Final coat of the roof matching color
shall be approved by Landlord.
5.0 ENGINEERING
Plumbing Design
of the Uniform Plumbing Code with Santa Clara County
PLUMBING DESIGN
selected by Landlord.
SYSTEM DESIGN
3. A sanitary vent service main line and three-inch
within this jurisdiction. Tenant shall secure a electric
(3”) plugged (T) connection shall be installed at a
meter through the local utility company.
Amendments and all other codes as may be applicable
Tenant shall design and develop a complete plumbing
location and elevation selected by Landlord. Tenant
system with all the necessary facilities to serve the
shall extend its service from tenant’s premises to the
2. Tenants shall saw cut all slab penetrations and ensure
Demised Premises. This includes installing a vent and
connection location.
that they are properly sealed and remain watertight.
Provide penetrations as small as possible to minimize
waste system, a domestic hot and cold water system
and gas system. Tenant shall make all connections to
4. For food court and restaurant tenants, a gas manifold
the existing utility services provided by Landlord.
shall be installed at a remote location as determined
by Landlord.
effect on structural systems and/or components.
3. Tenant shall ensure that all slab penetrations within
the Tenant Space (and through the roof ) are properly
For spaces greater than 1,499 square feet, Tenant
shall design, furnish and install a minimum of one (1)
5. For food court tenants, a grease waste service main
sealed and remain watertight to prevent possible
complete Handicapped accessible toilet room facility
and four-inch (4”) plugged (Y) connection shall be
water leakage and/or damage. Any damages caused
for Tenant’s employees meeting both local and ADA
provided at a location and invert elevation as selected
from failure to do so shall be at Tenant’s sole risk and
requirements. Toilet room shall include at least one
by landlord. Food court tenants grease waste shall be
expense.
(1) water closet, one (1) hand sink (with hot and cold
serviced by a common, on site grease interceptor.
4. All roof and slab penetrations made by Tenant
water provisions), one (1) floor drain w/ seepage pan
6. For restaurant tenants, a 4” sanitary line will be
are subject to Landlord’s approval as to location
provided between premises and designate area for
and construction details. Weatherproofing of any
LANDLORD WORK
tenant’s grease interceptor, by tenant.
roof penetrations shall be performed by Landlord’s
1. A cold water service distribution system and valved
contractor shall pay for all costs therefore, directly to
outlet connection shall be provided for Tenant’s
REQUIREMENT
such roofing contractor.
1. Tenant shall connect to and extend all piping from
5. All piping, clamps, supports, etc. shall be fastened
the existing location, all-sanitary sewer, grease waste
to joists or beams. Do not attach anything directly
2. A sanitary sewer service main line and four-inch
domestic water. Sanitary vent piping and gas piping (if
to the deck, ceiling support system or ductwork
(4”) plugged (Y) connection shall be provided for the
approved) to the necessary location within the Leased
above. Furnish seismic support in compliance with all
Demised Premised, at a location and invert elevation
Premises. All work shall comply with the latest edition
applicable codes.
and one (1) sanitary floor clean out.
authorized
roofing
contractor. Tenant’s
general
Space. The outlet shall be valved, sized and placed at a
location determined by Landlord.
5.0 ENGINEERING
Plumbing Design
2. For cold water service Tenant shall:
But not into a floor drain.
Connect to the existing valved outlet, as provided
Hot water heater can set and discharge into, a sealed
7. All exposed piping above Tenant’s ceiling shall be
by Landlord, extend piping as required and furnish a
sheet metal pan. Pan shall have drain line to a “Y” tail
insulated with minimum of one-half inch (½”) glass
water sub-meter (if required, registering in gallons),
section of lavatory waste pipe, as approved by the
fiber with non-combustible UL rated vapor barrier
pressure regulator, ground jumper wire and all further
Plumbing Inspections Department
jacket and insulation shall conform with and/or exceed
installations and connections, in accordance with all
al fire and smoke ratings perASTME84, NFPA255, UL723
given requirements.
6. Shutoff valves shall be provided at all connections to
fixtures.
5. Hot water heater shall be installed inside a water
tight sheet metal pan and T&P drain shall run into the
and Landlord’s Insurance Carrier.
Place the cold water sub-meter assembly at the rear
sealed sheet metal pan. Pan shall have drain line into
8. Tenant shall provide steel sleeves when passing pipe
portion of the Tenant Space in a readily accessible and
a tailpiece section of lavatory or sink waste pipe or as
through concrete slabs or wall sections.
readable location, at a maximum forty-eight inches
approved by the Plumbing Inspections Department.
(48”) above the finished floor.
B. SANITARY LINES AND VENT PIPING
9. All materials shall be new and of commercial grade
and bare underwriter’s label(s), where such labeling
3. Tenant shall provide and install an electric domestic
applies.
hot-water heater supported from the floor or on a
1. All sanitary sewer and vent piping shall comply with
platform above the toilet room with an ASME-approved
all governing codes.
10. The entire installation shall be performed by a
temperature and pressure relief valve. Discharge
licensed plumbing contractor in a first-class, workman-
from said hotwater heater temperature and pressure
2. Low flow water closets, urinals, lavatories and
like manner.
relief valve shall be piped to an approved receptor. At
sinks, etc, as approved by the Plumbing Inspections
Tenant’s option, instantaneous water heaters may be
Department, are to be used.
A. DOMESTIC WATATER
1. All cold and hot water piping shall be-type “L”
used. Tenant shall furnish drip pans under all water
heaters (located above the floor) with a drain piped to
3. Tenant shall provide floor or wall clean-outs at every
the floor drain.
fifty foot (50’-0”) (minimum) length of sanitary piping,
at the most remote end of each sanitary sewer branch
seamless hard-drawn copper tubing above ground
and type “K” below ground and be in conformance
4. Hot water temperature and Pressure Relief (T&P)
and at each change of direction of the waste line that
with ASTM B88-48. Fittings are required to be wrought,
Valve options:
is greater than forty-five (45) degrees. Ready access to
the clean out shall be furnished.
suitable for 200 psi. Connections to dissimilar materials
shall be made with dielectric unions. Joints shall be
T & P valve drain line can terminate into mop sink, floor
95-5 tin antimony for 200 psi.
sink or other approved Building Department locations.
5.0 ENGINEERING
Plumbing Design
4. Three-inch (3”) floor drains are required in the toilet
C. GAS PIPING
for gas service to the Tenant Space, comply with their
requirements for metering and service. The complete
and storage room areas. Trap primers are required.
1. Landlord reserves the right to deny gas service.
routing and installation of the piping shall be at
Tenant’s sole cost and expense
5. Deep Seal Traps shall be on all fixtures, except those
with integral traps. Trap primer shall be provided, if
2. Tenant shall provide and install all gas piping from
denoted by Code.
Landlord’s valved outlet to Tenant’s space.
7. All gas piping shall be by Tenant and shall be
schedule 40 black steel,ASTMA120 with 150 lb. banded
6. Individual hair interceptors shall be installed on all
3. Tenant shall submit load requirements to the local
Malleable iron screwed fittings and in compliance
sinks, basins and special sanitary units which may in
Gas Company for approval. Tenant shall, at Tenant’s
with all governing codes and requirements of the
any way receive human or animal hair.
sole expense, arrange with the utility company for
utility company, as it relates to piping and equipment
service. All gas regulating and metering facilities and
installation and testing methods and procedures.
7. Cast iron traps, hair interceptors, and /or chemically
all gas piping from the service meter to the gas fired
treated traps as required by code and Landlord for
equipment within the premises is at Tenant’s sole cost
D. FOOD COURT / FOOD SERVICE
use in Tenant’s product processing, hair styling or pet
and expense.
ADDITIONAL REQUIRMENTS
4. Natural gas service might be available for restaurant
1. Grease interceptors shall be installed by landlord for
Tenants for gas-fired cooking, as directed and
all food court tenants having pot sinks or any grease-
8. Underground sanitary and vent piping (other than
approved by Landlord. Tenant shall notify Landlord of
producing appliances discharging into the waste
food waste) shall be service weight, cast iron, with
such requirement(s) during or prior to the Preliminary
system. Tenant shall connect to the four-inch (4”)
fittings of the same weight as the pipe. Above ground
Plan submission. If available and approved, Tenant
grease waste line provided for the space by Landlord.
sanitary piping (other than food waste) shall be service
shall indicate (on Tenant’s final drawings) the complete
weight, cast iron, also with fittings of the same weight
design, including the load calculations of the gas
2. The Tenants serving soft drinks, juices, alcoholic
as the pipe.
system in the Demised Premises.
beverages or any corrosive liquid shall use “Durion”
stores, shall be procured and installed by Tenant in
accordance with code.
piping for all below- floor waste lines.
9. All underground sanitary and vent piping shall be
5. The entire piping system and equipment or fixtures
service-weight cast-iron, with fittings of the same
shall be furnished with automatic and manual shut-off
3. Soft drink chases shall be installed within Tenant’s
weight as pipe. PVC use is prohibited underground
devices/controls and color-coded or identified as such,
premises only. Soda line chase installation within other
within the building footprint (per building department).
as required.
Tenant’s plenum area or within demising walls will not
be allowed.
All above ground sanitary piping shall be service-weight
cast-iron, with fittings of the same weight as the pipe.
6. Tenant shall arrange with the local utility company
5.0 ENGINEERING
Plumbing Design
4. Condensate lines for refrigeration units may not
• Specifications including all materials and
run horizontally across roof. They shall terminate at
equipment with also the manufacturer’s name
Tenant’s mopsink or approved receptor. Tenant shall
and model number.
3. Tenant’s general contractor shall be required
to furnish temporary weatherproofing of all roof
be required to furnish copper condensate line.
penetrations, until Landlord’s roofing contractor has
• Plumbing fixture unit calculations.
made the final patch.
5. All restaurants must install their own grease
interceptors in an area designated by landlord.
P LU M B I N G D R AW I N G R E Q U I R E M E N TS
• Schedules of fixtures and equipment including,
but not necessarily limited to, water heater,
4. Tenant’s general contractor shall provide a fire watch
lavatory, water closet, water meter, gas meter and
and portable fire extinguisher (minimum size 2A:20BC),
floor drains.
wherever any welding is done within the Tenant Space.
The person performing the fire watch shall remain in
• Tenant’s plumbing drawings shall be submitted
for Landlord approval with the Final Working
• Isometric diagram of gas system, including all
Drawing submittal and shall consist of, but not be
equipment locations within the Tenant Space
and at the gas header and meter location placed
completion of any welding.
on-site meeting with Westfield’s Tenant Construction
• Plumbing floor plan at one-quarter inch (¼”) scale
Coordinator. Any required roof penetrations shall be
• Gas load calculations, as applicable.
performed in coordination with Landlord’s roofing
piping sizes, equipment locations and plumbing
to Landlord’s existing system.
the Demised Premises for at least one (1) hour after the
5. No roof work of any kind can be allowed prior to an
outside the Demised Premises.
or larger, including all plumbing fixtures, proper
materials or insulation.
contractor and as outlined in HVAC Design and
Construction Criteria.
1. Prior to making any pipe or duct roof penetration
6. All mechanical equipment, pipes and ducts
and/or positioning of any equipment on the roof, all the
penetrating and/or located on roof shall be painted to
proposed locations and/or penetrations shall match
match color of the existing roof. Use the appropriate
locations, as indicated on the Landlord-approved
coats of primer pre-treatment, prior to the final coat.
plans and approved by Landlord’s construction field
The final coat of the roof matching color shall be
coordinator.
approved by Landlord. Tenant’s store space number
• Isometric diagram of water system (hot and cold)
within the Tenant Space.
• Isometric diagram of sanitary system and venting
system within the Demised Premises.
• All applicable details for floor drains, cleanouts,
shall be permanently stenciled on one side of the roof
slab and roof penetrations, etc., sufficient for
construction.
2. All equipment is to be supported from structural
mounted HVAC unit with minimum three-inch (3”)
members. No weight can be placed on the roofing
high letters.
5.0 ENGINEERING
Plumbing Design
5.0 ENGINEERING
Plumbing Design
5.0 ENGINEERING
SMOKE AND FIRE ALARM DESIGN
hours of reserved power.
• All zones must be clearly labeled on fire alarm
SYSTEM DESIGN
H. Tamper switch.
2. SEQUENCE OF OPERATION
control panel. If Tenant’s Demised Premises
Westfield Shopping town Oakridge utilizes an
occupies two levels, zones must alarm each level
A. Shut down/loss of power to Tenant’s panel shall
addressable system to which individual tenant fire
independently.
initiate a trouble signal at the Tenant’s panel and
Landlord’s main fire alarm panel.
alarm systems are to be interfaced via Tenant installed
B. Ceiling Smoke Detectors located as follows:
addressable monitor devices.
LANDLORD WORK
Tenant’s sales area within 10 feet of storefront or lease
B. Trouble incurred due to a defective device shall
line.
Landlord shall provide a fire alarm system, as follows:
• A central fire alarm system serving the common
• Tenant’s stockroom ceiling.
• Where required by local jurisdictional authorities.
C. Activation of the Tenant’s water flow switch shall
• Heat detectors are to be utilized in lieu of smoke
send a signal to Tenant’s fire alarm control panel that
detectors in food court demised premises.
Shopping town.
• A fire alarm control and monitoring module
for Tenant’s system connection, as located by
C. Duct smoke detectors as required by the Uniform
Mechanical Code.
shall then:
• Produce an alarm at the Tenant’s panel and
• Shut down Tenant’s HVAC system.
Landlord.
D. A water-flow switch located in sprinkler main at
• Activate Tenant’s strobe light.
point of entry into Tenant’s Demised Premises.
• Start the common mall smoke zone exhaust
system outside the tenant storefront.
REQUIREMENTS
E. A recessed strobe light located at storefront ceiling
1. Tenant shall install within Tenant’s Premises a Class
adjacent to the storefront lease line and visible from
D. Activation of the ceiling smoke detectors shall send
B fire alarm system within Tenants Demised Premises.
the Shopping town Commons.
a signal to Tenant’s fire alarm control panel that shall
then:
Tenant shall engage in the services of the Landlord
designated Fire Alarm Installer for connection to the
F. HVAC shutdown relay.
• Activate an alarm at the Tenant’s panel and
main alarm panel.
G. Wiring as required by Fire Alarm Contractor.
A. A fire alarm control panel with audible alarm with 24
5.0 ENGINEERING
• Turn on the Tenant’s strobe light.
The connection to Landlord’s alarm system is a onepoint connection and shall send a signal for either
E. Activation of the duct smoke detector shall send
smoke detector activation or use of Tenant’s Ansal
a trouble signal to Tenant’s fire alarm control panel
system.
• Activate an alarm at the Tenant’s panel and
• Shut down Tenant’s HVAC system and Exhaust /
Make-up air system.
• Initiate the Tenant’s strobe light.
which shall:
SEQUENCE OF OPERATION
E. Activation of the duct smoke detector shall send a
• Initiate a trouble signal at Tenant’s panel and
A. Shut down/loss of power to Tenant’s panel shall
trouble signal to Tenant’s fire alarm control panel that
shall:
• Activate the Tenant’s strobe light.
• Initiate a trouble signal at Tenant’s panel and
F. A triggering of the kitchen-hood fire-suppression
B. Trouble incurred due to a defective device shall
system then would send an alarm signal directly to
• Turn off Tenant’s HVAC system.
• Activate the Tenant’s strobe light.
• A triggering of the kitchen-hood fire-suppression
C. Activation of the Tenant’s water flow switch shall
REQUIREMENTS
send a signal to Tenant’s fire alarm control panel that
system shall
• Send an alarm signal directly to Landlord’s main
fire alarm panel.
shall then:
Tenant’s detection system shall include ceilingmounted smoke detectors in the food preparation
area and sales area, a heat detector in hood and the
capability of sending a signal of operation of the hood
Ansal system.
• Produce an alarm at the Tenant’s panel and
FINAL TESTING OF FIRE ALARM
SYSTEM
• Shut down Tenant’s HVAC system and Exhaust /
Each Tenant’s fire alarm system shall be final tested by
Make-up air system.
• Activate Tenant’s strobe light.
the Local Building and Fire Marshal and witnessed by
The cooking exhaust hood and make-up air shall be
• Start the Tenant Zone smoke control exhaust
Landlord’s on-site representative.
wired so that the operation of one shall activate the
system and the Mall outside air-supply system.
Written approval of the Tenant’s system and operation
other. The activation of the Tenant’s Ansal system shall
automatically shut down the Tenant’s HVAC, exhaust
D. Activation of the ceiling heat detectors shall send
shall be obtained from the Building Department
and make-up air systems.
a signal to Tenant’s fire alarm control panel that shall
and Fire Marshall’s offices and a copy submitted to
then:
Landlord’s on-site representative.
5.0 ENGINEERING
D R AW I N G R E Q U I R E M E N T S
Tenant’s fire alarm system drawings shall consist of, but
not be limited to, the following:
• A fire alarm system schematic shall be incorporated
as part of the electrical drawings.
• Location and wiring of equipment shall be
indicated on the electrical floor and reflected
ceiling plans (i.e., strobe light, smoke detectors,
fire alarm control panel, etc.).
• As-built drawings
• A location map showing duct detector and shutoff valve shall be affixed on the rear door and be
protected by a Plexiglas cover. Minimum size is
8½” x 11”.
5.0 ENGINEERING
FIRE SUPPRESSION DESIGN
SYSTEM DESIGN
Tenant shall install a complete sprinkler system for
4. All piping shall be supported from beams/joists only.
premises in accordance with all requirements and all
Do not attach anything directly to the upper lever slab
applicable codes.
or roof deck. Fastening and/or suspension devices shall
be attached to the building structure only.
Tenant shall connect a fire protection system, to either
Landlord shall reserve the right to furnish and install a
Landlord’s sprinkler main or a branch line connection
sprinkler system for tenant’s premises in compliance
5. All piping shall be designed in accordance with NFPA
to the Demised Premises, using approved mechanical
with all codes for the shell premises at tenant’s sole
#13 and installed per Landlord’s insurance carrier’s
fittings. Tenant shall furnish all branch piping and
expense.
requirements. All piping shall be threaded schedule
40 black steel meeting ASTM A135. All pipefitting are
sprinklers required to complete the sprinkler system
within the Tenant Space.
required to be pressure class 175.
RQUIREMENTS
6. All hangers are to be of an approved type and
Tenant’s sprinkler system design shall be based
upon a single source of supply, ordinary hazard pipe
Tenant shall engage in the services of a Landlord
spaced in accordance with NFPA#13. Seismic bracing
schedule system as outlined in NFPA pamphlet #13
approved sprinkler contractor. A contact may be
to be installed per U.B.C.
and Landlord’s insurance carrier’s requirements.
obtained from Tenant Coordination.
7. Tenant shall furnish and install a vane-type water flow
Hydraulically calculated sprinkler systems are required.
• Schedule 10 with mechanical cut grove type pipe
couplings and fittings.
1. Tenant sprinkler system shall be connected to the
detector in the main sprinkler line immediately after
Mall mains. Tenant shall attach a tamper switch and
connection to Landlord’s main. A flow detector shall
interface with the Mall’s fire alarm system.
be installed, per the manufacturer’s instructions and
shall be designed to detect any water flow that equals
• Group II Occupancy with a sprinkler density
of 0.16/3000 square feet in the retail area and
2. All sprinkler heads shall be quick response type,
or exceeds 10 g.p.m. Detector switch mechanism shall
0.18/3000 square feet in stock areas.
semi-concealed or fully concealed (the same brand
incorporate an instantly recycling mechanical retard
and type as installed by Landlord in the mall common
element with an adjustable range of 0-60 seconds.
areas), UL listed, Factory Mutual approved. Sprinklers
The Detector Enclosure shall be dust tight, the Switch
at the Tenant demising wall must be concealed type,
Enclosure shall be tamper proof and the Flow Switch
LANDLORD WORK
spaced six (6’) feet on center.
shall be connected to Mall fire alarm system.
Sizing of the service main or capped branch connection
3. Tenants sprinkler system must include a water
8.
is based on one sprinkler head per one hundred (100)
curtain within Tenants Demised Premises along the
extinguishers in stock room areas and elsewhere
square feet of floor area of the Demised Premises.
Mall lease line and/or storefront.
throughout the Demised Premises, as required by all
• All systems shall be designed to high protection
risk (H.P.R.) requirements.
Tenant
shall
provide
appropriate-type
fire
5.0 ENGINEERING
local authorities having jurisdiction and Landlord’s
S P R I N K L E R S H O P D R AW I N G
insurance carrier. Fire extinguishers shall be furnished,
REQUIREMENT
S U B M I T TA L
As a matter of routine practice, fire extinguishers shall
All walk in coolers / freezers shall be supplied with
1. The Tenant’s sprinkler contractor shall submit one
be serviced and inspected monthly.
non-freezing sprinklers of the same brand and type as
(1) vellum and one (1) blueline print of the sprinkler
installed by Landlord in mall common areas.
shop drawings to the Tenant Design Coordinator for
as directed by the Fire Marshal and be easily accessible.
review and approval. Sprinkler system shop drawings
9. All materials and equipment under this section
shall be new and listed by Underwriters Laboratories,
Tenant demised Premises with exhaust hoods,
must be approved by the local authorities having the
Inc. and Factory Mutual for fire protection system
grilles, and/or cooking facilities must provide a fire
proper jurisdiction prior to the installation. Sprinkler
installation and approved by all authorities having
extinguishing system, including an alarm system.
system must comply with all applicable sections of the
jurisdiction and governing codes.
Provide specific details of this installation on the
NFPA#96 pamphlet.
sprinkler plans or as required of the Fire Department
10. Final connection to Landlord’s sprinkler main
Regulations. Upon activation of this system all cooking
2. Landlord’s Tenant Coordinator shall distribute
shall not be made until the entire system within the
equipment must shut down automatically.
Landlord-approved sprinkler shop drawings to the
following:
Demised Premises is pressure-tested and ready for
D R AW I N G R E Q U I R E M E N T S
service.
• Sprinkler Contractor (3 copies);
11. Tenant shall not be allowed to stock the Tenant
Tenant’s sprinkler drawings shall include, but not be
• Landlord’s insurance carrier (2 copies);
Space until the entire sprinkler system has been
• Shopping town Manager (1 copy) and;
• Tenant Construction Coordinator (2 copies).
inspected, approved and put into operation. All
sprinkler system tests shall be witnessed by Landlord’s
on-site
representative
and
local
jurisdictional
authorities, as required.
12. The entire installation shall be performed by a
licensed sprinkler contractor in a first-class, workmanlike manner.
• With final plan submission, a reflected ceiling plan
at one-quarter inch (¼”) scale or larger, including
3. Landlord’s insurance carrier shall review the plans
all sprinkler locations, pipe size and locations.
and forward their comments to Landlord’s Tenant
• Specifications, including all details, materials and
Coordinator, who shall then forward the comments to
equipment.
• Sprinkler shop drawings, as prepared by Tenant’s
sprinkler contractor, sealed by a California
Professional Engineer
the sprinkler contractor. Tenant’s sprinkler contractor
shall implement any modifications as part of Tenant
work.
6.0 TENANT SUBMISSION PROCESS
The Tenant, at the Tenant’s expense, must select an architect to prepare complete plans and specifications for the
D R AW I N G S U B M I S S I O N S
improvements to the premises. The Tenant and the Tenant’s architect may be subject to certain contracting, first
source referral, hiring and job training programs. The Tenant must contact coordinator for specific requirements.
Please refer to the first section under “Store Construction” of this handbook for additional information.
Plans must be submitted to Landlord for approval
in three phases: Preliminary Design Documents,
Tenants needing assistance in locating an experienced, locally licensed architect should contact the Tenant
Construction Documents and Sign Shop Drawings.
Coordination Administrator. The Tenant must forward a copy of this Handbook along with a print of the Tenant
These phases are detailed in this Section.
Lease Plan, Design Control Drawings and associated details to their architect. It is the Tenant’s and Tenant’s
architect’s responsibility to obtain, review, and comply with all applicable codes and criteria contained herein. The
Tenant shall notify the Tenant Coordinator of the architect’s name, address, email and telephone number within 10
days of Lease execution or receipt of Tenant Lease Plan Package.
All drawings must be signed and sealed by an architect registered in the State of California.
All drawing submittals shall be in full size (42”x30”)
Adobe PDF format.
All drawings shall be submitted electronically at www.
westfieldtenantcoordination.com.
Please contact
Westfield Tenant Services Administrator or TSA for
After receiving the Exhibit A2 or Lease Outline Drawing (L.O.D), carefully reviewing the design criteria and
project specific login information.
applicable codes, and field verifying the space conforms with the Exhibit A2 or Lease Outline Drawing (L.O.D),
the Tenant’s architect (in conjunction with the Tenant) shall proceed with the preliminary design of the Tenant’s
Tenants are required to submit, for final Landlord
approval, one color rendered Storefront Elevation
premises.
correctly illustrating the Tenant’s colors and finishes.
It is the responsibility of the Tenant and Tenant’s architect to schedule adequate time for Landlord’s
This shall be in the form of PDF, JPEG or comparable
preliminary review, Tenant’s subsequent revisions if required, final construction drawings and Landlord’s final
image file.
review.
Tenants must submit a physical color sample board
which shall be mailed to the Landlord’s Tenant
Coordination Office.
P H A S E I : P R E L I M I N A R Y D R AW I N G S
If Tenant’s Storefront design follows a specific
prototype, photographs of existing stores should be
The purpose of this phase is to acquaint the Landlord
with the Tenant’s design intent so that the Landlord
• Submit a color rendered elevation of the
storefront.
submitted to aid the Tenant Coordinator in the review
process.
• Sketches, perspectives, sections or other details
may comment and/or advise Tenant of any changes
Drawings must include the following information as a
necessary to meet the criteria prior to commencing
minimum:
that will clarify the design of the Storefront.
• Material finish and color sample board(s), properly
the working drawing phase.
mounted and labeled. Photos of materials will not
As soon as the preliminary design has been completed
and approved by the Tenant and, before proceeding
• Minimum drawing size shall be 30” x 42”, FULL SIZE
be accepted.
PDF BOOK.
with final working drawings, Tenant’s architect
shall submit the preliminary design to the Tenant
• The Tenant Coordinator will review the preliminary
• Preliminary floor plans (scale 1/4”=1’-0”) indicating
design and make necessary corrections or
interior design concept, approximate location of
suggestions and return, with comments and/
The preliminary design shall be submitted within 20
fixtures and equipment, interior partitions, toilet
or approval, one marked-up set of prints to the
days after the Lease is executed or receipt of the Tenant
rooms, exits, etc., identifying all materials& colors.
Tenant and Tenant’s architect.
Coordinator for review and approval.
Lease Plan Package.
Drawings shall clearly identify on a key plan the Project
name, Tenant’s store name, and space number.
• Reflected ceiling plan (scale: 1/4”=1’-0”) ndicating
all soffits, ceiling heights, materials, lighting layouts, and location of HVAC diffusers.
• Typical interior transverse and longitudinal
sections (scale: 1/4” = 1’-0”) indicating interior
elevations.
• Storefront elevation (scale: 3/8”=1’-0” minimum)
and section (scale: 3/4”=1’-0” minimum), including
any graphics and signage. Indicate all materials
and finishes.
R E S P O N S I B I L I T Y M AT R I X
P H A S E I I : F I N A L D R AW I N G S
Landlord’s designated contractor at Tenant’s expense
Items listed in this manner shall be provided by the
After the preliminary drawings have been approved,
Tenant’s architect shall proceed with the final
LANDLORD AT LANDLORD’S EXPENSE
Landlord’s Designated Contractors, at the Tenant’s
expense, in order to either maintain complete control
Items listed in this manner shall be provided by the
over quality and workmanship of critical installations
Landlord, at the Landlord’s expense, in accordance with
for work which can best be performed and coordinated
the Landlord’s plans and specifications and constitutes
by a single contractor; or where uniformity of material,
the Landlord’s complete responsibility with regard
color and workmanship of finished surfaces is
Tenant shall submit final Construction Documents
to the construction of the Lease space. All items not
required.
within 21 days of receipt of Landlord’s approval of
listed in this manner, which are required to complete
preliminary drawings. Tenant shall submit the final
the premises in accordance with Tenant’s plans and
Construction Documents to the Tenant Coordinator. All
specifications, shall be performed at the Tenant’s sole
drawings and specifications must be clearly identified
cost and expense (subject to the conditions imposed
with the Project name, the Tenant’s store name, the
by the Landlord).
Construction Documents and specifications. These
drawings shall incorporate the design suggestions and
comments of the Tenant Coordinator.
Tenant space number, and the name and seal of
the architect or engineer preparing these drawings
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
LANDLORD AT TENANT’S EXPENSE
designated contractor, to assure the best, lowest price.
indicating that he or she is registered with the State of
California.
Items listed in this manner will be provided by
the Landlord, at the Tenant’s expense, in order to
Tenants are required to submit a color rendered
either maintain complete control over quality and
elevation of the storefront in the final submittal
workmanship of critical installations for work which
package. Re-submittal of rendering with finals package
can best be performed and coordinated by a single
can be waived if no significant changes were made to
contractor; or where uniformity of material, color and
façade.
workmanship of finished surfaces is required.
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
Final working drawings and specifications shall consist
If for any reason the Tenant fails to pay amounts due
listed in the prior sections which are required to
of a minimum of the following:
the Landlord hereunder, then such amounts, along
complete the Tenant’s premises in accordance with the
with accrued interest charges, will be considered to be
Landlord criteria shall be the Tenant’s responsibility and
Drawings must include the following information as a
additional rent due and payable pursuant to the Lease,
shall be provided by the Tenant at Tenant’s expense.
minimum:
or deducted from the Tenant Allowance.
ARCHITECTURAL PLANS
N E C E S S A R Y S E C T I O N S A N D D E TA I L S
REFLECTED CEILING PLAN
(SCALE: 1/4” = 1’-0”)
• Longitudinal and transverse sections through store
Drawings must contain the following information:
• Ceiling heights including drops and soffits.
Detailed Plot Plan, including: building footprint
• Types of ceiling construction.
site plan, Tenant address, name of business, type of
• Decor at ceiling.
building construction, and if sprinklered.
• Location of lighting fixtures, sprinkler heads, air
• Occupancy load.
• Large scale section through storefront from floor
to rough ceiling (SCALE: 3/4”=1’-0”).
• Compliance with California Disabled Access
Regulations and Title 24.
• An approved ADA path of travel should be
incorporated in each Tenant’s improvement
package.
ceiling (SCALE: 1-l/2”=1’-0”).
S T O R E F R O N T E L E VAT I O N S
• Wall sections and details.
(SCALE: 3/8” = 1’-0” minimum) and
• Dimensioned Slab Penetration Plans.
SCHEDULES
I N T E R I O R E L E VAT I O N S
• Door and hardware schedules/details.
(SCALE: 1/4”=1’-0”)
• Color storefront elevation and submit photograph
FLOOR PLAN
(SCALE: 1/4” = 1’-0”)
• Demising wall locations and dimensions.
• Dimensioned interior partitions.
• Existing and proposed walls.
• Rest room facilities.
• Door locations, sizes, direction of swing.
• Store closure details.
• Details at neutral piers and Landlord’s bulkhead at
diffusers, grilles, and access panels.
• Construction type classification.
• Use or occupancy classification.
from slab to rough ceiling (SCALE: 1/4”=1’-0”).
• Room finish schedule.
of similar existing stores.
• Finishes and colors.
• Signage.
• Menu boards for Food Tenants.
• Toilet room interior elevations locating all toilet
room accessories indicating ADA compliant
mounting heights.
• 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.
PLUMBING PLANS
H E AT I N G , V E N T I L AT I N G &
EXHAUST SYSTEMS
AIR CONDITIONING PLANS
• Specifications of exhaust equipment
The plumbing drawings shall incorporate all minimum
The HVAC drawings shall incorporate all minimum
• Location of equipment (including front and side
design and construction requirements.
design and construction requirements, including
complete calculations indicating heat gain to and heat
PLUMBING PLAN
loss from the space for all lights, occupancy, exterior
(SCALE: 1/4” = 1’-0”)
exposure (if any) and other heat producing elements.
• Toilet facilities
elevations)
• Methods of installation
S C H E D U L E S A N D D E TA I L S
• Diffuser and Grille Schedule
• Location of all plumbing fixtures
H VAC P L A N
• Location of sewer connection
• Equipment schedule
(SCALE: 1/4” = 1’-0”)
• Toilet exhaust duct connection detail
• Location of plumbing vent connection
• Location and size of HVAC equipment
• Location of clean-outs and floor drains
• Title 24 Energy Conservation Calculations
• Ductwork layout and sizes
• Domestic water distribution system
• Ductwork material schedule
• Water meter location
N E C E S S A R Y I S O M E T R I C S A N D D E TA I L S
• DS-3 Heat Gain Calculations
• Damper locations
• DS-4 Air Handling Schedule
• Combination fire/smoke dampers at penetrations
• DS-5 Heat Gain Calculations
through fire-rated construction
• Sanitary system isometric
T E N A N T TO S U B M I T W I T H F I N A L D R AW I N G S :
• Height above finished floor
• DS-6 Heat Loss Calculations
• Domestic water isometric
• Type of insulation
• DS-7 Air Handling Unit Schedule
• Water heater detail with relief valve and piping
• Location of diffusers, grilles and registers
• DS-7A Electric Heater Schedule
• Detail of connection to Landlord’s systems
• Thermostat location
• DS-8 Duct Static Pressure Calculations
• Piping details for air handling units
• Return Air Path
• DS-9 Exhaust Gas Equipment Schedules
• Title 24 Energy Conservation Calculations
• Ductwork
• DS-10 Plumbing/Pump/Domestic Water Heater
• Transfer Openings
• Schedules
• Air Handling Unit mixing box detail
ELECTRICAL PLANS
SCHEDULES
ELECTRICAL PLAN
(SCALE: 1/4” = 1’0”)
• Lighting Fixture Schedule
Minimum design and construction requirements
• Location of all floor and wall outlets
including complete calculations and show the total
• Location of main service panels
simultaneous load maintained at three hours or
• Location
of
connections,
• Electrical
disconnects
controllers for toilet exhaust and other fans,
motors and all HVAC equipment
lighting (including emergency and night lighting), sign
lighting, receptacles, toilet exhaust and other fans and
• Location of all transformers, electrical and phone
277/480V
M I S C E L L A N E O U S D E TA I L S
• Electrical Distribution Riser Diagram
• Feeder conduit and wire size
panels
• All loads assigned to circuits including an itemized
• Arrangement of panels, transformer, time clock,
disconnects, meter, etc.
load break down
• Indicate telephone and conduit locations
service to HVAC and supplementary equipment.
Show single line power riser diagram indicating main
for
and
miscellaneous loads per square foot.
and transformation for voltages, all circuits for store
Schedules
or 120/208V.
more for the store area and all other light, HVAC, and
Electrical drawings and specifications shall show power
Panel
T E N A N T TO S U B M I T W I T H F I N A L D R AW I N G S :
disconnects, size of wire, conduit, panels, trans-formers,
• DS-1 Electrical Equipment Load Breakdown
time clock, etc. Show panel schedule and itemized
• DS-2 Electrical Equipment Load Breakdown
• Conduit and wire size to HVAC equipment and
panels as applicable
• Title 24 Energy Conservation Calculations and
controls compliance statement
load breakdown in connected kilowatts for the
premises including lighting, receptacles, sign lighting,
LIGHTING PLAN
water heating, special appliances, toilet exhaust fans,
(SCALE: 1/4” = 1’-0”)
• Provide Electrical load calculations showing loads
less than 15 watts/sf connected load allowance.
make-up air fan, miscellaneous space heating, sales
• Lighting fixture layout including night and sign
door operator motor, fan coil unit, return air fans, air
• Lighting
curtains, heat pumps, and large motors, etc…
• Emergency and exit light locations
• All lighting assigned to circuits
• Indicate sign and lights which are connected to
time clock
• Emergency lighting and connection to Landlord
provided Circuit
• Fire Alarm Plan
• Location of all devices
• Logic and sequencing
• Load calculations and voltage drop
In the Tenant’s storage areas, fully exposed or semi-
FIRE PROTEC TION PLANS
F I N A L D R AW I N G A P P R O VA L
recessed heads can be used. Sprinkler heads must
These plans must be submitted for approval in order to
be of the fully recessed type. All heads shall be
It must be understood that the Landlord’s approval
verify compliance in accordance with the requirements
quick response. Tenant shall submit three sets and
of the construction documents is for compliance with
of Landlord’s insurance carrier. Show on the reflected
calculations for review and approval to Landlord’s
the criteria established in this Handbook only. By
ceiling plan the sprinkler lay out, clearly identifying all
insurance underwriter.
reviewing these drawings, the Landlord, its agent(s)
heads as required. Plan submittal shall comply with
NRPA13 requirements and shall include, but not be
and consultant(s) assume no responsibility for code
It is the Tenant’s sprinkler contractor’s responsibility
to comply with Landlord’s insurance underwriter’s
limited to:
requirements.
• Location of existing sprinkler grid with main and
compliance (including ADA requirements), dimensional
accuracy, engineering accuracy or completeness of
these drawings for construction purpose.
It is the Tenant’s sole responsibility to comply with all
laws, codes, and regulations as may apply.
branch pipe sizes
• Location of heads and branch piping.
The Tenant Coordinator reserves the right to request
• Heights of ceilings and dropped soffits, etc.
• Location of smoke detectors, file alarm speakers
additional detailed shop drawings for review after final
working drawings have been approved.
and strobe lights
• Location of surface mounted or dropped lighting
and decorative beams
Upon receipt of complete sets of drawings and
specifications as outlined above, the Landlord will
• Location and height of walls or lighting baffles
review these drawings for compliance with the
• Hydraulic information used for design of system
previously approved preliminary design and other
• Other construction which will affect sprinklers
criteria of this Handbook, and return one set of prints to
• Cross section
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.
Phase III : Signage Drawings
P H A S E I I I : S I G N A G E D R AW I N G P H A S E
S I G N A G E A N D E N V I R O N M E N TA L
G R A P H I C S S H O P D R AW I N G S U B M I T TA L
Tenant shall submit one (1) set of PDF formatted
copy of the proposed signage during the preliminary
phase,
showing
location,
color,
materials
and
attachment devices.
Upon approval, Tenant shall furnish Landlord with
one (1) set of PDF formatted copy of shop drawings,
including color and materials samples prior to
fabrication.
Shop drawings for signage and/or menu boards shall
include the following criteria:
S I G N AG E S H O P D R AW I N G S
(SCALE: 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
Phase IV : Completion Requirement
Upon completion of the Tenant work, Tenant shall
PHASE IV: COMPLETION REQUIREMENTS
D E FA U LT
R E S U B M I T TA L S
If Tenant fails to adequately perform any of the
• Tenant’s final notarized original affidavit that
following items, Landlord may, at any time thereafter,
Tenant’s work has been completed to Tenant’s
In event that any drawing submittal requires revisions
give Tenant notice that Tenant is in default of its Lease.
satisfaction and in strict accordance with the Final
and a resubmittal, Tenant shall, within 10 calendar
Such notice will describe the nature of the Tenant’s
Working Drawings and Tenant’s and Landlord’s
days, revise and resubmit to Landlord. Once Tenant
default and will specify a date after the giving of
construction requirements. Such affidavit may be
drawings are approved, no changes shall be made
such notice by which such default must be cured.
relied on by Landlord. Any deliberate or negligent
unless approved by Landlord in writing.
Unless prior to such date Tenant makes the required
misstatement or false statement made by Tenant
submissions, Tenant will be deemed incurably in
therein shall constitute breach of the Lease.
deliver to Landlord the following:
default of this Lease and Landlord will be entitled to all
remedies specified in the Lease:
• The final notarized original affidavit and waiver
of
• Submit to Landlord preliminary plans and final
working drawings and specifications.
• Submit to Landlord final approved sprinkler shop
and fire alarm drawings and specifications.
lien by the General Contractor performing
Tenant’s work to the effect that Tenant work was
completed in accordance with the Landlordapproved working drawings. Affidavit shall also
state that all sub-contractors, laborers, material
suppliers engaged in furnishing materials and/
• Present a full set of final working drawings
approved by the Landlord and endorsed with the
or rendering services for Tenant work, have been
paid in full.
approval stamp and permit number of the Building
Department to On-site Tenant Coordinator, before
commencement of construction.
• Complete operating, maintenance and spare parts
manuals for all mechanical, electrical and similar
equipment installed as part of Tenant work.
• Cause Tenant’s space to be built strictly in
accordance with the final set of Landlord’s
approved plans.
• Tenant shall commence Tenant work promptly
after Landlord’s approval of the Final Working
Drawings.
• Items above shall be forwarded to:
Westfield, LLC
Tenant Coordination
11601 Wilshire Blvd., 11th Floor
Los Angeles, CA 90025
Tel: 310.478.4456
Fax: 310.575.5991
7.0 STORE CONSTRUCTION
7.0 STORE CONS TRUC TION
INTRODUCTION
A pre-construction meeting must be held with the
Tenant’s Contractor must pay all required fees,
On-site Tenant Coordinator to determine suitable
including, but not limited to, security deposit, trash
Contractors and subcontractors shall not discriminate
access routes to the site and the premises, designated
removal fee, vertical transportation fee, and temporary
against any person or group of persons on account of
loading, unloading and storage areas for materials, use
utility fees, to the On-site Tenant Coordinator. Security
race, sex, marital status, age, handicaps, color, creed,
of vertical transportation, working hours, tap-ins to
deposit shall not be released until issuance of the
religion, national origin or ancestry. All contractors
utility lines, safety precautions and procedures, rubbish
Tenant’s Certificate of Occupancy and completion of
shall have good labor relations, be capable of
removal and location of Tenant’s trash receptacles,
the Landlord’s punch list, and final lien release have
performing quality workmanship and work in harmony
scheduling of Tenant’s construction, temporary utilities
been secured.
with Landlord’s contractors and other contractors on
and many other requirements of the On-site Tenant
the job, and any other labor entity at or servicing the
Coordinator.
Coordinator a subcontractor list of all the subs that will
center. Tenant’s contractor shall cooperate with the Onsite 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.
The contractor must submit to On-site Tenant
The Contractor must obtain from, and review with the
be working on the project. On-site Tenant Coordinator
On-site Tenant Coordinator, the Tenant Contractors’
shall verify that the Notice of Non-Responsibility
Construction Guidelines and Project Safety and Health
has been posted and has been filed with the County
Procedures Manual containing the Project’s rules and
Records.
regulations with which the Tenant’s contractor must
The Tenant’s Contractor shall require each of its
comply.
The Tenant’s Contractor must verify on-site dimensions
and existing conditions of the demised premises
subcontractors, to the extent of the work to be
performed by the subcontractors, to be bound to
Final working drawings and specifications must have
before Tenant’s Contractor will be permitted to start
the terms and conditions of the agreement between
been approved for construction by the Landlord’s
construction, the contractor must comply with certain
the Landlord and Tenant, and to the Tenant Criteria
Tenant Coordinator. The Tenant’s Contractor must
prerequisites. Tenants and Tenant’s Contractors must
Manual.
verify with On-site Tenant Coordinator that the contract
understand the complexity of the logistics of building
documents incorporate all of the Tenant Coordinator’s
in such constrained site.
comments.
PREREQUISITE TO TENANT
CONSTRUCTION
Building permit(s) must be obtained and a copy of
same submitted to On-site Tenant Coordinator. The
Before Tenant’s Contractor will be permitted to start
PERMITS
original(s) must be posted at the job site.
construction, the contractor must comply with certain
The Tenant, or the Tenant’s Contractor, must submit the
prerequisites. Tenants and Tenant’s Contractors must
Certificates of current, in-force insurance for the
required number of sets of final working drawings and
understand the complexity of the logistics of building
minimum requirements as specified by the Landlord
specifications, apply for a building permit and pay all
in such constrained site.
must be filed with On-site Tenant Coordinator.
associated fees. All permits and one set of approved
drawings must be kept at the construction site during
in the amount of $1,000,000 combined single limit.
construction. Consult the building department for the
Worker’s compensation with statutory requirements,
required number of signed and stamped drawings
including employer’s liability of $1,000,000 must also
Access to the demised premises will be restricted to
to be submitted. Building Department and Fire
be carried.
only those employees working on the project. No
Department fees are collected at the time of submittal
and upon issuance of the permit. These fees are based
on the cost of Tenant’s construction.
All insurance policies shall name the Landlord and
its subsidiaries as additional insured, as their interest
may appear. Landlord will provide names in the
The Building Official will coordinate the review of the
reconstruction meeting.
CONTRAC TORS / VENDORS ACCESS
children are allowed on the project site during the
construction period. At no time are pets allowed on
the project site.
Access to the Project and Tenant spaces during off-
Tenant’s prints and specifications. The Building Official
hours must be coordinated through the Landlord’s on
will forward the prints and specifications to the Fire
Certificates of insurance shall provide that no change
site representative and Mall Security; any additional
Marshal’s office for their review and approval, before a
or cancellation of such insurance will be undertaken
costs associated with off-hours work shall be borne by
permit can be issued. Tenant’s licensed sign contractor
without thirty days written notice to Landlord.
the Tenant.
shall also submit sign shop drawings to the Building
Certificates of current in-force insurance must be
Department in order to obtain a sign permit.
filed with the On-site Tenant Coordinator before the
commencement of construction. Renewal certificates
INSURANCE
must be submitted ten days prior to the expiration of
existing coverage. Insurance must remain in force for
The Tenant’s General Contractor shall carry and
be distributed by the Landlord’s on site representative
at the Pre-construction meeting. Parking is not allowed
Contractor/ Vendors/ Tenants shall comply with the
traffic control and parking requirements of the Project.
BOND
The Landlord reserves its right to tow any vehicle
requirements for comprehensive general liability:
$3,000,000 per person per occurrence, $3,000,000
Any contractor engaged by Tenant having a contract
per occurrence for bodily injury, and $2,000,000 for
of fifty thousand dollars or more shall furnish a
property damage per occurrence. This insurance
performance bond naming both the Tenant and the
must be endorsed to show products and completed
Landlord as additional obligees, as their interest may
operations coverage including Waiver of X, C, and U
appear. Evidence of the bond must be filed with the
exclusions, broad form property damage. Tenant’s
On-site Tenant Coordinator before construction may
General Contractor shall also carry automobile liability
begin.
insurance covering bodily injury and property damage
project. A map denoting approved parking areas shall
along the curb at the building or in the truck dock. All
one year after completion of the work.
maintain at its sole cost and expense construction
insurance in accordance with the following minimum
Parking is only permitted in designated areas of the
parked in violation of posted parking procedures at
the Tenant’s and/or General Contractor’s sole cost and
expense.
SECURITY / SAFETY
Neither Westfield, the Landlord nor their General
Contractor shall be responsible for security in the
Tenant spaces and will not be responsible for loss or
fire extinguisher within the Tenant space throughout
damage to any materials, tools or equipment. Any
construction.
security required above and beyond that provided by
the Landlord shall be at the sole cost of the Tenant’s
Contractor/Vendor/Tenant. Additional Tenant security
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
Tenant Coordinator.
stocking materials and equipment on the Upper Levels
as to not overload the structure.
to modify,
attach to or hang any loads from the
conduit or bridging.
Access to building roof is restricted to Landlord’s
personnel and Landlord’s Designated Contractors. No
and healthful place of employment for all employees,
and to abide by all applicable regulations as they
The Tenant’s Contractor shall not be permitted
Landlord’s ductwork, water lines, sprinkler lines,
arrangements must be coordinated with the On-site
It is the safety policy of the Landlord, to provide a safe
LANDLORD’S PRIOR RIGHTS
CONSTRUCTION SCHEDULE
Tenant Contractor or Subcontractor will be permitted
on the roof.
apply to this project. Therefore, without exception,
Landlord has adopted as the Project’s safety program,
The Tenant’s Contractor shall promptly submit
The penetration of the roof deck and the installation of
all the State of California safety rules and the entire
to the On-site Tenant Coordinator a construction
all flashing and curbing for Tenant related equipment
Occupational Safety and Health, Safety Standards Part
schedule showing the work schedule and anticipated
shall be by Landlord’s designated roofing contractor at
1926, and any amendments thereto as the safety rules
completion of the store.
Tenant’s expense.
When necessary, it will be the Tenant’s Contractor’s
Tenant shall use Landlord’s Authorized Contractor for
responsibility to make arrangements for access into
fire alarm to the mall’s main system.
that must be followed by all persons and/or companies
employed on the project. Proper work clothing, and
shoes must be worn on site.
adjacent occupied Tenant spaces and to protect
No gasoline powered equipment such as welders,
that Tenant’s finishes and merchandise as required.
compressors, concrete saws, power buggies, etc. will
The Tenant’s Contractor shall be responsible for any
be allowed to be used in the Atrium or Tenant spaces.
damage or loss as a result of their operations.
No flammable materials are to be stored inside
Any work on the mall’s common side of the Storefront,
the building except those materials which will be
once the barricade has been removed, must be
consumed during that work day.
scheduled with the Landlord’s Superintendent and may
The playing of radios, CD and tape players, etc., will not
be allowed.
The Tenant Contractor shall maintain a fully charged
Tenant’s Contractor shall not deviate from approved
drawings and specifications without obtaining prior
written permission from Tenant, Landlord’s Tenant
Coordinator, and the Building Department and/or
other governmental agency.
C H A N G E S I N D E S I G N O R M AT E R I A L
only be allowed during off-hours. During such work,
the mall’s flooring and finishes must be protected with
The Landlord will furnish the standard mall flooring
1/2” plywood and the area cleaned after each work
material at Tenant’s expense to the Tenant’s Contractor.
period.
The Tenant’s Contractor shall be responsible for the
installation of the finish flooring up to the Tenant’s
CLEAN-UP
demolition and removal at Tenant’s expense.
Storefront and closure line. Tenant Contractor shall
The mall, public corridors, service corridors, and
purchase mall finish flooring for this purpose from the
Tenant’s Contractor shall pay a fee at the pre-
Landlord.
construction meeting for the use of the Project’s trash
All mall finishes and adjacent Tenant spaces must be
protected from damage and dirt.
It is the Tenant’s responsibility to repair all existing
Landlord or adjacent Tenant construction finishes
which may have become damaged as a result of
Tenant’s construction.
facilities.
equipment, merchandise, fixtures, refuse and trash at
all times.
All Contractors/Vendors/Tenants are responsible for
clean-up and trash removal from their work areas on a
daily basis. Storage of debris in Tenant spaces or mall
areas will not be allowed. Non-compliance will result
in clean-up by others with all associated costs charged
to the non-complaint party. The Landlord will provide
ADJACENT FINISHES
adjacent Tenant spaces must be kept clear of Tenant’s
Landlord’s designated construction trash containers
may not be used for disposal of Tenant’s boxes,
wrappings, paper and other containers originating
from fixturing and/or merchandising after completion
of construction. Landlord shall provide a separate trash
container for this purpose at Tenant’s expense.
containers at loading docks or designated area.
Landlord will empty the containers. All Contractors/
I N S P E C T I O N A N D A C C E P TA N C E
Vendors/Tenants will be responsible for cleaning and
The Landlord will furnish the standard mall flooring
transporting their own debris from the work areas to
material at Tenant’s expense to the Tenant’s Contractor.
the container through designated service corridors
The Tenant’s Contractor shall be responsible for the
and elevators, as well as sorting construction debris
installation of the finish flooring up to the Tenant’s
from raw cardboard. Any trash or construction debris
Storefront and closure line. Tenant Contractor shall
considered to be hazardous or environmentally
purchase mall finish flooring for this purpose from the
dangerous materials will not be allowed to be placed
Landlord.
in the containers. Contractors/Vendors/Tenants will
All mall finishes and adjacent Tenant spaces must be
protected from damage and dirt.
It is the Tenant’s responsibility to repair all existing
Landlord or adjacent Tenant construction finishes
which may have become damaged as a result of
Tenant’s construction.
not be allowed to provide their own dumpster on site.
It is the Tenant’s Contractor’s responsibility to schedule
inspections by the appropriate Department of Building
Inspection, Fire Department and other inspectors as
necessary, and to comply with their requirements,
and all codes and regulations. A copy of all inspection
reports must be submitted to the On-site Tenant
Coordinator. Inspections should be scheduled so that
there is adequate time to make any changes required
Upon completion of the Tenant’s construction and,
by the inspectors prior to the store opening.
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,
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.
upon 24-hour notice, with the necessary clean-up,
From
time
to
time,
and
upon
completion,
C E R T I F I C AT E O F O C C U PA N C Y
Landlord’s Tenant Coordinator will inspect Tenant’s
The construction of the Tenant’s premises is to
be performed in accordance with the Tenant’s
construction for compliance with approved drawings
Tenant shall obtain a Certificate of Occupancy from
and
approved
the Building Department and submit a copy of this
corrected,
needing assistance in locating experienced local
certificate to Landlord’s On-site Tenant Coordinator
regardless of their acceptance by public authority or
general contractors should contact the Tenant
before opening the premises to the public. The original
the Tenant.
Coordinator for assistance. All general contractors
must be posted within the Tenant space.
as well as all subcontractors, including, but not
specifications.
workmanship
must
Deviations
be
or
unsatisfactory
immediately
WA I V E R S O F L I E N
Remedial work must be completed by the date
provided or the work will be completed by the
Landlord at the Tenant’s expense.
gas piping, electrical and sign contractors must be
In making progress and final payments to contractors,
local business license. The Tenant must forward a
Tenant should obtain valid Final Waivers of Lien,
copy of this Handbook to their general contractor.
indicating payment in full for labor, materials, and
subcontractors. Landlord may request to see evidence
of such Waivers before permitting Tenant to open the
premises for business. All payment and liens must be
V I O L AT I O N S
specifications. Tenants
licensed by the State of California, and possess a
site Tenant Coordinator will inspect the construction
and issue a punch list if remedial action is required.
and
limited to heating and air conditioning, plumbing,
Tenant Contractor shall notify the On-site Tenant
Coordinator upon completion of the space. The On-
plans
resolved prior to release of full Tenant Allowance.
In the event the Tenant is notified of any violation of
codes, ordinances, or regulations, or of its obligations
hereunder, either by the jurisdictional authorities or
by Landlord, Tenant shall correct such violations and
pay corresponding fines within three calendar days,
or Landlord will correct, at Tenant’s expense, such
violations at Landlord’s actual cost plus fifteen percent
cost for administration. Failure to comply with Landlord
rules and regulations will be grounds for additional
fines.
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.
8.0 GENERAL INFORMATION
8.0 GENER AL INFORMATION
Landlord’s Staff/Government Agencies
B A S E B U I L D I N G I N F O R M AT I O N
L A N D L O A D ’ S C O O R D I N AT I N G S TA F F
GOVERNMENT AGENCIES
CO N S T R U C T I O N T Y P E :
Our coordinating staff will provide a liaison service
B U I L D I N G D E PA R T M E N T
between the Landlord, the Tenant, the Tenant’s
City of San Jose
• Existing mall building: V-N fully sprinklered
Architect and/or Designer and the General Contractor.
Planning, Building and Code Enforcement
• New expansion building:ll F.R. and ll-N fully
These individuals are available to assist you.
200 East Santa Clara Street
sprinklered
San Jose, CA 951103-1905
O CC U PA N C Y T Y P E :
LANDLORD
Phone: 408-535-3555
Westfield, LLC.
Fax: 408-292-6055
Website: www.sanjoseca.gov/planing
• Primary occupancy: Group M (Merchantile)
• Food Court: Group A2.1 (Assembly 50 - <300
H E A LT H D E PA R T M E N T
LEASING
Department of Public Health
Westfield, LLC .
2200 Moorpark Avenue
San Jose, CA 95128
• Kitchen: Group F-1
Phone: 408-299-6060
• Office: Group B
Phone: 310-478-4456
persons, without storage)
• Restaurant: GroupA3 (Assembly >300 persons,
without a stage)
• Storage: Group S-1
FIRE MARSHALL
TENANT COORDINATION
Bureau of Fire Protection
Westfield LLC.
200 East Santa Clara Street, Tower 2
San Jose, CA 95113
Phone: 408-535-7750
Phone: 310-478-4456
Fax: 408-292-6067
Fax: 310-575-5991
Website: sjfd.org
MALL MANAGEMENT
Westfield Oakridge
925 Blossom Hill Rd.
San Jose, CA 95123-1294
Santa Clara County
Phone: 408-578-2912
Fax: 405-578-1148
Utiliites/Applicable Codes/Designated Engineers
UTILITIES
APPLICABLE CODES
D E S I G N AT E D E N G I N E E R S &
SUBCONTRAC TORS
G A S & E L E C T R I C C O M PA N Y
BUILDING: 2007 CALIFORNIA BUILDING CODE
Pacific Gas & Electric Co.
ELECTRICAL: 2007 CALIFORNIA BUILDING CODE
REQUIRED ROOF CONTRAC TOR
111 Almaden Boulevard
MECHANICAL: 2007 CALIFORNIA BUILDING CODE
Alliance Roofing
San Jose, CA 95191
FIRE CODE: 2007 CALIFORNIA FIRE CODE
1250 Lambell Avenue
Phone: 800-743-5000
ACCESSIBILITY CODE: ADA APPLICATION FORM
San Jose, CA 95126
LOCAL ORDINANCES: www. sanjoseca.gov/building
Phone: 408-261-2595
T E L E P H O N E C O M PA N Y
Fax: 408-261-2657
Pacific Bell Telephone & Telegraph
The following is provided as a general guide only and
66 Willow Place
does not release the Tenant from complying with
RECOMMENDED SPRINKLER
Menlo Park, CA 94025
all applicable codes and regulations, as required by
RLH Fire Protection
Phone: 800-750-2355
jurisdictional authorities.
5039 Preston Avenue
S E W E R & WAT E R
It shall be the Tenant’s responsibility to determine the
Phone: 925-243-1285
San Jose Water Company
edition of the above code or codes which is applicable
Fax: 925-371-0368
374 West Santa Clara Street
(including supplements and state amendments) as
San Jose, CA 95196
codes are frequently revised and updated.
Livermore, CA 94550
Phone: 408-279-7900
Hours: 8AM - 5:30PM M-F
Glossary
GLOSSARY
BASE BUILDING
EXTENDED LEASE LINE
COMMON AREA
SIGN BAND
Long, horizontal strip containing store signage.
construction,
The line, shown on the tenant lease plan,
Concourse, the Food Court, Service Halls, Rest
including Common and Service Areas. Excludes
defining the confines of the tenant’s demised
rooms, and all other areas of the Mall not part
all work which is the responsibility of the
premises that extends furtherinto the mall
of a Tenant space.
Tenant.
interior than the typical lease line.
Overall
project
envelope
Artificially produced to look or seem like a
MECHANICAL DIFFUSER
LANDLORD BULKHEAD
GLAZING
Grille in the wall or ceiling connected to an
Element above the Tenant’s storefront and
Glass treatment (window, glass block, etc.)
air duct.
GRAPHICS
MERCHANDISE
Lettering, symbols and logos used for signage
All items for sale within a given store.
DEMISING PARTITION/WALL
A common wall between two adjoining shops
neutral pier.
interior.
more than one exposure to the Mall Concourse,
Architectural element separating two adjacent
the storefront refers to all facades.
GRILLE HOUSING
storefronts or a storefront and a service corridor.
Enclosed housing which supports a security
Neutral piers are maintained by the Landlord.
position.
controls all aspects of design and materials.
Official name of the store as written in the Lease
PARABOLIC
LEASE LINE
control of light, reduces glare and maintains
The line, shown on the Tenant Lease Plan,
better light output.
and specifications which must be incorporated
into the Tenant’s construction documents.
TLP
Tenant Lease Plan. Detailed drawing of the
REVEAL
lease line and Tenant Base Building design
Recessed separator strip between two different
information. Information contained in the TLP
LIMIT OF CONSTRUCTION LINE
materials. Also used to separate the Tenant’s
is not guaranteed for accuracy or coordination
The line, shown on the Tenant Lease Plan,
storefront from the Landlord’s neutral piers and
with field conditions.
defining the limits beyond which the Tenant
bulkheads.
premises.
Landlord supplied design drawings containing
architectural, mechanical and electrical details
documents. (Also referred to as DBA).
Tenant’s Leased Premises, including important
defining the confines of the Tenant’s demised
DESIGN CONTROL DRAWINGS
STORE NAME
A type of reflective lens which provides better
That area between the lease line and the
Design Control Line in which the Landlord
STOREFRONT
NEUTRAL PIER
grille and fully encloses it when in the open
DESIGN CONTROL ZONE
STORE CLOSURE, LINE OF CLOSURE
Front face of the store. In the case of a store with
at the storefront or throughout the store
or between a shop and a Common Area. The
demising partition extends back from the
natural material.
Line at which store is closed for security.
below the Landlord’s ceiling. Defines maximum
height of the Tenant’s storefront.
SIMULATED
cannot extend its storefront construction. This
DUCT
line is not necessarily coincidental with the
An enclosed air channel for distributing
lease line.
SHOW WINDOW
Transparent portion of the storefront used for
merchandise display; display window.
conditioned air.
9.0 ADDENDA
9.0 ADDENDA
9.0 ADDENDA

Westfield Oakridge - Westfield Tenant Coordination

Transcription

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