Tenant Design Guidelines

Transcription

SNA
Aviation & Transportation
Tenant Guidelines
for JOHN
WAYNE AIRPORT
TENANT GUIDELINES
TABLE OF CONTENTS
1.0 John Wayne Airport Statement..............................Pg. 1
1.1
Introduction
1.2
Objective
1.3
Definitions
SNA
2.0 Design Intent..........................................................Pg. 5
2.1
Existing Building Description
2.2
Existing Concessions
2.3
Architectural Concept
2.4
Identifying Image
2.5
Building Materials
2.6
New Development - Terminal C
2.7
New Concessions
Figures
2.1
Terminals A, B & C Overall Plans
2.2
Terminal C Plans
2.3
Large Vault Interior Perspective
2.4
Marketplace South Transition
2.5
Marketplace North Transition
2.6
Terminal B into Marketplace
2.7
Marketplace from the South
2.8
Marketplace from the North
3.0 Storefront Design...................................................Pg. 19
3.1
Objectives
3.2
General
3.3
Storefront Entries
3.4
Storefront Closures
3.5
Storefront Materials
3.6
Display Areas
Figures
3.1
Concessions Plans
3.2
Concessions Plans
Tenant Guidelines for Terminal C
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TENANT GUIDELINES
TABLE OF CONTENTS (CONT.)
3.3
3.4
3.5
3.6
3.7
3.8
3.9
3.10
Concessions Plans
Concessions Plans
Concessions Plans
Airline Tenant Space
Concession Storage
Storefront Sign Limit
Marketplace Storefront Signage
Concourse Storefront Signage
SNA
4.0 Store Interior Design...............................................Pg. 33
4.1
Objectives
4.2
Store Layout
4.3
Demising Partitions
4.4
Interior Partitions and Wall Finishes
4.5
Closures
4.6
Approved Materials
4.7
Floor Design Requirements
4.8
Ceiling Design Requirements
4.9
Lighting Criteria
5.0 Signage & Graphics.................................................Pg. 41
5.1
Objectives
5.2
General Criteria
5.3
Sign Types & Sizes
5.4
Sign Restrictions
5.5
Blade Signs
Figures
5.1
Designated Sign Bands
5.2
Signable Area Signage
5.3
Sign Limits
5.4
Blade Signs
6.0 Food & Beverage Tenant Criteria.............................Pg. 49
6.1
Objectives
6.2
General Criteria
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TENANT GUIDELINES
7.0
SNA
6.3
Sales Counter
6.4
Lighting
6.5
Ceilings
6.6
Floors
6.7
Walls
6.8
Signage
6.9
Menu Board
Figures
6.1
Marketplace Design Intent
6.2
Marketplace Reflected Ceiling Plan
6.3
Marketplace Fast Food & Restaurant/Bar Elevations
6.4
North Holdroom Food & Beverage Signage
6.5
Concourse Food & Beverage Signage
6.6
Mid-Concourse Signage
6.7
Food & Beverage Menu Board
News & Food Walls.................................................Pg. 63
7.1
Objectives
7.2
General Criteria
7.3
Display Area
7.4
Signage
Figures
7.1
Food & News Wall
8.0 Airline Tenant Criteria..............................................Pg. 67
8.1
Objectives
8.2
General Criteria
8.3
Demising Partitions
8.4
Wall Finish Criteria
8.5
Floor Finish Criteria
8.6
Ceiling Design Criteria
8.7
Closures
8.8
Casework
iii
TENANT GUIDELINES
8.9
8.10
8.11
Signage
Lighting Criteria
Mechanical, Electrical, Plumbing, Fire Protection
& Structural
Figures
8.1
BSO Storefront
8.2
Airline Ticketing
8.3
Ticketing Interior Perspective
SNA
9.0 Mechanical, Electrical, Plumbing, Fire Protection
& Structural...............................................................Pg. 75
9.1
Objectives
9.2
Qualified Professional Engineer
9.3
Project Review
9.4
Electrical System Design Criteria
9.5
Mechanical Systems Design Criteria
9.6
Plumbing Design Criteria
9.7
Fire Protection Design Criteria
9.8
Structural Design Criteria
9.9
Utility Spreadsheet of Airport/Tenant Responsibility
Figures
9.1
Utility Matrix
10.0 Tenant Submission Requirements.............................Pg. 83
10.1 General
10.2 Document Requirements
10.3 Concept Design Submission
10.4 Design Development Documents Submission
10.5 Final Construction Documents Submission
10.6 Record Set Submission
11.0 Construction Requirements.......................................Pg. 89
11.1 Contractor Selection
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TENANT GUIDELINES
Notice to Proceed
Pre-Construction Meeting
General Procedure
TSA Security
TSA Contacts
Equipment/Tools
Airport Security
Work Hours & Restrictions
JWA Maintenance Key Sets
Emergencies
Contractor Parking
Trash Removal
Hot Work
Floor & Roof Penetrations
Quality Control
Inspections
Documents & Samples at the Work Site
Shop Drawings, Product Data & Samples
Substitution of Materials & Equipment
Changes in the Work
Final Inspections & Acceptance of Work
Certificate of Substantial Completion
SNA
11.2
11.3
11.4
11.5
11.6
11.7
11.8
11.9
11.10
11.11
11.12
11.13
11.14
11.15
11.16
11.17
11.18
11.19
11.20
11.21
11.22
11.23
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SECTION 1.0
SNA
John Wayne Airport Statement
1
1.1 Introduction
john wayne airport is considered one of the
most convenient and appealing airports for travelers
to utilize in Southern California. This is the result of
the Airport’s commitment to providing an attractive,
pleasant experience for passengers, terminal users, and
tenants. Located in one of the most vibrant economic
regions in the state, if not the country, JWA is utilized
by millions of people every year. While the demand
for air travel in Orange County is strong, the Airport
is currently limited in the type and amount of service
it can provide due to the 1985 Settlement Agreement
consistent with amendments made to this agreement
in 2003. A multi-year Airport Improvement Program
is being implemented to add a third Terminal (Terminal
C), 2,000+ parking spaces, along with additional
concessions and amenities. One key objective of
the Airport Improvement Program is to design and
develop the new facilities in a way that creates a single,
seamless environment with existing Terminals A & B,
while achieving dynamic aesthetic experiences for
passengers that include vibrant retail and concession
offerings.
These Tenant Guidelines will help to establish a
standard for functional, durable, and aesthetically
pleasing signage, storefront, and interior elements
conducive to retail activities and transactions. They will
also provide a standard by which all tenant proposals
will be assessed. Concession/Airline Tenants and
designers will be required to adhere to these standards
throughout the initial design process and any design
decisions throughout the duration of the Tenant’s
lease. All projects will be submitted to a design review
process at key project transition dates in order to
assure adherence to the Guidelines.
JWA’s mission is “to plan, direct, and provide high quality
aviation services and facilities for Orange County in a
safe, secure, and efficient manner,” and to insure that
services will be carried out with the highest level of
operational commitment, both by Airport personnel
and all Tenants. The goal of the Tenant Guidelines is to
assist in achieving this mission.
By establishing Tenant Guidelines, JWA encourages
the development of exciting, multi-dimensional retail
concepts and design identities within the high quality
interior environment of the terminals. The Thomas F.
Riley Terminal is an iconic architectural building with
a design aesthetic that includes natural stone, vaulted
ceilings, abundant natural light, and open spaces
with a clear view throughout the terminal. Retail and
Concession Tenants should design spaces that honor
the surrounding architecture while enhancing the
appearance of passenger amenities, motivating the
increased utilization of these amenities. As a highly
visible component of the terminal environment,
concessions areas play an important role in achieving
the above stated objectives.
2
1.2 Objective
The primary purpose of the Tenant Guidelines is to
encourage dynamic Tenant solutions to be consistent
with the unified aesthetic and functional visions of John
Wayne Airport, hereafter referred to as “JWA” or “JWA
Management”. It is the goal of JWA to facilitate the
highest standards by establishing an atmosphere that
enhances overall customer satisfaction, improves and
unites the appearance of the terminals, and increases
the operational and economic performance of JWA’s
concessions.
related issues. Should there be any discrepancies
between the Tenant Guidelines and the Tenant’s lease
with JWA, the Tenant’s lease shall govern.
JWA representatives shall have the absolute right
of review and approval over all aspects of Tenant
Improvements, as well as discretion to waive any
aesthetic criteria so long as in JWA Management’s
opinion neither the concept, quality or character of the
project, nor the terminal’s aesthetics or functions are
significantly adversely affected.
This document is provided as a guide for tenants who
provide merchandise and service in the terminal,
hereafter referred to as “Tenant”. It is important
that Tenants become familiar with the base building
design of Terminal C before any design work is started.
In addition, Tenants shall become familiar with the
existing conditions present in Terminals A & B, since it is
a stated objective of JWA Management and the County
of Orange to maintain and improve upon the quality of
the interior environment and the passenger experience
both in Terminals A&B and in the new Terminal C.
Tenants will be involved in an on-going review process
during the early design stages with JWA representatives
to determine specific design criteria and conditions
which are acceptable to the Airport for Terminal C. The
Tenant Guidelines help establish minimum acceptable
standards of design and ongoing visual merchandising
for the concessions, and provide a standard by which
proposals can be evaluated. Tenants must comply with
the requirements and conditions set forth in the Tenant
Guidelines, and are therefore encouraged to become
familiar with the intent and details of this document
prior to the commencement of work.
It is important that Tenants and their associates
are responsible for the preparation of drawings
and specifications. The material must follow the
procedures outlined herein, however, it is realized
that general instructions cannot cover every
situation. Specific problems unique to the Tenant
shall be resolved by the Tenant working jointly
with a JWA Management representative for design
3
1.3 Definitions
The following definitions are used throughout the
Tenant Guidelines and shall be interpreted as follows:
JWA Management is John Wayne Airport or duly
appointed designee.
Authority Having Jurisdiction is the duly appointed
body that governs, regulates, and enforces applicable
standards, codes, and regulations.
Closure is an operable item used to close or screen
openings within or on the perimeter of a Tenant space
such as a door or grill.
Common Area is the public space outside of Tenant
leased areas that is used by the general public and
designed and maintained by JWA.
Concourse is that portion of a terminal consisting of
gate holdrooms and boarding areas, public circulation
zones and amenities directly adjacent to and supporting
these functions.
Demising Walls are walls that mark the lease lines
between independent Tenant-leased areas or other
separately designed spaces, including public spaces,
service corridors, etc.
Inspector (JWA’s Tenant Construction Inspector)
Lease Lines (except where noted in plan exhibits)
extend from the outermost point of the storefront’s
exterior face into the rear of the Tenant’s leased
premises and from the centerline of the side demising
wall.
Signable Area shall be defined as the area in the
Storefront above a designated height that can be used
for concession signage. This space will typically be
defined by surrounding architectural features, such
as soffits, neutral piers, or columns, but may also be
defined as a design feature of the overall storefront
design.
Storefronts shall be defined as the architectural
facades of any Tenant-leased premises adjacent to
public circulation areas of the terminal, including
doorways. The Storefront will be physically defined by
base-building elements that surround and frame the
Tenant Storefront; those elements include columns,
side piers, soffits, upper fascia, and the floor surface at
the lease line.
Tenant is the lessee, including all food and retail
concessionaires as well as airlines in the Airport.
Terminal is that portion of the airport complex
consisting primarily of check-in and/or baggage claim
facilities, gate holdrooms, and boarding areas, public
circulation zones and amenities supporting these
functions - Terminals at JWA include Terminal A,
Terminal B, and Terminal C, including North and South
Commuter Holdrooms.
Pop-out is the food concession between gates 4 and 5
mid-way down the Concourse of Terminal C.
Marketplace is a central concession area located
between the transtitions of the Terminals. In this
document, it specifically refers to the transition
between Terminals B & C. “Marketplace” is only a
placeholder name at this time.
Neutral Pier is any supporting element, such as a
column or portion of the wall between openings.
Neutral Band is a horizontal supporting element above
an opening, such as a soffit.
4
Design Intent
SNA
SECTION 2.0
5
2.1 Existing Building Description
2.2 Existing Concessions
The existing Thomas F. Riley Terminal at John Wayne
Airport has been operational since 1990. The Terminal‘s
facilities, and much of the development around them,
were permitted as the result of a 1985 Settlement
Agreement between the County of Orange and the
City of Newport Beach, as well as several other groups.
This settlement agreement intentionally limited the
size of the overall terminal, as well as its components,
to include concession spaces. Overall plans shown, in
Figure 2.1, reflect the overall Terminal layout, which
include Terminals A, B & C and a portion of new and
existing parking structures.
A recent concessions leasing study noted that the
concession/retail space in the existing JWA terminals
falls well below industry standards for other medium
size U.S. airports. While the demand for volume and
variety of terminal building concessions has increased
at almost every U.S. airport, the concession/retail
areas in JWA have remained essentially the same
since 1990 when the terminal was completed and
opened for business. The new concessions that will be
included in the Terminal C expansion will, therefore,
provide essential services to meet passenger demand
for concession/retail amenities.
The Thomas F. Riley Terminal (Terminals A & B) and
related facilities were originally designed to serve 8.4
million annual passengers (MAP). JWA served nearly
10 MAP in 2007. At that level, existing facilities were
being stretched to their operational limits. The Airport
Improvement Program is one of Orange County’s
largest-ever public works projects, which allow the
Airport to improve its facilities in an effort to continue
providing convenient, efficient transportation with the
high level of customer comfort and service that JWA
users have come to expect.
The primary goal of these Guidelines is to establish
a developmental direction for new concessions in
the Terminal C expansion. However, as concession
spaces are renegotiated in Terminals A & B, these
guidelines will act as a directive for all new concession
development in the existing Terminals as well.
6
2.3 Architectural Concept
The Terminals are architecturally significant and unique
as a public transportation facility serving Orange
County. The form of the existing building has often
been likened to the fuselage of a jet airliner with its
long, bronze barrel vaults extending the length of the
building. This form encourages a functional layout
that is straight-forward and clear, and the bilateral
symmetry of Terminals A & B centered on the rotated
central square establishes a consistency in functional
arrangement between the two terminals. The result
is a very efficient and comfortable travel process that
allows passengers a smooth transition from beginning
to end of their experience at JWA.
The terminals’ interiors, however, reflect the strongest
images–those which contribute to the positive
passenger experience and excellent reputation that
the Airport enjoys. The original design team and
airport management focused from the very beginning
on the passenger environment, including processing
requirements, amenities, intuitive wayfinding,
acoustics, natural daylighting, and other aspects which
contribute to a positive experience within the interior
of the terminals. Aesthetically, barrel-vaulted spaces,
clear views through the terminals from landside to
airside, use of natural stone, and a soft, neutral color
palette create an open and inviting, high quality
environment for all airport users, which is appropriate
for this Orange County facility.
2.4 Identifying Image
As a portal to Orange County, John Wayne Airport
holds the unique opportunity to express the vibrant
beauty of its surrounding community, and creates
the first impression for many travelers as they enter
Southern California. The high visibility of concessions
in the terminal building require that certain controls
be in place to prevent overwhelming the interior
environment with designs that do not fit within the
acceptable range of aesthetic images for the Airport.
As an aesthetic guide, JWA identifies with images
that relate to Orange County – gardens of fresh,
colorful flowers in the spring, warm stucco and terra
cotta, oranges and strawberries locally grown, high
quality art galleries, a wide variety of retail and dining
experiences, and beautiful beaches. Orange County
brings to mind fresh air, the warmth of the sun, vistas of
rolling foothills and seaside cliffs. It is a community that
enjoys diverse natural beauty, as well as high quality
built environments. The imagery should serve as
inspiration for all designers involved in developing the
concession identities and aesthetics in the Airport.
These archetypal interior elements should be
considered when designing concessions spaces
within the Airport. For example, the barrel vaults
allow for a feeling of expansive space throughout
the terminals, and passengers enjoy unobstructed
views of these architectural features down the entire
length of the concourse. Concessions located on the
concourse are currently placed within a soffit line to
allow for this continual view. Tenants are encouraged
to become familiar with such architectural features
and to understand how they can design dynamic
merchandising identities that will be harmonious with
these features.
7
2.5 Building Materials
The materials used in the Terminals communicate a
high level of quality and also identify the Airport with
its surrounding community. For consistency, materials
and colors which already exist in the terminals will be
used to provide a transition between the architecture
of the building and the concession spaces. One of
the most widely used and most identifiable materials
is the gray and beige limestone found throughout
the terminals. Reminiscent of the color of sand, this
material is used in the flooring and on columns and
will be especially important as a bridge to achieve the
Airport’s goal of consistency between the existing
and new terminal areas, as well as reinforcing the
connection between concession theme and the interior
terminal environment.
Other materials that can be found in the terminals
are carpet, paint, and clear glazing. These all assist
in providing color or transparency to create a
comfortable, well-lit environment with muted acoustic
qualities. In addition, although it is not a material per se,
lighting plays an important role in creating an inviting
feeling throughout the Airport. Hidden sources of
light characterize much of the lighting effect, and the
abundant use of natural light is a key element to the
overall architectural concept.
2.6 New Development - Terminal C
John Wayne Airport and the County of Orange have
stated that the design of Terminal C should show a
consistency with the major architectural gestures
already found in Terminals A & B. The success of the
existing terminals are inherent in their straight-forward
layout. (Figure 2.1) Terminal C will also reflect this
functional approach with Ticketing, Baggage Claim and
an expanded Security Checkpoint located in a similar
layout as found in Terminals A& B. (Figure 2.2) The
linear nature of the concourse is repeated in Terminal
C and extends south, allowing an additional 6 gates to
be added to the Airport, as well as 3 regional jet gates
in the South Commuter Holdroom, which is located at
the south end of the terminal. The existing regional jet
gates at the north end of Terminal A will be housed in
a new North Commuter Holdroom. The existing end
of Terminal B concourse opens into the new Terminal
C, and existing Gates 2 and 3 can become new
international gates if necessary.
Also, repeated in Terminal C is the use of the iconic
barrel vault and the double height spaces at Baggage
Claim. The vaults allow an abundant amount of natural
light to fill both levels of the terminal. Interior material
selections remain consistent, as mentioned previously,
to provide a bridge between the existing and new
terminal. The archetypal architectural features of
Terminals A & B are also continued in Terminal C –
clear lines of sight, daylighting, hidden sources of light,
muted acoustics, and appealing, comfortable aesthetics
are found throughout.
To subtly introduce a new identifying concept in
Terminal C, a curving arc that mirrors the curve of the
barrel vaults is used in areas such as the floor in the
new “Marketplace” and in signage bands that act as
identifiers for concession and retail spaces. It is also
seen in the North and South Commuter Holdroom
designs, in the concession “Pop-Out” midway down
the concourse, and at the landside connector between
Terminal B and Terminal C. While referencing an
existing architectural feature, the subtle curves of
the new building establish its identity and update the
architectural character of the existing facilities.
8
2.7 New Concessions
Approximately 27,000 square feet of additional
concession space will be added in the expansion
of Terminal C. With the additional space there will
be more opportunity to provide an attractive mix
of retail, food and beverage, and specialty shops.
Because concessions are an important revenue source
at John Wayne Airport, providing the best possible
environment for passengers becomes the primary
goal, and focus needs to be placed on providing warm,
friendly, and inviting spaces through concession space
design. (Figures 2.3 - 2.5)
2.8 Sustainability
Although Tenants are not required to submit for
Leadership in Energy and Environmental Design
(LEED) Certification, JWA will be reviewing all designs
for use of sustainable “best practices” based on the
LEED-CI system. Tenants are encouraged to assess
every possibility to achieve LEED points in their
design approach by considering material selections,
energy efficiency, water management, and indoor
environmental quality. Approval of all designs will be
dependent on JWA’s assessment of the success of the
design to achieve these approaches.
One of the benefits of a linear terminal plan, like the
JWA terminal, is that many of the concessions may
be located directly across from or adjacent to open
holdroom areas. This provides an opportunity for
direct interface and accessibility for passengers to use
concessions close to their gates. Several concession
spaces in Terminal C are arranged to provide such
convenience. However, a unique condition exists in
Terminal C that creates an opportunity to demarcate
a new and exciting concept for concessions in the
Airport. As a requirement for processing international
travelers through Customs and Border Protection as
they arrive into the United States, a sterile corridor and
vertical circulation area from Departures to Arrivals
level has been established in the area where Terminal B
connects to Terminal C. (Figure 2.6)
This intersection of the typically linear path of travel
down the concourse provides an opportunity to
establish a dedicated concession area currently
referred to as “The Marketplace.” The area surrounding
the international gates, adjacent to the Security
Checkpoint, is now a unified, centrally located retail
and service corridor that is a hub for travelers to visit for
their concession needs. (Figure 2.6) The Marketplace
is conceived as a lively and energetic space, designed
to draw people together, and JWA’s goal is to make
this space, along with the rest of the concession areas
throughout Terminal C, a vibrant amenities experience
for passengers in the Airport. (Figures 2.7 & 2.8)
9
Figure 2.1 Terminals A, B & C Overall Plans
10
1" = 400'-0"
Arrival Level
NEW PARKING
GARAGE
1" = 400'-0"
Departure Level
NEW PARKING
GARAGE
TERMINAL C
TERMINAL C
TERMINAL B
TERMINAL B
TERMINAL A
TERMINAL A
PARKING GARAGE A1
PARKING GARAGE A1
Figure 2.2 Terminal C Plans
11
2080
2009
2061
1005A
* CONCESSION ROOM NUMBERS (SEE FIGURES 3.1 - 3.5 FOR ENLARGED PLANS)
1" = 200'-0"
2063
UNASSIGNED SPACE
Terminal C Arrival Level
1114 1092
1" = 200'-0"
Terminal C Departure Level
2110*
2066
2003
2073
2025
2071
2027
2070
1010
2067
1" = 200'-0"
N. Holdroom - Arrival Level
1" = 200'-0"
N. Holdroom - Departure Level
2120
Figure 2.3 Large Vault Interior Perspective
12
Figure 2.4 Marketplace South Transition
13
Figure 2.5 Marketplace North Transition
14
Figure 2.6 Terminal B into Marketplace
15
SSCP
1/64" = 1'-0"
Terminal B and Marketplace
TICKETING
OPEN TO BELOW
THE MARKETPLACE
NEW INTERNATIONAL GATES
TERMINAL B
Figure 2.7 Marketplace from South
16
Figure 2.8 Marketplace from North
17
18
Storefront Design
SNA
SECTION 3.0
19
3.1 Objectives
JWA encourages the use of creative, three-dimensional
solutions that promote maximum visibility and appeal
for concession spaces. All storefronts should maintain
a high quality design, as well as the use of materials and
lighting, to compliment the surrounding environment.
3.2 General
Storefront shall extend from the floor slab to a
horizontal neutral band or soffit and shall abut the
vertical columns or vertical demising systems at both
sides of the demised Tenant’s premises. Lease Lines
are established by JWA Business Development and are
generally reflected in Figures 3.1 - 3.6. These Lease
Lines must be confirmed by JWA Real Estate for design
purposes.
specified storefront sign structures as shown in Figure
3.8. Exceptions may be made for innovative or creative
three-dimensional designs at JWA Management’s sole
discretion. If an expansion joint occurs within the
Tenant space, it shall be the Tenant’s responsibility to
maintain the integrity of this joint, and install the finish
material to this joint in a professional manner that is
consistent with the architectural approach throughout
the Terminal.
Storefronts shall not interfere with existing electrical
and mechanical services of Terminal C. In the event that
alterations must take place, the Tenant must receive
prior approval from JWA. In addition, all costs involved
in altering electrical and/or mechanical systems shall
be the responsibility of the Tenant.
Where applicable, all storefronts located on corners
must follow the path of the lease line and shall not 3.3 Storefront Entries
protrude into the public circulation areas. Stores
If the storefront design includes a distinct entryway, it
occupying an area that has two or more storefronts,
must be a minimum of 72” in width.
shall install display windows and/or store entrances on
all elevations.
Tenant’s storefronts may have as many as two distinct
entries as long as the storefront extends beyond a
Open storefronts, which allow a maximum exposure of
single pier, as defined by the space between existing
the Tenant area, are encouraged. A minimum of 85%
columns. Figure 3.9
of the storefront elevation should be either glass for
attractive display areas, or open access.
Allowable sign areas have been determined by the
All storefronts, except entry doors, shall have a minimum
6” high base of durable and maintainable material
integrated with the storefront design. Acceptable
materials include chrome, aluminum, stainless steel,
limestone (to match the existing material in the
Terminal), granite, and hardwood.
Columns and fascia abutting the lease line shall be
finished by JWA in materials consistent with the rest
of the terminal. Any soffit or column returns exposed
by further recessing the storefronts shall be finished to
match the approved surround construction and finished
by the Tenant at the Tenant’s cost.
general architectural concept of the Marketplace, and
all retail concessions located in this area will develop
signage in conjunction with specified structures. (Figure
3.9) Creative three-dimensional signage is encouraged,
and more latitude may be granted depending on JWA
Management’s review of the design. (See Section 5)
Allowable sign areas for retail concessions located
outside the Marketplace have been determined based
on the general physical conditions of the location.
(Figure 3.10) Again, creative three-dimensional
signage is encouraged, and more latitude may be
granted depending on JWA Management’s review of
the design.
No element of the storefront may extend beyond
the Tenant’s lease line, with the exception of
20
Additional lighting, and backlighting of signage shall
be provided by Tenants at storefronts, as necessary,
to appropriately illuminate the storefront and signage
Storefront design should create a three-dimensional
treatment by slightly recessing the closure line or other
portions of the storefront from the lease line creating
an entry portal. Incorporation of multiple planes
relative to the lease line is encouraged. If a soffit at
the recessed entry is created, it shall be 9’-6” minimum
above the finished floor unless otherwise determined
by architectural elements surrounding the storefront.
Down lights are required in all recessed entry areas.
(See Section 4)
Any flooring between the lease line and Tenant
storefront, or closure line is the responsibility of the
Tenant, and must coincide with the floor finish in the
common area. See Figures 3.1-3.6 for floor finish design
in the common areas adjacent to the Marketplace and
Concourse concession locations.
Tenant flooring must be flush with the adjacent
flooring surface. Bull nosed tile, reducer strips, carpet
edge guards, or finished edges viewed as potential trip
hazards shall not be allowed.
Electronic surveillance (camera) or other shoplifting
detection devices and security systems shall be
integrated within the Tenant’s store. Suspended
boxes, suspended rails, or other exposed equipment
and decals are not permitted.
3.4 Storefront Closures
All storefront closure doors, if included in the storefront
entry design, shall be provided by the Tenant. Closure
doors shall be one of the following:
•
•
•
Single track frameless glass sliding doors
Aluminum and glass sliding doors with concealed
storage
Sliding aluminum grille door with recessed top
hung track in an approved finish. Infill panels
for folding screens to be tempered glass, not
Lexan.
Closures may not have thresholds or bottom tracks and
must maintain a minimum of 1/4” undercut to clear all
adjacent floor surfaces.
If swing doors are used, a setback of 36” minimum from
lease line is required to allow for door swings.
No part of any door shall extend beyond the storefront
lease line into the Airport’s public corridors except
when required by code. Allowable doors include:
multi-pane glass, fully glazed, or frameless glass doors
on pivots.
Coiling horizontal/tracking grilles are acceptable in
all concession areas, however, coiling vertical grilles
are permitted at concession areas where architectural
conditions allow. All portions of frames or tracks that
are visible must match the metal finishes used elsewhere
in the storefront. Grilles must be independently
supported from the floor. JWA’s structure may only be
used for vertical support, and the structural support
for the rolling grille must be hidden and incorporated
in the Tenant’s storefront design.
3.5 Storefront Materials
All storefront finish materials shall be constructed
of the highest quality, durable materials that can
easily be maintained. Tenants are encouraged to use
materials in creative ways to establish the identity
of the concession and create an appealing aesthetic
solution. Storefront materials must be discernible
from adjacent JWA finished surfaces. All materials and
their finished installation are subject to the approval of
JWA Management.
Acceptable Storefront Materials:
•
•
•
Marble, granite, limestone and other natural
stone products, other than those already used
in the terminal
Ceramic or porcelain tile
Wood - top grade mill quality, natural
or stained finish hardwood finished on
21
•
•
•
•
site. Simple cut grain is preferred (as opposed
to rotary cut, for example).
Decorative finished metals such as polished
chrome, stainless steel, anodized aluminum or
factory painted steel.
Frameless clear glazing of tempered or
laminated safety glass with polished exposed
edges.
Framed clear glazing with wood or metal
glazing mullions, only if acceptable to JWA
based on Tenant’s design intent.
Ornamental glass, such as tinted, etched,
sandblasted, beveled, or leaded.
Wall mounted surface displays are prohibited on JWA’s
side of the storefront. All fixtures shall be professional
and comply with industry standard for display
windows.
No pegboard or metal shelving is permitted. If shelving
is used, glass is acceptable in storefront display
windows.
All show windows shall be adequately lit and ventilated.
This area shall be illuminated with low voltage track
lights, recessed incandescent lighting, or approved
specialty lighting. Lighting in this area shall be on a
dimmer, and visible glare in the common area will not
be permitted.
Unacceptable Storefront Materials:
•
•
•
•
•
•
•
•
•
•
•
•
Simulated materials of brick, stone or wood
Painted gypsum board
Wallpaper or wall covering
Plywood paneling
Hardboard or high density particle board
Pegboard of any form
Mill finish aluminum or field painted metal
Cork or cork tile
Carpet or fabric (vertically applied)
Plastic laminates
Plexiglas, fiberglass sheeting, or mirror
Other materials, which in the sole opinion
of JWA, are of poor quality, inappropriate
finish or incompatible with Adjacent
Tenant or common area finish material.
No signs shall be taped or fastened to the display
windows or hung from the soffit.
No checkout counters, temporary sale racks or mass
merchandising systems (slat walls) are allowed in the
Display Area.
3.6 Display Areas
The use of visually creative display and merchandising
areas are strongly encouraged. Innovative merchandising,
quality materials and appropriate lighting should be used
to convey the Tenant’s merchandise identity.
The display area shall be defined as the space 5’-0”
inside the Lease Line along the length of the lease
space.
Storefront Examples
22
OPEN TO BELOW
CONCESSION
2110
Departure Level_S. Holdroom Concession
1/32" = 1'-0"
CONCESSIONS
2063
CONCESSIONS
2081
Departure Level_Mid-Concourse Concession
1/32" = 1'-0"
Figure 3.1 Concessions Plans
23
CONCESSIONS
2080
Departure Level_ Concourse Concession
1/32" = 1'-0"
CONCESSIONS
2061
ATO OFFICES
2009
Departure Level_Airside Concession
1/32" = 1'-0"
24
CONCESSION
SEATING
2066
CONCESSION
2073
OPEN TO BELOW
Departure Level_MP Concession with Seating 1
1/32" = 1'-0"
CONCESSION
SEATING
2071
CONCESSIONS
2025
Departure Level_MP Concession with Seating 2
1/32" = 1'-0"
25
STERILE CORRIDOR
STERILE CORRIDOR
CONCESSION
2070
CONCESSION
2067
Departure Level_MP Concession - Retail 1
Departure Level_MP Concession - Retail 2
1/32" = 1'-0"
1/32" = 1'-0"
CONCESSIONS
2027
Departure Level_MP Restaurant, Fast Food, and Seating Area
1/32" = 1'-0"
26
CONCESSIONS
2120
Departure Level_N. Holdroom Concession
1/32" = 1'-0"
CONCESSION
2003
Departure Level_Landside Concession
1/32" = 1'-0"
CONCESSIONS
1005A
Arrival Level_Concession 1
1/32" = 1'-0"
27
ATO OFFICES
2009
TICKETING
Departure Level_ATO
1/32" = 1'-0"
BSO
1010
BAGGAGE
CLAIM
Arrival Level_Baggage Service Offices
1/32" = 1'-0"
Figure 3.6 Airline Tenant Space
28
UNASSIGNED
SPACE
SOUTH COMMUTER
HOLD ROOM
1" = 50'-0"
CONCESSION
STORAGE
1114
Arrival Level_Concession Storage
CONCESSION
STORAGE
1092
Figure 3.7 Concession Storage
29
1' - 6"
LIGHT FIXTURE
MAX
SIGNABLE
VARIES
HEIGHT
VARIES
STONE CLAD
COLUMN COVER
HEIGHT
15' - 3"
AREA
EXISTING SOFFIT
CEILING BY TENANT
Storefront Signage
1/4" = 1'-0"
Figure 3.8 Storefront Sign Limit
30
15' - 3"
MAX
13' - 3"
1' - 6"
SIGNAGE
LOCATION
Marketplace Signage Elevation (South)
3/32" = 1'-0"
15' - 3"
MAX
13' - 3"
1' - 6"
SIGNAGE
LOCATION
Marketplace Signage Elevation
Figure 3.9 Marketplace Storefront Signage
31
MAX
1' - 2"
8' - 2"
9' - 9"
SIGN LOCATION
Departure Level Landside Concession Elevation
1/16" = 1'-0"
1' - 2"
MAX
MIN
8' - 0"
9' - 0"
10' - 0"
SIGNAGE LOCATION
Arrival Level Concession
1/16" = 1'-0"
60% SIGNABLE AREA
1' - 6"
MAX
SIGN LOCATIONS
AREA
SIGNABLE
9' - 6"
MIN
15' - 0"
MAX
Concourse Signage Elevation
1/16" = 1'-0"
Figure 3.10 Concourse Storefront Signage
32
Store Interior Design
SNA
SECTION 4.0
33
4.1 Objectives
4.3 Demising Partitions
JWA encourages innovative designs for store interiors
that reinforce the merchandising identity of each
Tenant. High quality design and use of materials should
reinforce the quality of the surrounding Terminal
environment, while offering travelers an efficient
and highly aesthetic experience for each concessions
space.
4.2 Store Layout
Store layouts should cater to the typical passenger‘s
time constraints, with easily accessible displays and
transaction areas. Displays should be attractive
and creative, but should not interfere with egress
throughout the store.
Aisles within stores must be designed and spaced for easy
and safe movement and must accommodate disabled
persons, passengers with baggage, luggage carts,
roller bags and wheelchairs. The Tenant is responsible
for complying with codes and Federal American with
Disabilities Act (ADA) accessibility guidelines as well
as California accessibility requirements. Aisle widths
must be a minimum of 4’-0”.
Interior layouts shall be designed for safety and
convenience, shall utilize floor and wall surfaces that
ensure safe and easy movement, and shall incorporate
counter areas of suitable height for adequate knee
space for people in wheelchairs.
Demising walls between Tenants shall be centered on
the Lease Line dividing the Tenant space. Walls shall
be constructed of minimum of 18 gauge metal studs
and sound attenuation batts. The Tenant shall provide
a minimum of 5/8” fire rated gypsum board extending
the full height of the wall, with all voids filled and
penetrations sealed in conformance with acceptable
codes and regulations. No penetrations through
shell walls shall be permitted unless approved by JWA
Management.
If the Tenant’s business increases ambient noise levels
in the adjacent spaces beyond the allowable level of
local state or federal codes or regulations - or to a
degree found unacceptable by JWA Management, the
Tenant shall employ sound abatement measures to
decrease sound transmission through the demising
assembly to acceptable levels as required.
The Tenant must seal around all structural shapes,
ducts, pipes, and other penetrations through demising
walls in an airtight manner and in conformance to
applicable codes and regulations.
The Tenant is responsible for any additional wall
reinforcement or independent support as required
for demising walls used to support shelf standards or
other heavy attachments.
4.4 Interior Partitions and Wall Finishes
All display racks and stands must be entirely contained
within the leased area and shall not be located within
entranceways. Display racks and stands shall not
encroach into public circulation corridors.
Interior Partitions shall be of non-combustible
construction and shall be finished in an acceptable
manner on all visible surfaces. Paint finish, if utilized,
shall be primer and two coats of quality Latex.
Store layouts must be organized such that all queuing
will be contained entirely within the leased area.
Queing into public circulation corridors is to be
avoided. Queing into store entranceways and interior
circulation aisles should be minimized.
All wall surfaces in the sales area visible to the public,
must be finished in a manner acceptable to JWA
Management. Wall treatments should express the
identity of the Tenant as established in the storefront.
Storage for concessions is limited. Tenants are
encouraged to include storage areas within their lease
space.
Wall finishes considered to be suitable are painted
gypsum board or plaster, commercial grade wall
coverings, wood moldings or panel treatment,
34
decorative metal, and natural stone.
The use of the following materials will not be permitted
as a wall material in areas visible to the public:
•
•
Extensive use of mirrors
Simulated brick or stone
•
Wood grained or simulated pattern plastic
laminates
Pegboard or corkboard
Carpeting on walls
Any other material determined unacceptable
by JWA Management
•
•
•
stone will be accepted. Requires specific approval
by the Airport. All corners need to be protected
from chipping.
Natural Materials: Materials allowed include
marble, granite, travertine, solid wood, and natural
wood veneers. Woods must be stained and/or
sealed.
Metals: Metals allowed include stainless steel,
copper, brass, bronze and anodized aluminum.
Tile: Tile allowed includes ceramic and porcelain.
Slat wall can only be used with approval from JWA and
if it is not the primary visible finish on the wall.
Mirror: Mirror allowed includes clear only and
is not to be used extensively throughout the
interior.
Wall treatments should be finished at the floor with a
durable base material such as wood, stone, ceramic or
porcelain tile, or stainless steel. Vinyl or rubber base
will not be permitted in public areas visible to the
public.
Glass: Glass allowed includes tempered or
laminated safety glass - clear, green, and back
painted.
Glass Block: may be permitted. Requires specific
approval of the Airport.
4.5 Closures
All closures through required fire separations shall
comply with all applicable codes and regulations.
Closures’ colors shall complement adjacent wall colors
on the Tenant side and shall match existing adjacent
colors on the opposite side of the fire separation.
Fabric and Canvas Finishes: May be permitted
with specific approval of the Airport.
All interior doors and frames in a required fire separation
shall be properly labeled and shall be equipped with
the proper hardware as determined by applicable codes
and regulations.
Vinyl or Durable Fabric Wall Coverings: These
are encouraged in high traffic areas.
4.6 Approved Materials
The following materials may be used in expressing the
store interior design:
Plastic Laminates: These must be shop applied
and not permitted to be applied to any partitions.
No imitation of natural materials such as wood or
Fiberglass Reinforced Material: Permitted only
after specific approval by the Airport.
All material must be non-combustible and fire
resistant.
All shelving within stores should be either painted
or polished metal, shatterproof glass or solid core
laminate. Painted or stained wood will be considered
on a case by case basis as an alternative shelving
material.
35
4.7 Floor Design Requirements
Alterations to the building structure necessary to
support excessive loads or penetrations will be at the
expense of the Tenant, including re-engineering costs
(refer to seismic code). The Tenant and their contractor
shall not cut holes or openings of any description in any
part of the structural floor slab without prior approval
of JWA Management. Work of this type, required by
the tenant, shall be performed by the Airport at the
Tenant’s expense.
Existing floors provided at concessions will be broom
finished structural concrete that is depressed 2” below
finish floor level. The Tenant shall provide a concrete
or mortar setting bed to receive their final finish
floor. Maximum setting bed including waterproofing
membrane, if required, shall be 2” thick.
and similar areas exposed to water and/or liquids.
The waterproofing must extend a minimum of 4”
up the perimeter walls of such area. Tenants must
provide material or devices required to prevent
the passage of water or liquids out of these areas.
The Tenant is required to repair the interior slab, as
required, to provide a smooth, sound substrate to
receive Tenant finishes. The leveling screed, floor
finish and partitions shall have a maximum dead load of
22psf. The maximum live load shall not exceed 100lbs
per square foot.
If an expansion joint occurs within the Tenant space, it
shall be the Tenant’s responsibility to install the finish
floor material to this joint in a professional manner,
which is consistent with the architectural approach
throughout the Terminal. Finished floor material may
not be installed over expansion joints.
In all public areas of the Tenant’s premises, the Tenant
must provide a suitable floor finish. The elevation
of the floor finish must match the adjacent common
area floor. Bull-nosed tile, reducer strips, carpet edge
4.8 Ceiling Design Requirements
guards or finished edges that could potentially create a
Ceilings within the Tenant spaces must be approved
tripping hazard will not be permitted. Floor treatments
by JWA Management. Access must be provided by the
should be designed to reinforce the character of the
Tenant in all areas where existing mechanical ducts,
store concept and image. A hard surface floor material
conduit raceways, shut-off valves, controls, piping, or
is required at the storefront Lease Line and must
any other Airport equipment is located.
extend at least five feet into the store. Acceptable hard
surface treatments include natural stone, hardwood
Where mechanical considerations require a ceiling
strip floors, porcelain tile or terrazzo.
plane to be open, the ceiling shall be as open as
possible. If a ceiling is required in the area to contain
Floor finishes that are not permitted in sales or areas
objectionable noise, fume, or odors, the Tenant must
visible by the public are quarry tile, rubber/vinyl flooring,
receive written approval from JWA Management. No
vinyl composition tile, or wood parquet flooring.
combustible materials of any type are permitted above
the finished ceilings.
When carpeting is used, the Tenant is encouraged to
use patterns and borders to define areas within the
store. Carpeting must be of superior quality. Direct
glue-down installation is recommended. It is important
that flush transitions to other materials be provided
to minimize visual distractions and walking hazards.
Reducer strips of any kind are not permitted.
Suspended ceiling panels, if installed, shall meet the
following physical properties:
Surface Burning Characteristics:
Flamespread - Maximum of 25, UL Class
Smoke Development - 50 or less
Tenants must install a waterproof membrane on
floor slab and at floor penetrations in all toilet rooms
36
Sound Transmittance Coefficient (STC)
30 minimum
Noise Reduction Coefficient (NRC)
0.45 minimum
Suspended ceiling support systems, if installed, shall
conform to the following requirements:
•
Suspension systems shall not be visible from
the concourse or adjacent stores.
•
Suspension systems shall be grid type, either
exposed or concealed, to accept various types
of ceiling panels and/or gypsum wallboard.
Tenants are encouraged to use lighting in creative
ways to establish a variety of light textures that
highlight merchandise, while also providing
general illumination throughout the space.
Storefronts and window display areas should be lit with
incandescent fixtures, or a combination of incandescent,
halogen, metal halide, or low brightness parabolic
fluorescent fixtures. A high level of illumination is
suggested in this area (75 - 150 foot candles), but it
should be the goal of each Tenant to use the most
energy efficient fixtures possible.
Spotlighting within the area of the storefront and
window displays may be achieved with recessed
incandescent, adjustable angle fixtures, or trackmounted adjustable spotlights. All adjustable units
must be focused so that the light source is not visible
from the concourse, with the exception of small
halogen spotlights.
•
System components shall support the ceiling
assembly with a maximum deflection of 1/360
of the span of any component.
•
Ceiling systems shall be supported directly
from the structure with JWA approval or
may be indirectly supported by a secondary
intermediate support system carried on walls
or partitions.
A seven-day, calendar type, 24-hour timing device
shall be provided by the Tenant for lighting Tenant’s
storefront and display window areas during required
hours, to be determined by JWA Management.
Where ceilings are approved and located in an area
where the top is visible, the surface must be finished in
a manner acceptable by JWA.
Tenants are encouraged to incorporate coves, or
recessed ceilings with indirect lighting sources into
their designs to provide visual interest in the ceilings.
4.9 Lighting Criteria
These criteria shall govern the design and installation
by the Tenant of all store lighting that is visible from
the public areas of the Terminal. JWA must approve all
lighting designs. All interior lighting systems shall be
designed to comply with the local Energy Codes.
Lighting shall be limited to the Tenant’s Leasehold
except where necessary to illuminate the Storefront
and/or signage. In general, light sources (including
lamps) shall not be visible from the Terminal public
circulation zone, and glare shall not interfere with
visibility in this zone.
Unless otherwise approved by JWA, acceptable types
of interior lighting includes:
•
•
•
•
•
Ceiling rack halogen
Incandescent
Recessed fluorescent
HID metal halide
LED fixtures with CRI of 80+ and color
temperature between 3,000K to 3,500K
The use of low voltage MR16 track lighting is recommended
only for high impact on merchandise displays.
37
Prohibited types of lighting include:
•
•
•
•
•
•
Exposed fluorescent
Colored lamps
Exposed flood
Strobe
Neon
Moving/chaser
Generally, lighting fixtures in the interiors shall be glare
free, and no exposed lamps will be permitted.
Decorative type lighting, including incandescent or
fluorescent pendant units, chandeliers, or wall brackets
may be used only if the Tenant has established an
identity based on this design theme, and it must be
approved by JWA Management prior to build-out.
throughout the concession spaces visible to the public.
Any spotlights used should not raise the temperatures
in concession spaces to uncomfortable levels, and all
lighting shall be energy efficient.
All self-illuminated showcases and display cases must
be adequately lit and ventilated. Direct visual exposure
of incandescent lamps and/or fluorescent tubes is
prohibited in all display cases.
In all types of lighting,
exposed raceways,
crossovers, conduits, conductors, transformers,
and other equipment are not permitted.
Interior emergency lighting shall be installed by the
Tenant as required by applicable codes.
If incandescent lighting is used, it shall be of a lowbrightness type. No light source shall project below
the ceiling line other than allowable feature lighting.
Light fixtures may be recessed, pendant, or surface
mounted on wall or ceilings.
If fluorescent lighting is used, it shall be of lowbrightness type. Shielding shall be either metal
parabolic or acrylic paracubic or parawedge-type
louvers. No acrylic lens, “egg crates,” or bare fluorescent
tubes shall be used for general lighting in Tenant areas
visible to the public. Acceptable lamp colors are 730,
830, 735, or 835, minimum color rendering 80+, color
temperature - 3,000K or 3,500K.
Surface or pendant-mounted track and track fixtures
installed for accent lighting may be used. The track
shall be painted to match the ceiling color of the
Tenant’s store, unless otherwise approved by JWA
Management. If the track and track fixtures are part of
a special interior design, and other finishes or paints are
required, JWA Management must approve them in
advance in writing.
As a general rule, a minimum of 30 foot candles and
a maximum of 150 foot candles should be provided
38
Store Interior Design Examples
39
40
Signage & Graphics
SNA
SECTION 5.0
41
5.1 Objectives
Just as the storefront and interior of the Tenant spaces
should be designed with the highest quality in mind,
all signage and graphics shall also be made with the
same level of quality and attention to detail. JWA
encourages creative design and the use of dynamic,
three-dimensional solutions that have visual appeal
and establish a recognizable brand identity for each
concession. (See Signage Examples)
and method of suspension of signage. The Tenant’s
sign contractor shall be responsible for hangers,
fastenings and bracing, anchors, conduit, mounting
grounds and electrical connections to the satisfaction
of JWA Management.
Allowable sign areas have been determined for many
concessions located in the Marketplace and also at the
Mid-Concourse food and beverage concession. (Figure
5.1) All concessions located elsewhere in the Terminal
shall place their signage according to the space
allotted in the “signable area” as shown in Figures 5.2.
Greater latitude may be granted to creative, threedimensional signage based upon JWA Management’s
sole discretion.
All illuminated signs and three-dimensional graphics
must be on a separate time clock connected to the
Tenant’s distribution panel. JWA Management will
determine hours of illumination.
No exposed raceways, ballast, transformers, sign
company names or labels are permitted.
Signs recessed within the storefront Lease Line may
be externally lit from recessed or specifically approved
decorative features with wall attachments, wiring,
clips, transformers, tubes, and other mechanisms
concealed.
5.2 General Criteria
Signage shall be limited to trade name and logo only
5.3 Sign Types and Sizes
and must be approved by JWA Management. No
The following lighting/signage combinations are
brand names, product names, or slogans may be used
permitted:
on storefront signs or in any area within the first 5’-0”
of the Lease Line without written JWA Management
• Rear-Lit Channel - Rear-lit, or halo-reverseapproval.
lit channel individually mounted letters
illuminated with neon with the rear face of
All Tenants shall install one sign at the storefront entry
each letter no more than 2” away from the
or on the provided sign band (in the case of Marketplace
background plane of the fascia sign band.
and South Concourse locations) to establish the primary
Illuminated channel letters with acrylic faces
concession identity. This will consist of the trade name
are permitted.
and logo only. Any Tenant having a corner storefront
• Rear-Lit Stencil - Rear-lit, acrylic-faced
may be permitted an additional identification sign for
characters fabricated flush to face of sign band
more than one elevation with the approval of JWA
surface.
Management.
• Individually Cut/Low Relief - Signs and/or
letters carved and applied to sign band surface
The location of Airport way-finding signage must be
illuminated externally.
observed and taken into consideration when tenants
• Hand Painted, Silk Screened or Etched Glassare designing their three-dimensional signage and
Applied to fascia glass with external display
graphics as it is prohibited to block the view to any
lighting.
Airport signage.
Prior to any sign installation, the Tenant shall obtain
approval from JWA Management for size, location,
For all other types, JWA must give approval prior to
final design and fabrication.
42
Exposed neon formed letter tubing forming letters
and/or Tenant logo are not permitted.
All signs must be Underwriter Laboratory approved.
All UL labels must not be visible to public view.
Signs should be compatible with the overall Tenant
design and should be of a size that does not exceed
60% of the storefront width, with a maximum letter
height of 18”. Exceptions to this height are noted in
Figure 5.2.
Tenants located in the Marketplace shall use the
provided sign bands to affix their trade name and/or
logo. Provisions for illumination of the primary identity
sign bands in the Marketplace shall be provided by
JWA, and designs of signage should take this into
consideration. LED puck lights shall be installed as
continuous strings to provide an even glow along the
architectural features of the sign bands. Lighting for
the signage itself shall be provided by the Tenant.
For all concessions not located in the Marketplace,
Tenants shall be permitted to install a three-dimensional
trade name/logo at an appropriate height (Figures 5.1
& 5.2), with letter height not to exceed 18”, unless
otherwise noted. Signage shall not extend beyond
1’-6” beyond the face of the “signable area.” (Figure
5.3)
Aside from the size and location identified as the
“signable area”, there is no specific position for
storefront signs unless otherwise specified.
Acceptable illumination levels of signage is subject to
JWA Management’s approval.
5.4 Sign Restrictions
Tenants are prohibited from affixing permanent or
temporary signing, decals, credit card signs or symbols,
artwork, or other signage indicating product line
within the first 5 feet from the Lease Line without prior
approval from JWA Management.
Freestanding floor signs within the first 5 feet of the
lease line or outside the Tenant’s Leased Premises are
not permitted. The Tenant should not erect or affix
any sign or advertisement to the exterior of the leased
premises, including windows and doors, without JWA’s
written approval.
JWA Management has discretion to remove any signage
deemed unacceptable at the Tenant’s expense.
5.5 Blade Signs
Tenants who are not provided sign bands visible down
the length of the Concourse or public corridor, shall
utilize a two-sided blade sign projecting perpendicular
to the storefront as determined in Figure 5.4. The blade
signs may not be attached to any face of a finished
column but must be incorporated into the storefront
or sign band areas. All blade signs on the concourse
shall be mounted at 10’-6” on center of armature
above finished floor. All others will be reveiwed on an
individual basis.
Blade sign face panels, frame, armature and lighting
shall be provided by the Tenant. Blade signs may be
externally illuminated with integral lighting from the
blade sign frame or internally illuminated.
The sign face graphics must be consistent with the
graphics of the Tenant’s space and may feature a
corporate logo as well as the store name. Threedimensional treatment is encouraged.
The sign panel may be of any shape but must not
exceed the dimensions shown in Figure 5.4.
The weight of the blade sign must be compatible
with the structural requirements for its attachment.
Attachment mechanisms should be durable and
constructed professionally of high quality materials.
Creative designs are encouraged to match the aesthetic
of the Tenant’s merchandising identity.
Blade signs must not interfere with the visibility of any
Terminal way-finding signage.
43
Signage Examples
44
15' - 3"
1' - 6"
15' - 3"
MAX
SIGNAGE
LOCATION
ON SIGN
BANDS
MAX
1' - 6"
SIGNAGE
LOCATION
ON SIGN
BANDS
Marketplace Sign Area (South Retail Concession)
Marketplace Sign Area (North Retail Concession)
1/16" = 1'-0"
1/16" = 1'-0"
MAX
13' - 6"
1' - 6"
SIGNAGE LOCATION
ALTERNATIVES
ON SIGNBAND
Marketplace Sign Area (North Concession)
12' - 0"
1' - 6"
SIGNAGE
LOCATIONS
ON SIGN BANDS
MAX
1/16" = 1'-0"
Mid-Concourse Food and Beverage Sign Area
1/16" = 1'-0"
Figure 5.1 Designated Sign Bands
45
AREA
SIGNABLE
1' - 2"
MAX
8' - 2"
9' - 9"
SIGN LOCATION
Departure Level Landside Concession Sign Area
1/16" = 1'-0"
60% SIGNABLE AREA
9' - 6"
MIN
1' - 6"
MAX
SIGN LOCATIONS
AREA
SIGNABLE
MAX
Concourse Concession Sign Area
AREA
11' - 4"
SIGNAGE
LOCATION
SIGNABLE
1' - 6"
MAX
1/16" = 1'-0"
South Holdroom Sign Area
1/16" = 1'-0"
Figure 5.2 Signable Area Signage
46
1' - 6"
SIGNABLE
HEIGHT AREA
HEIGHT
VARIES
MAX
Sign Extension Limit
1/4" = 1'-0"
Figure 5.3 Sign Limits
47
4' - 6"
MAX
3' - 0"
CENTER LINE MAX
MAX
2' - 0"
MIN
1' - 8"
BLADE SIGN
2' - 0"
VARIES
3' - 0"
HEIGHT
10' - 6"
CENTER LINE
11' - 9"
MIN
MAX
Storefront Blade Sign
1/4" = 1'-0"
Figure 5.4 Blade Signs
48
Food & Beverage Tenant Criteria
SNA
SECTION 6.0
49
6.1 Objectives
JWA encourages innovative designs for food and
beverage concessions that reinforce the merchandising
identity of each Tenant. High quality design and
use of materials should reinforce the quality of the
surrounding Terminal environment while offering
travelers convenient and memorable experiences at
each concession space.
and/or patron seating areas during closed business
hours. However, it must be fully concealed during
business hours.
The Marketplace offers Tenants an opportunity to
create a unified concession area in the Airport, and
architectural features provide a frame for the overall
design concept of the space. Working within these
architectural features, Tenants are encouraged to
develop dynamic and individual identities using the
highest quality design approach.
Marketplace Tenants
The design concept of the Marketplace is clearly
expressed through the curves of the interior
architecture, including stone floor patterns in the public
corridor, soffits in the ceiling, and defining interior
partitions. (Figures 6.1 & 6.2) Food and beverage
Tenants are strongly encouraged to use these design
elements as a guide to developing their own dynamic
spaces while working to compliment the unified
experience of the Marketplace.
Unless otherwise stated, these criteria apply to all
Marketplace food concessions, including restaurant
and bar, as well as any food and beverage concessions
located throughout the Airport.
The Tenant must provide a full height wall separating
the sales area from the kitchen and service area for
security, and to shield views into these areas. The
only exception to this will be at the restaurant in the
Marketplace, where an open kitchen concept may be
considered, pending approval from JWA Management.
Concession storage is limited, and Tenants are
encouraged to include storage space within the service
area. Rear stock storage rooms, in the case of an open
kitchen concept, shall not be visible from public view.
Lateral sliding grilles are acceptable as long as all
portions of the frame and track that are visible match
the metal finishes used elsewhere in the storefront
and the grille is installed with a door into the grille
pocket that allows access for cleaning. Grilles must
be independently supported from the floor. JWA’s
structure may be used for lateral support only. The
structural support for the grille must be hidden and
incorporated into the Tenant’s storefront design.
At the bar area, a grille or roll down shutter will be
permitted to close off the bar from the public areas
Restaurants, seating areas, and snack bars should
have room available near or underneath tables for the
storage of bags and packages.
The Airport shall provide either a stone clad
architectural feature wall with defined portals and/
or penetrations, or stone clad neutral piers, for each
food and beverage Tenant, unless otherwise noted.
No penetrations that deviate from these defined
shell walls or neutral piers, will be permitted unless
approved by JWA Management. (Figure 6.3)
Two specific oval seating areas, defined in the
Marketplace, serve the adjacent vendors shown in
Figure 6.1. JWA shall provide structural canopies above
these spaces, and Tenants are encouraged to use these
canopies creatively for accent lighting purposes. (Figure
6.2) These canopies shall be installed and maintained
by JWA. General seating for the Marketplace is located
adjacent to seating for the restaurant/bar area as
shown in Figure 6.1. Tenants will be responsible for any
floor finishes, railing, millwork, seating and/or tables
in all seating areas (oval seating areas), and design of
these elements will follow the criteria set forth in these
Guidelines.
All tray and waste receptacles shall be of durable
materials that compliment the overall design of the
Marketplace. Separate receptacles for recyclable waste
will also be required.
50
Concourse Food and Beverage
Where the service counter is recessed within the
space, the Tenant shall provide a dropped bulkhead
over the entire width of the counter to separate the
customer space from the service space. The bottom of
the bulkhead shall be 9’-6” above the finished floor and
shall extend to the structure above unless otherwise
indicated.
dispensers, cash registers, and other equipment must
be concealed from view as much as possible. Displays,
advertising, cash registers, and other similar types of
equipment must be built into the storefront and counter
top. Loose equipment and displays are unacceptable.
Wires, conduit, and wire molds shall be concealed from
view. Exposed wires from equipment, telephones, etc.
are unacceptable.
A maximum of 100% of the storefront may be open
(without glazing).
Tray rails must not project past the Lease Line and
must be incorporated into the counter tops.
6.3 Sales Counter
Counter tops shall be of a solid polymer, brushed
stainless steel, or hard stone material. Plastic laminate
and ceramic tile will not be allowed as either a counter
top or edge material.
The face of the counter may be of the following
materials:
• Marble or granite
• Ceramic/Porcelain tile
• Solid Polymer
• Hardwood, stained or painted
• Metal
• Other durable, nonporous material approved
by JWA Management
Tenant front counter height must not exceed 39”,
except where glass display cases or sneeze guards are
used. Sneeze guards should be constructed of clear
glass and stainless steel. Maximum height for glass is
54” off the finished floor. Tenant counters must meet
ADA as required by Federal and State regulations.
Glass display cases, also constructed of clear glass and
stainless steel, will be permitted at a maximum width
of 25% of the storefront width. Display cases may not
extend past the face of the counter top. The design
of the displays shall incorporate an integrated and
continuous base with the counter.
The front counter must present a clean, uncluttered
appearance.
Food service equipment, beverage
The backside of the sales counter shall be designed
such as to conceal trash, outlets, etc. Open storage
areas will not be allowed unless they are concealed
from public view.
Behind counter trash receptacles shall be located so
that they are integral with the overall design of the
store/restaurant. They shall be concealed from view.
Under-counter receptacles with integral access doors
are acceptable. Exposed and open trash bins located
in an open corner are unacceptable.
Napkins, condiments, utensils, straws, and trays ,must
be concealed behind the front counter or recessed
into the counter top. Open storage of paper goods,
packaging, and supplies is unacceptable.
No food preparation or display cases are allowed in a
zone 24” from the edge of each neutral pier or column
and within 18” of the finished floor.
6.4 Lighting
All self-illuminated show cases and display cases must
be adequately lit and ventilated. Direct visual exposure
of incandescent lamps and/or fluorescent tubes is
unacceptable.
All supplemental lighting over the counters and
workspace adjacent to the counter shall have a lamp
temperature of 3,000K to 3,500K. Each Tenant may
have lighting, which will support their design identity.
51
This lighting may be pendant lighting or other type of
decorative fixture. Additional lighting may be used as
a supplement to the suspended lighting.
should be coordinated with the Terminal construction
documents and JWA Management. In general, Tenants
should maintain a minimum ceiling height of 10’-0”
where there are no restrictions from above existing
conditions.
Surface mounted lights are not permitted on the
ceiling. Custom designed sconces, which support the
imaging of the Tenants identity are acceptable. Sconces 6.6 Floors
shall be fabricated from premium grade materials. All
Existing floors provided at food and beverage
lighting fixtures are subject to review and approval by
concessions will be broom finished structural concrete
JWA Management.
that is depressed 2” below finish floor level. The
Tenant shall provide a concrete or mortar setting bed
Refer to Section 4.9 for additional lighting criteria.
to receive their final finish floor. Maximum setting bed
including waterproofing membrane, if required, shall
6.5 Ceilings
be 2” thick.
The Tenant shall install all finished ceilings unless a
Flooring shall be durable, cleanable, and of high
ceiling is already provided by JWA. In these instances,
quality, such as stone or porcelain tile. Tenant floors
such as at the Departure Levels of the North and South
shall extend to the established Lease Line. Adjacent
Holdrooms, Tenants will provide lighting, diffusers,
seating area flooring in the Marketplace will be
strobes, speakers, etc. as required.
provided by the Tenant according to the assignments
shown in Figure 6.1. All flooring in the general
In the instance where a concession is located
seating area of the Marketplace (Figure 6.1) must be
independently from any ceiling structure, such as
aesthetically complimentary with the surrounding
under the large vault, the Tenant will be required
materials of the public corridor and must be approved
to provide a self-supporting canopy or some other
by JWA Management. Limestone to match existing is
structural element to act as a ceiling above the
preferred, but JWA may consider other options.
concession space.
Ceilings in all food sales areas shall comply with Section
4.8 and meet all health code requirements. Ceilings in
back of house kitchen areas may include high quality,
durable and cleanable suspended lay-in 2x2 or 2x4
ceiling, where frequent plenum access is required.
However, it is preferred that a smooth, acoustically
treated, non-absorbent, hard surface ceiling be used
where access is not an issue. If the kitchen is visible to
the public, this type of ceiling is required.
For all kitchen, food preparation , service, and back of
bar areas, the Tenant will provide a fully waterproof
flooring surface with 6” high cove base. All plans shall
specify a waterproofing membrane that extends a
minimum of 4” up the perimeter walls of such areas.
All flooring must be properly treated and sealed before
any equipment is installed. Tenants must provide
material or devices required to prevent the passage of
water or liquids out of these areas.
Various main mechanical ducts, electrical raceways 6.7 Walls
and conduits, and fire sprinkler mains may be routed
Wall openings between the sales area and service area
through the Tenant spaces that limit the available
must be kept to a minimum. Pass-through openings
ceiling height. Where specific areas may have
shall be designed to block views into the service area.
restrictive ceiling heights, the Tenant will be advised
The only exception to this will be at the restaurant/bar
of the available ceiling height. Final ceiling heights
in the Marketplace, where an open kitchen concept
52
may be considered. The wall penetration (portal) for
this area will be defined by a stone clad architectural
feature wall to be provided by the Airport. Rear stock
and storage rooms, however, shall still not be visible
from public view.
Existing demising partitions provided by the Airport
shall have exposed metal studs on one side unless
otherwise noted. The Tenant shall finish out all exposed
metal stud systems in their space. Fire rated gypsum
board, 5/8” minimum thickness, shall be used on the
Tenant side. No penetrations through shell walls shall
be permitted unless approved by JWA Management.
The finish on all walls visible to the public behind the
counter shall be ceramic tile or similar hard, scrubbable
material. Materials other than ceramic tile may be used
with prior written approval from JWA Management.
Painted gypsum board, FRP, or vinyl wall coverings are
not allowed.
provide a visual means of distinction at each signage
location. The bottom of any construction shall be a
minimum of 8’-9” above the finished floor.
In any instance where a concession does not fit into
the above criteria, such as those located in the large
vault area, where there are no defined surrounding
architectural elements to determine signage location,
signage shall be affixed to the self-supporting structure
of the concession space provided by the Tenant. This
may also be true in the North Holdroom concession
space. (Figure 6.4)
Sign types and restrictions will follow the criteria
outlined in Sections 5.3 and 5.4.
Concourse Food and Beverage
Concourse Food and Beverage Service Identification
shall be governed under Section 5.0. (Figure 6.5) In the
case of the Mid-Concourse Concession, signage shall
be affixed to the provided sign band. (Figure 6.6)
In food preparation areas, walls must be finished in
Concourse Food and Beverage Service Tenants located
ceramic tile to a minimum height of 9’-6” from finish
in approved zones may design, fabricate, and install
floor. All exposed columns and vulnerable corners must
one two-sided blade sign conforming to Section 5.5.
be protected to the height of 54” with stainless steel
covers. Mounting block is required to support kitchen
equipment. It is not permitted to support equipment
6.9 Menu Boards
off Tenant’s demising walls without consent from JWA
All Fast Food Service Tenants are required to provide
Management. Walls can be modified to accommodate
one menu board, mounted on the rear wall of the sales
recessed control panels for food service equipment
area or on a suspended fascia. Menu boards are not
(i.e. hoods) only with JWA Management’s approval. All
permitted at the front Lease Line.
wall and ceiling construction around kitchen exhaust
canopies and cooking equipment must be of metal
The menu board signage may not protrude more
and stud construction with 0.5” cement board on the
than 2” from the back wall. These menu boards shall
equipment side or be of cement block construction.
be integrated into the overall design. Provisions
should be made for changing prices or products in an
6.8 Signage
undetectable manner.
Marketplace Signage
Primary signage for the individual Marketplace Tenants
shall be located either on provided sign bands, as a
feature in the area above the service counter, or as
a design element of the architectural feature wall at
the restaurant and bar. (Figure 6.3) The Tenant shall
Menu boards may be backlit. Adjustable track lighting,
concealed from view in an alcove directly in front
of the menu board is also an acceptable means of
illumination.
53
All menu boards and photos of menu items shall be
professionally designed and fabricated. They should
be integrated with the Tenant’s graphics and
merchandising design.
The menu board signage shall be of proper size, color,
and illumination level to be readily visible from the
common area with a minimum letter height of 1 1/4”.
The storefront fascia shall not block views to the menu
board based upon a viewing height of 6’-0” above
finished floor as shown in Figure 6.7.
Food & Beverage Concession Examples
54
Figure 6.1 Marketplace Design Intent
55
ATO
CONCESSION
CONCESSION
CONCESSIONS AND
ASSIGNED SEATING AREA
CONCESSION
GENERAL SEATING
FOR FAST FOOD &
RESTAURANT/ BAR
CONCESSION
BACK OF HOUSE
CONCESSIONS
CONCESSIONS AND
ASSIGNED SEATING AREA
SIGNAGE BANDS
PROVIDED BY JWA
CANOPY PROVIDED
CANOPY
OVER
BY
JWASEATING
OVER AREA
FOR LIGHTING
TENANT
SEATING
AREA BY
FOR
LIGHTING BY TENANT
SIGNAGE BANDS
PROVIDED BY JWA
SIGNAGE BANDS
PROVIDED BY JWA
1" = 40'-0"
CANOPY
CANOPY PROVIDED
BY
JWASEATING
OVER AREA
OVER
FOR LIGHTING
TENANT
SEATING
AREA BY
FOR
LIGHTING BY TENANT
Marketplace Reflected Ceiling Plan
SIGNAGE BANDS
PROVIDED BY JWA
Figure 6.2 Marketplace Reflected Ceiling Plan
56
9' - 11"
MIN
8' - 9"
SIGNAGE LOCATION
Marketplace Restaurant/Bar Elevation
1/16" = 1'-0"
1' - 6"
MAX
MIN
9' - 10"
8' - 9"
11' - 0"
SIGNAGE
LOCATIONS
Marketplace Food and Beverage Storefront
1/16" = 1'-0"
SIGNAGE LOCATION
ALTERNATIVES ON
SIGN BAND
13' - 6"
1' - 6"
MAX
SIGNAGE BAND
PROVIDED BY JWA
Marketplace Signage (North)
1/16" = 1'-0"
Figure 6.3 Marketplace Fast Food and Restaurant/Bar Elevations
57
3/16" = 1'-0"
N. Holdroom Section
SIGNABLE AREA
9' - 6"
Figure 6.4 North Holdroom Food & Beverage Signage
58
11' - 4"
South Holdroom Signage
3/16" = 1'-0"
Figure 6.5 Concourse Food & Beverage Signage
59
AREA
MAX
1' - 6"
PAINTED GYP.
BD SOFFIT
SIGNABLE
SIGNAGE
LOCATION
12' - 0"
1' - 6"
MAX
SIGNAGE
LOCATIONS
ON SIGN BANDS
Mid-Concourse Food and Beverage Signage
1/16" = 1'-0"
CEILING BY TENANT
JWA PROVIDED
SIGNAGE CANOPY
Mid-Concourse Concession RCP
3/64" = 1'-0"
Mid-Concourse Concessions
Figure 6.6 Mid-Concourse Signage
60
MIN
6' - 0"
MENU
BOARD
Menu Board Section
1/4" = 1'-0"
Figure 6.7 Food & Beverage Menu Board
61
62
News & Food Walls
SNA
SECTION 7.0
63
7.1 Objectives
To accommodate passengers who will need fast,
convenient concessions, JWA will have News and Food
Wall locations on the Concourse. These should be
designed to be highly recognizable and easily accessed
by all travellers using the highest quality materials and
an aesthetic that compliments the overall appearance
of the Concourse.
News and Food Walls are not defined by demising
walls but rather stone clad structural columns on either
side. No attachments into the columns are permitted
without the approval of JWA.
The maximum height of the News and Food Walls is
9’-6”. The News and Food Walls shall not extend beyond
6” from the face of the adjacent finished columns.
However, the Lease Line will extend 18” beyond the
face of finished columns.
A free-standing podium will be acceptable to house
a cash register, waste receptacle and storage, but
this must not extend further than 5’-0” from finished
column face into the public circulation zone. (Figure
7.1) An anti-fatigue mat will be provided by Tenant
behind the podium to meet Airport standards.
These retail spaces shall be installed on top of existing
stone flooring surfaces. Wherever possible these
existing surfaces shall be protected and incur minimal
modification.
•
•
•
•
•
•
•
•
•
Wallpaper or wallcovering
Plywood paneling
Hardboard or high-density particle board or
similar material
Mill finish aluminum or field painted metal
Pegboard of any form
Carpet or fabric
Plastic laminates
Plexiglas, fiberglass sheeting, or mirror
Other materials which in the sole opinion
of JWA are of poor quality, inappropriate
finish or incompatible with adjacent
Tenant or Terminal finish material
All areas for display must be built inclusively into the
Food and News Wall. Loose equipment or display
cases are unacceptable with the exception of the cash
register podium. This podium may not exceed 3’-0” x
2’-6” in size, and should be designed to also function
for merchandising. (Figure 7.1)
All display and storage cases must be lockable. All
sliding grilles or security features must not be visible
during normal operating hours, and should be
incorporated into the design of the display area. Open
storage of paper goods, packaging, and supplies is
unacceptable. Trash receptacles shall be located so
that they are integral with the design and concealed
from view. Wires conduit and wire mold shall be hidden
from view.
7.3 Display Areas
News and Food Walls shall be constructed of high
quality materials that include the following:
• Wood veneer (no plastic laminate) with
hardwood edging
• Tempered glass
• Stainless steel (no aluminum)
• Solid polymer or hard stone
Unacceptable materials include:
• Simulated materials of brick, stone or wood
• Painted gypsum board
The use of visually creative display and merchandising
areas are strongly encouraged. Innovative
merchandising, quality materials and appropriate
lighting should be used to convey the Tenant’s
merchandise identity and generate activity and
excitement.
Display lighting shall be incorporated into the design
of the display and can include incandescent, halogen,
metal halide, or fluorescent fixtures. In general, the
light source (lamp) shall not be directly visible from
64
the public circulation zone.
All merchandise shall be displayed and stocked in its
best condition. Damaged or soiled items will not be
permitted.
In the case of the News Wall across from the Concession
Pop-Out at the mid-point of the concourse in Terminal
C, a sign band will be provided similar to those provided
in the Marketplace. The Tenant shall affix any signage to
this band following the criteria established in Sections
5.3 and 5.4.
7.4 Signage
The Food and News Walls must have adequately
illuminated signs mounted above the display area and
visible from all directions of travel. Creative signs are
strongly encouraged.
Signage must be limited to the identity of the Tenant.
The sign cannot exceed 18” in height and the length of
each sign cannot exceed 60% of the sign band length
between each column pier. The maximum height of
the sign letters shall not exceed 12” and the maximum
height of any individual letter shall not exceed 16”.
Each News or Food Wall location is permitted one
blade sign that must be incorporated into the structure
of the signage band. No blade signs may be affixed
to adjacent finished columns. Blade signs shall be
designed as established in Section 5.5.
News Examples
65
SIGN BANDS
PODIUM
News Wall Elevation
3/32" = 1'-0"
2' - 6"
PODIUM
MAX.
3' - 0"
MAX.
5' - 0"
MAX.
FOOD OR NEWS WALL
Departure Level_Podium Location
1/4" = 1'-0"
Figure 7.1 Food & News Walls
66
Airline Tenant Criteria
SNA
SECTION 8.0
67
8.1 Objectives
Airline Tenants are encouraged to reflect the identity
of each Airline through the use of quality materials that
compliment the surrounding Terminal environment.
Durability should be taken into consideration when
designing Airline Ticketing Offices (ATO), Baggage
Service Offices (BSO), and Airline Operations areas,
and providing travelers with efficient and highly
aesthetic experiences should be a top priority in all
public spaces.
Tenants are responsible for attaining all permits,
approvals, certifications, and inspections from Orange
County Public Works for all improvements within their
ATO, BSO, and Operations Areas. Both OCPW and JWA
approval is required prior to initiating improvement
within leased premises.
Approval steps are as described in this document for
all Tenants and in the Lease Documents as issued by
JWA Business Development. In the case of a conflict
between the two documents, the Lease Documents
shall supercede the Tenant Guidelines.
It is to be noted that OCPW and JWA approvals are
separate and distinct from one another and must be
achieved independently.
These Guidelines address all ATO, BSO, and Operations
areas including publicly viewed areas as well as all
offices, storage, or “back of house” areas.
centered on the Lease Line dividing the Tenant spaces.
Walls shall be constructed from the floor slab to the
underside of suspended ceiling or structure above and
shall be a minimum of 3 5/8”, 18 gauge metal studs
with sound attenuation batts in beween. The Tenant
shall provide a minimum of 5/8” fire rated gypsum
board extending the full height of the wall, with all voids
filled and penetrations sealed in conformance with
acceptable codes and regulations. No penetrations
through shell walls shall be permitted unless approved
by the JWA.
If the Tenant’s business increases ambient noise
levels in the adjacent spaces beyond the allowable
level of local state or federal codes or regulations - or
to a degree found unacceptable by JWA - the Tenant
shall employ sound abatement measures to decrease
sound transmission through the demising assembly to
acceptable levels as required.
The Tenant must seal around all structural shapes,
ducts, pipes, and other penetrations through demising
walls in an airtight manner and in conformance to
applicable codes and regulations.
The Tenant is responsible for any additional wall
reinforcement or independent support as required
for demising walls used to support shelf standards or
other heavy attachments.
8.4 Wall Finish Criteria
8.3 Demising Partitions
JWA shall construct all metal studs that define perimeter
walls and corridors that are a part of the Terminal shell
construction, as well as all demising walls between
Tenants. JWA shall also provide all storefronts at the
BSO area in Baggage Claim. (Figure 8.1) Any drywall
and finishes on the side of any wall that is within the
Terminal shell construction space shall be provided
by JWA, but it is the Tenant’s responsibility to provide
all build-out of demising walls within the Tenant’s
leasehold. Demising walls between Tenants shall be
Interior Partitions shall be of non-combustible
construction and shall be finished in an acceptable
manner on all visible surfaces. Paint finish, if utilized,
shall be primer and two coats of quality Latex.
All wall surfaces visible to the public must be finished
in a manner acceptable to JWA Management. Wall
finishes considered to be suitable are painted gypsum
board or plaster, commercial grade wall coverings, wood
moldings or panel treatment, decorative metal, backpainted glass, or natural stone that is complimentary
to the Jura Limestone used throughout the Terminal.
68
Wall treatments should be finished at the floor with a
durable base material such as wood, stone, ceramic or
porcelain tile, or stainless steel. Vinyl or rubber base
will not be permitted in public areas visible to the
public. Any gyp board wall that is not covered with a
durable finish and is located in an area accessible to the
public shall have stainless steel corner guards applied
at all corner locations.
8.5 Floor Finish Criteria
Alterations to the building structure necessary to
support excessive loads or penetrations will be at the
expense of the Tenant, including re-engineering costs.
The Tenant and their Contractor shall not cut holes or
openings of any description in any part of the structural
floor slab without prior approval of JWA. Work of this
type required by the tenant shall be performed by the
Airport at the Tenant’s expense.
Existing floors provided at airline tenant spaces will be
broom finished structural concrete that is depressed
2” below finish floor level. The Tenant shall provide a
concrete or mortar setting bed to receive their final finish
floor. Maximum setting bed including waterproofing
membrane, if required, shall be 2” thick.
In all public areas of the Tenant’s premises, the Tenant
must provide a suitable floor finish. The elevation of
the floor finish must match the adjacent common area
floor. Bull-nosed tile, reducer strips, or carpet edge
guards or finished edges that could potentially create a
tripping hazard will not be permitted. Floor treatments
should be designed to be durable and to compliment
the surrounding Terminal environment.
Acceptable floor finishes in all areas visible to the
public are:
•
•
•
Floor finishes that are not permitted in areas visible to
the public are quarry tile, rubber/vinyl flooring, vinyl
composition tile, or wood parquet flooring.
Acceptable floor finishes in offices, storage rooms,
kitchens, closets, and other areas not visible to the
public include:
•
•
•
•
•
Carpet
Resilient flooring
Vinyl composition tile
Porcelain or ceramic tile
Other finishes, subject to JWA approval
Carpeting in all areas must be of superior quality. Direct
glue-down installation is recommended. It is important
that flush transitions to other materials be provided
to minimize visual distractions and walking hazards.
Reducer strips of any kind are not permitted.
Tenants must install a waterproof membrane on floor
slab and at floor penetrations in all toilet rooms and
similar areas exposed to water and/or liquids. The
waterproofing must extend a minimum of 4” up the
perimeter walls of such area. Tenants must provide
material or devices required to prevent the passage of
water or liquids out of these areas.
The Tenant is required to repair the interior slab, as
required, to provide a smooth, sound substrate to
receive Tenant finishes. The leveling screed, floor
finish and partitions shall have a maximum dead load
of 22 psf. The maximum live load shall not exceed 100
lbs per square foot.
If an expansion joint occurs within the Tenant space, it
shall be the Tenant’s responsibility to install the finish
floor material to this joint in a professional manner.
Finished floor material may not be installed over
expansion joints.
Carpet, to match the approved Terminal
finishes
Stone, to compliment the approved Jura
8.6 Ceiling Design Criteria
Limestone
Porcelain tile, to compliment the approved
Ceilings within the Tenant spaces must be approved
Limestone
69
8.7 Closures
by JWA. Access must be provided by the Tenant in
all areas where existing mechanical ducts, conduit
raceways, shut-off valves, controls, piping, or any other
Airport equipment is located.
Where mechanical considerations require a ceiling
plane to be open, the ceiling shall be as open as
possible. If a ceiling is required in the area to contain
objectionable noise, fume, or odors, the Tenant must
receive written approval from JWA. No combustible
materials are permitted of any type above the finished
ceilings.
Suspended ceiling panels, if installed, shall meet the
following physical properties:
Surface Burning Characteristics:
Flamespread - Maximum of 25, UL Class
Smoke Development - 50 or less
Sound Transmittance Coefficient (STC)
30 minimum
Noise Reduction Coefficient (NRC)
0.45 minimum
Suspended ceiling support systems, if installed, shall
conform to the following requirements:
System components shall support the ceiling
assembly with a maximum deflection of 1/360 of
the span of any component.
Ceiling systems shall be supported directly from
the structure or may be indirectly supported by a
secondary intermediate support system carried on
walls or partitions.
All acoustical tile suspended ceilings shall match the
system used throughout the Terminal.
Ceilings in kitchen, food service, and restroom areas
shall meet all building and health codes.
All closures through required fire separations shall
comply with all applicable codes and regulations.
Closures’ colors shall complement adjacent wall colors
on the Tenant side and shall match existing adjacent
colors on the opposite side of the fire separation.
All interior doors and frames in a required fire separation
shall be properly labeled and shall be equipped with the
proper hardware as determined by applicable codes
and regulations.
Doors to exit corridors must be fully recessed so as
not to project into the corridor when open and shall
conform to all applicable codes and regulations. The
tenant, where required, shall provide the doors, frames,
and recesses in compliance with applicable codes and
regulations.
Doors from the exterior or from interior public spaces
shall be provided by JWA. All other doors are the
responsibility of the Tenant. Doors provided by JWA
at the ATO spaces shall be hollow metal, 3’-0” x 7’-0”
x 1 3/4” with hollow metal frames. The frame and
door shall be painted to match adjacent paint colors.
Doors at BSO spaces shall be aluminum, 3’-0” x 8’-6”
x 1 3/4”, pre-finished to match existing storefront,
with aluminum frames also finished to match existing
storefront. All hardware shall match existing as well.
Doors within Tenant spaces that are not visible to
the public shall be reviewed by JWA. All door frames
shall be painted hollow metal, color to be approved by
JWA, and all doors shall be 3’-0” x 7’-0” x 1 3/4”, unless
otherwise approved by JWA. Door hardware may vary
from that provided in publicly viewed spaces.
Security doors or grilles, if required by the Tenant, shall
be the responsibility of the Tenant. The manufacturer
and style shall be approved by JWA. Any additional
structural requirements to support such doors must
be approved by JWA and the Base Building structural
engineer.
70
8.8 Casework
Casework, where provided, shall be a minimum of
W.I.C. “custom” grade. Acceptable materials to be
used in the design of casework include:
• Plastic Laminates: These must be shop applied.
Imitation of natural materials, such as wood,
requires specific approval by the Airport.
• Natural Materials: Solid wood and natural
wood veneers. Woods must be stained and/
or sealed.
• Solid Surface Materials
Hardware and trim shall match the types used throughout
the surrounding Terminal.
a maximum of 150 foot candles should be provided
throughout the Tenant spaces.
The following light fixtures are listed as a guide to the
types of fixtures already present in the Terminal. It is
preferred that Tenants use the same fixtures where
applicable. Different fixture types may be used with
JWA review and approval.
•
•
•
All casework designed for areas visible to the public is
subject to review and approval by JWA.
8.9 Signage
Airlines may use signage behind the counters at
Ticketing and behind the glass storefront at the BSO to
establish a branding identity. All signage shall follow
the criteria set in Section 5.0 of this document with the
exception of lighting signage. (Figures 8.2 & 8.3)
NOTE: Monitors behind Ticketing counters are not
provided by JWA, although their use is encouraged.
8.10 Lighting Criteria
JWA must approve all lighting designs. All interior
lighting systems shall be designed to comply with local
Energy Codes.
Lighting shall be limited to the Tenant’s Leasehold.
In general, light sources shall not be visible from the
Terminal public circulation zone, and glare shall not
interfere with visibility in this zone. General lighting
fixtures shall be glare free, and no exposed lamps will
be permitted. In all types of lighting, exposed raceways,
crossovers, conduits, conductors, transformers, and
other equipment are not permitted.
Ledalite-2’x2’ recessed fluorescent 55W fixture
(Catalog #9422-XX-ST-B155-S-X-s-E)
SeLux-linear recessed fluorescent 54W fixture
(Catalog # M60S-1T5HO-MA-SFX-028-XX-277)
Pathway-6” square recessed compact
fluorescent downlight
(Catalog # 6SQHF126QE4/6SQHL5SCLPF)
Fluorescent lighting shall be of low-brightness type.
Shielding shall be either metal parabolic or acrylic
paracubic or parawedge-type louvers. No acrylic
lens, “egg crates,” or bare fluorescent tubes shall be
used for general lighting in Tenant areas. Acceptable
lamp colors are 730, 830, 735, or 835, minimum color
rendering 75+, color temperature - 3000K or 3500K.
If incandescent lighting is used (upon JWA approval), it
shall be of a low-brightness type. No light source shall
project below the ceiling line.
Interior emergency lighting shall be installed by the
Tenant as required by applicable codes.
8.11 Mechanical, Electrical, Plumbing,
Fire Protection & Structural
Please refer to Section 9.0 for all Mechanical, Electrical,
Plumbing, Fire Life Safety, and Structural Guidelines.
As a general rule, a minimum of 20 foot candles and
71
BSO Storefront Elevation
1/16" = 1'-0"
Figure 8.1 BSO Storefront
72
Figure 8.2 Airline Ticketing
73
3/64" = 1'-0"
3/64" = 1'-0"
Airline Ticketing Wall
Airline Ticketing Wall w/Stations & Monitors
Figure 8.3 Ticketing Interior Perspective
74
Mechanical, Electrical, Plumbing,
Fire Protection & Structural
SNA
SECTION 9.0
75
9.1 Objectives
The objective of the Structural, Mechanical, Electrical,
& Fire Protection criteria is to provide the Tenant
with clear direction for meeting JWA Management’s
baseline standards for construction materials, means
and methods. JWA Management will maintain the
same standards for all Tenants. Poor interior design
and construction are unacceptable and will not be
permitted. Corrections will be required at the Tenant’s
expense.
9.2 Qualified Professional Engineer
A qualified engineer of the appropriate discipline
licensed in California shall prepare all investigations,
calculations, drawings and specifications in
conformance with applicable codes and regulations.
All submitted drawings must be stamped and signed
by the designing engineer.
9.3 Project Review
JWA Management will review drawings for general
compliance with the appropriate design criteria for
each discipline. It is the responsibility of the Tenant
to ensure that the Tenant’s systems will perform
effectively and comply with all applicable municipal,
state and/or federal codes and regulations. All Tenants
must obtain JWA approval prior to submitting to local
authorities for plan approval.
Electrical drawings shall include a power and lighting
plan indicating the location of all receptacles,
telephone/data outlets, alarm systems, fire detection
systems, and light fixtures. All fixtures and other
electrical equipment shall be circuited indicating home
runs.
9.4 Electrical System Design Criteria
Landlord Responsibility
JWA will provide electrical service at 277/480V 3PH,
4W+GRD to a switchboard or power panel which
is located outside the space. JWA Management
provided capacities are 20 volt amperes per square
foot for retail spaces and 30 volt amperes per square
foot for food and beverage locations. All distribution
equipment, conduit, and wire from the power panel
to the Tenant’s disconnect equipment, and from the
distribution equipment to concession area devices, will
be the Tenant’s responsibility. In some areas conduit
has been provided from JWA Management’s electrical
distribution equipment to within the Tenant space. JWA
Management will provide a single 277-volt Emergency
Power (Life Safety) circuit to the space for use by the
Tenant for egress and exit lighting purposes only.
Emergency power within the space is the responsibility
of the Tenant.
JWA has provided lighting relay mcro-panels for master
control of illuminated Storefront signage within each
Tenant space. All branch circuits for store signage
shall route from the Tenant’s panelboard through the
relay panel to allow JWA to turn off signs at the end of
the day. A local toggle switch may be installed within
the Tenant space and low voltage wiring to the micropanel is desired for control during the business day.
Installation and programming of the switch shall be
coordinated with JWA personnel.
Tenant Responsibility
The Tenant must comply with the current versions of
the national Electrical Code, governing local and state
codes, ordinances and regulations. In addition, the
Tenant must comply with the following:
California Building Code
ADA
Title 24
NFPA 72.101
All work performed by the Tenant’s electrical contractor
within JWA Management’s electrical rooms shall be
performed under the supervision of JWA Management
or its designated representative.
The Tenant shall be responsible for all labor, materials,
equipment and related services necessary to furnish,
install and connect temporary lighting and power.
Electrical system modifications requiring shutdown of
76
other portions of the electrical system shall be done
after hours. Shutdown shall be coordinated with and
approved by JWA Management with a minimum of 72
hours in advance.
with BX wires between light fixtures is not permitted.
Identification and labeling are required for all equipment,
cabinets, conductors and conduit installed by the Tenant.
All conduits installed below Tenant slab are to be
clearly marked on the submittal and final As-Built
drawings transmitted to JWA. Any required core
drilling and/or construction affecting the base building
in any Concession Tenant areas must be reviewed and
approved by JWA Management. JWA’s designated
contractor at the Tenant’s expense will complete the
work at the Tenant’s expense.
Cutting and patching to be
to return original finishes to
The Tenant shall comply
by JWA Management for
performed as required
their original condition.
with details provided
cutting and patching.
The Tenant must provide balanced electrical load in all
three phases of the distribution system to within 5%.
Tenant must submit a load analysis after Article #220
of the National Electrical Code.
Connection to and/or relocation (if required in the
premises) to distribution panels and above ceiling
conduits (if any), branch wiring and associated
panel breakers, outlets, and receptacles shall be the
responsibility of the Tenant.
All life safety devices within the Premises shall be in
accordance with code. JWA Management requires the
fire alarm system connections to be compatible with
the existing system. New equipment shall match the
existing system equipment in terms of manufacturer
and product type. Providing, installing and maintaining
all conduit, wiring and devices associated with life
safety equipment is the responsibility of the Tenant.
All necessary permits, inspections and insurance shall
be obtained and paid for by the Tenant.
The Tenant shall ensure that all wiring for lighting,
power, fire alarm, telephone, data, television, and
low-tension systems within walls and ceiling plenum
is installed in metal conduit, metal raceways, or cable
trays. No exposed wiring is allowed, and a minimum of
3/4” conduit shall be used.
Wiring for all washroom equipment in the Premises
as required by the Tenant, including hot water heater,
baseboard heater, and lighting shall be the Tenant’s
responsibility.
All materials shall be new, UL approved or equivalent
and shall be of standard not less than JWA’s base
building.
All wiring shall be copper. Branch wiring must be a
minimum #12 gauge solid (stranded for #8 or larger). All
wiring must be installed in conduit. BX cable may be used
in partition walls with no horizontal runs around corners
of walls and in ceiling for drops (maximum 10’-0”) from
the junction boxes to the light fixtures. Daisy chaining
The Tenant shall supply and install all required
emergency and exit lighting. Emergency light fixtures
shall be identified and a light fixture schedule shall be
provided.
Tying-in of the Tenant’s fire alarm system to the base
building fire alarm system will be performed by JWA
approved contractor at the Tenant’s expense.
Tenant is responsible for additional fire alarm EVAC
speakers, pull stations and all associated testing
verification within the Tenant’s space, if required by
code. Fire alarm EVAC speakers, pull stations and other
related fire alarm system work required by the Tenant
must be carried out by JWA’s approved contractor at
the Tenant’s expense.
Any PA speakers and amplifiers related to the Terminal
paging system to be installed in the Tenant’s space
77
9.5 Mechanical Systems Design Criteria
shall be the Tenant’s responsibility to provide and shall
match the existing equipment in terms of manufacturer
and product type.
Exhaust fans and make-up air units if required by
Tenant must be interlocked and interfaced with the
base building fire alarm system by JWA approved
contractor under contract with the Tenant, at the
Tenant’s expense.
Any major cooking equipment for concession areas shall
be fueled by natural gas or power. Electrical capacity
for cooking equipment will not be provided.
Metering of electrical services shall be provided by
JWA and shall conform to JWA standards.
Telephone locations must be shown on drawings. No
exposed wire moldings, wall mounted, or counter top
phones are permitted.
The Tenant’s electrical contractor shall provide a
minimum of 1” conduit from the facility telephone
terminal board to a point within the Premises for the
Tenant’s telephone service.
The Tenant is responsible for all conduit, wiring and
telephone devices installed by the Tenant.
The Tenant shall be required to furnish and install
telephone cabling in conduit from the Tenant premises
to the telephone backboard.
The Tenant shall be required to coordinate the
connection at the terminal backboard with a JWA
Management representative and the telephone
company used by the Tenant.
JWA shall install security cameras in empty Tenant
spaces prior to occupancy. The cameras may be
relocated after occupancy with JWA approval.
The Tenant must comply with the current version of the
Uniform Mechanical and Plumbing Codes, governing
local and state codes, ordinances and regulations. In
addition comply with the following:
ADA
Title 24
NFPA 101
SCAQMO
SMACNA Duct Construction Guidelines
SMACNA Seismic Restraint Guidelines
(SHLAA)
All work performed by the Tenant’s mechanical
contractor within JWA mechanical rooms shall be
performed under the supervision of JWA Management
or its designated representative.
The Tenant shall be responsible for all labor, materials,
equipment and related services necessary to furnish,
install and connect temporary heat or ventilation.
The Tenant shall furnish and install all mechanical work
required for the Tenant’s project. Mechanical system
modifications requiring shutdown of other portions
of the mechanical system shall be done after hours.
Shutdown shall be coordinated with and approved by
JWA Management a minimum of 72 hours in advance.
All necessary permits, inspections and insurance shall
be obtained and paid for by the Tenant.
Identification and labeling are required for all
equipment, piping, valves, and ductwork installed by
the Tenant.
Cutting and patching to be performed as required
to return original finishes to their original condition.
HVAC systems serving the Premises will be maintained
and operated by JWA. Should the Tenant’s design
require additional capacities other than those provided
under JWA work, same shall be carried out by the
78
Tenant’s contractor at Tenant’s expense. Design criteria
governing JWA’s equipment:
Interior Air Temperatures
• Winter: +68 F
• Summer: +72 F 40-60% RH
Ventilation Rate: Minimum 0.25 CFM per
square foot or floor area.
Cooling equipment in the Tenant’s space will be in
the form of variable air volume terminals complete
with DDC Controls. Reheat coils will not be provided
by JWA. Each terminal will provide cooling for solar
transmission, lighting, miscellaneous electrical and
people loads.
Specified interior air temperatures in all areas of the
Tenant’s space, including kitchens, must be maintained
at all times without increasing temperature of adjacent
spaces. Make-up air units must include measures to
heat and cool outside intake air. Make-up air units
must also be equipped with a charcoal filter to prevent
infiltration of exterior odors or pollutants including,
but not limited to, dust particles, jet fuel vapor, jet
exhaust, etc.
Negative air pressure must be maintained in kitchens
to prevent odors from leaving the space. Objectionable
odors will be exhausted in such manner as to prevent
their release in the Terminal or short circuiting into
any fresh air vents. All kitchen exhaust systems shall
conform with most current edition of NFPA 101.
No HVAC services have been provided in the Tenant
space on Departures Airside next to the exit to Arrivals
Baggage Claim. Future Tenants will be required to
provide packaged rooftop units, split systems, or
similar to meet cooling needs.
Where exhaust is required by Tenant, the capacity of
such exhaust shall not exceed the amount of fresh air
supplied by JWA for the premises unless supplemented
by Tenant supplied conditioned air.
Duct distribution downstream of the VAV boxes shall
be designed and installed by the Tenant at the Tenant’s
expense. A maximum of 5 feet of flexible ductwork is
allowed. Exhaust duct shall be rigid.
Elevations must be submitted showing exterior louvres
to be installed for exhaust and make-up air units.
Louvre locations must be reviewed and approved by
JWA Management prior to installation.
Exhaust fans, shafts and related ductwork required for
food and beverage Tenants shall be the responsibility
of the Tenant. Units must be located in the Tenant’s
ceiling space or on the roof in a location approved by
JWA Management. New equipment shall not exceed
the height of the existing equipment and shall match
existing colors utilizing only factory finishes.
HVAC systems in the Tenant’s space will be balanced
by a certified air-balancing contractor as part of the
Tenant’s renovation work at Tenant’s expense.
Food service Tenants and restaurants shall provide all
necessary kitchen exhaust ducts, exhaust hoods, makeup air and kitchen equipment, as well as any related fire
suppression systems including tie-in to base building
systems and fire alarm tie in by a JWA approved
contractor at the Tenant’s expense. Locations of any
exhaust system shall be subject to JWA approval. The
Tenant will be responsible for code required equipment
or work required in their space.
Final mounting location of the thermostat(s) shall be
by the Tenant.
Acoustic criteria: Acceptable HVAC noise levels in the
Premises shall be noise criteria (NC) 40-45.
The Tenant must provide access for JWA
Management within its Premises to all equipment,
ductwork, or otherwise supplying air or other
services to public areas and to the Premises.
79
9.6 Plumbing Design Criteria
All necessary permits, inspections and insurance
shall be obtained and paid by the Tenant. All Tenants
shall submit a plumbing fixture schedule with fixture
connection sizes and fixture unit demands.
joints. Plastic piping of any kind is not permitted.
JWA will provide 4” waste lines, 1/2” domestic water
lines, and 2” or 3” vent lines into the Tenant’s spaces.
Each domestic water line has the capacity to provide 15
gpm and should be sized at 2.0psi/100ft. No utilities
have been provided for the Tenant spaces below the
concourse. Tenants below the concourse will be
expected to use the base building restrooms.
The Tenant or the Tenant’s contractor(s) shall not
install additional plumbing through the structural
floor slab without prior written approval from JWA
Management.
Any additionally required utilities are the Tenant’s
responsibility. Two single 3” gas line stub outs have
been provided for the food and beverage kitchen area
in the Marketplace, and two 2” gas line stub-outs have
been provided in the Tenant space on Departures
Airside next to the exit to Arrivals Baggage Claim.
The Tenant shall provide and pay for branch plumbing
lines complete with plumbing fixtures required by the
Tenant to serve its Premises.
Concession waste piping shall be Duriron pipe and
fittings with 1” insulation and vapor barrier.
All floor penetrations around pipes, conduits, ducts,
etc. between levels must be sealed against water,
smoke, and flame penetration using firestop materials
listed by an accredited testing agency and meeting
a minimum of 2-hour rating. In all other instances of
penetration (through walls, etc.) the existing fire rating
must be maintained.
Clean outs and cast iron P-traps shall be supported and
shall be made accessible at all times. Connections to
base building domestic water lines shall be installed
with backflow prevention devices where required by
the applicable plumbing code.
The Tenant shall provide and pay for installation of 9.7 Fire Protection Design Criteria
hot water heater or heaters complete with all related
The Tenant must comply with the current version of
plumbing, mechanical and electrical. Water heaters
the California Fire Code, governing local and state
shall be electrical type.
codes, ordinances and regulations. In addition comply
with the following:
Tenants with drainage loads from food and beverage
or related operations will be required to install grease
traps in the ceiling space below the Tenant’s Premises.
ADA
The Tenant shall maintain grease traps at the Tenant’s
Title 24
expense.
NFPA
All grease traps shall be located as close to fixtures or
drain as possible and located such that they are fully
accessible from the top cover.
All domestic hot water lines shall be insulated with a
minimum of 11/2“ fiberglass insulation and a vapor barrier.
All copper piping shall be type L. All vent lines shall be
no-hub cast iron pipe and fitting with husky coupling
JWA will provide and install sprinkler mains, branch lines
and sprinkler heads to adequately cover undemised
open areas to meet minimum code requirements.
Tenant required modifications to the base building
sprinkler system shall be the responsibility of the
Tenant.
Testing and installation of the fire alarm system in the
80
Premises shall be by the Tenant and coordinated with
JWA Management. Systems shall not be deemed
“acceptable” until approved by JWA.
The fire alarm system shall become part of the base
building Edwards EST System and installed by an
Edwards certified installer for the level of service for the
base building system. Separate stand alone systems
shall not be used.
9.8 Structural Design Criteria
Core drilling and/or cutting of floors and/or walls
may be required for Tenants needing plumbing and/
or additional mechanical HVAC provisions. Under no
circumstances shall the Tenant or its Contractor(s),
at any time, be permitted to drill or cut conduit, pipe
sleeves, chases, or duct equipment openings in the floor,
columns, walls or roofs of the structure without prior
review and acceptance of the proposed locations and
sizes by JWA and Base Building structural consultant.
Because the concrete deck contains conduits, caution
must be taken when cutting and drilling. If any utility
or service is damaged, it must be repaired immediately.
JWA’s consultant’s fees for these reviews are at the
Tenant’s expense. JWA may, at its option, perform the
work at the Tenant’s expense.
Under no circumstances shall the Tenant, its employees,
or its contractor(s) enter onto any roof or steel deck of
the Terminal, or make any opening in the roof without
prior written approval of JWA Management. No roofmounted antenna or satellite receiving dish antenna
is permitted unless approved in writing by JWA
Management with respect to locations and detail.
Design for seismic anchorage of non-structural elements
and equipment shall use an Importance Factor of I =
1.5. SDS = 1.048g (from ASCE7-05. design, 5 percent
damped, spectral response acceleration parameter at
short periods)
load of 100 Ibs per square foot, or points load
approved in writing by the base Building structural
consultant. No unusual loads may be suspended from
the underside of the roof structure without the Base
Building structural engineer’s prior written approval.
The engineer’s fees for these reviews will be at the
Tenant’s expense. In general, any equipment weight
more than 400 Ibs sitting on a floor, must be anchored
adequately to the floor. JWA requires tie-downs for all
shelving and other furnishingsthat might cause injury
during an earthquake.
No electrical wiring or conduit will be permitted
through or under main floor slab without written
approval by JWA Management.
Supplementary structural steel support framing shall
be provided by the tenant within the roof framing
system to support tenant equipment and to frame
around required openings in the roof deck, subject to
the limitations set forth below. The supplementary
framing may consist of additional steel reinforcing
(e.g. angles, tubes or channels) spanning multiple deck
ribs and attached to the underside of the metal deck;
or the equipment loads or openings may be large
enough to require additional structural steel channels
or wide flange beams surrounding the equipment
or opening, secured to the underside of the metal
deck, and spanning between steel roof girders for
primary support. Openings larger than 6” round or
square, and equipment heavier than 200#, will require
supplemental framing. The tenant shall be responsible
for engaging the services of a licensed professional
engineer to design supplementary steel support
framing where required per the above. The design
calculations and engineering plans and details for new
equipment support framing and framing around new
openings, stamped and signed by a California licensed
professional engineer, shall be submitted by the tenant
for review and approval by JWA prior to beginning work.
The Tenant and its contractor(s) shall not impose a
greater load on any concrete floor that the design live
81
Figure 9.1 Utility Matrix
82
ELECTRICAL
Service
Fire Alarm Systems
Life Safety Power
Lighting
MECHANICAL/HVAC
Cooling
Heating
VAV Box
Make-Up Air
Kitchen Exhaust
PLUMBING
Sanitary
Natural Gas
Domestic Cold Water
Domestic Hot Water
Grease Trap
FIRE PROTECTION
Fire Sprinkler
Fire Alarm Devices
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
TENANT
FOOD - NO COOKING
JWA
TENANT
X
X
X
X
JWA
RETAIL
JWA CONCESSION UTILITY MATRIX
Tenant Guidelines
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
RESTAURANT/FAST FOOD
JWA
TENANT
Tenant Submission Requirements
SNA
SECTION 10.0
83
10.1 General
The Airport will provide each prospective Tenant with
a Tenant Package defining the area to be leased, JWA
policies, and requirements. The following is an overview
of responsibilities assumed by JWA for construction
and improvements to the Tenant Leased premises:
• Construction of common areas
• Construction of Tenant shell (metal studs of
demising walls)
• Pedestrian circulation areas
• Sign bands at specified locations in the
Marketplace and at the mid-point of Concourse
C
• Construction of Utilities to a point of
connection for use by Tenant
• Inspection and coordination for compliance
with Tenant real estate agreement with JWA
The responsibility of the Tenant shall be dictated by the
Tenant’s lease with JWA, unless otherwise negotiated.
field verification of existing conditions, or proper
engineering and safety.
Primarily, the Tenant is responsible for the preparation
and execution of complete construction documents,
specifications, cost estimates, engineering studies,
reports, and engineering computations within the scope
of the Tenant’s lease with JWA. The Tenant shall submit
a professionally designed project that fully complies
with JWA’s criteria, Uniform Building Code, and other
code requirements of the city and county in which the
project is located. Each project shall be submitted to
and gain the approval of authories having jurisdiction,
including but not limited to Orange County Public
Works, and shall comply with any inspections required
by those authorities. It is essential that each field of
design be accomplished by engineers and architects
who are professionally qualified and registered in the
State of California to perform design work in that
field.
Questions and requests for clarification regarding the
drawings and specifications of the Terminal Building
should be directed to JWA Management.
Submittals will be reviewed for compliance with the
Tenant Guidelines and considered in conjunction with
adjacent Tenant storefronts and public areas, along with
compliance with JWA’s policies and other criteria. JWA
Management approval does not release the Tenant of
responsibility for constructability, compliance with the
Tenant’s lease, and all governing codes and regulations,
The Tenant will be required to redesign or revise
drawings, specifications, or other material selection at
their own expense if JWA determines that such revision
is necessary. Incomplete drawings or submissions are
unacceptable and will be returned to the Tenant for
completion.
JWA Management will provide drawings of the existing
building, but it shall be the responsibility of the Tenant
and the Tenant’s Consultants to field verify current
documents to determine actual conditions that will be
encountered during the construction of their facilities.
The Tenant must confirm the actual site conditions and
verify all job dimensions before proceeding to final
working drawings.
The Tenant is advised that in certain locations identified
on the Airport’s reference drawings, certain fixed base
building electrical and mechanical services passing
through the Leased Premises have been established.
The Tenant must accommodate these components
within the design and ensure that appropriate access,
as indicated in reference drawings and required by onsite conditions, is provided.
The Tenant shall not release security sensitive project
information to anyone without prior approval of JWA
Management.
10.2 Document Requirements
Tenant documentation is described in 10.3, 10.4 and
10.5 of this Section. Submission Documentation shall
be as follows:
• Drawings in 24”x36” format (unless
otherwise approved by JWA) at the
following scales:
84
•
•
•
•
•
•
Key Plans: 1/32” = 1’-0”
Floor plans, reflected ceiling plans,
merchandising plans, interior elevations,
and sections: 1/4” = 1’-0”
Flow diagrams and adjacency plans:
1/8” = 1’-0”
Storefronts, signage, logos and lettering in
elevation, section or detail: 1/2” = 1’-0”
Material samples on minimum 11” x 17”
size boards, complete with legend.
Renderings at a minimum of 11” x 17”
with the Tenant’s intended design concept at an early
stage so that any compliance issues or design problems
can be addressed before proceeding with the final
working drawing phase. Design concepts for lighting
and signage must be included in this submission.
Concept Analysis: One (1) copy mounted and labeled
•
Unless otherwise required in this document or by JWA,
all submission shall include:
•
•
•
•
•
•
Two (2) full size blackline or photocopied sets.
Two (2) half size blackline or photocopied sets.
Original material sample board shall be
submitted with two (2) full-size color
photocopies. All renderings shall be submitted
in duplicate, two (2) copies.
All drawings in PDF format.
Specifications, reports or other documents in
PDF format.
Where CAD documentation is prescribed by 10.3, 10.4
and 10.5 of this Section, all drawings shall be submitted
in conformance with the John Wayne Airport CAD
Standards.
The drawing submittal and approvals process consists
of two to four phases depending on the complexity of
the project:
•
•
•
•
Concept Design Submittal
Design Development Documents Submittal
Final Construction Documents Submittal
Record Set Submittal
10.3 Concept Design Submission
The purpose of this submittal is to accelerate the design
approval process by acquainting JWA Management
•
Architectural color renderings of the proposed
concept(s) that include the interior and exterior
views of the facilities and show: a) the overall
design concept for the space; b) general color
scheme; c) fixtures, displays and millwork; d)
furniture; e) interior and exterior signage and
graphics.
Color floor plan(s) of the facility showing points
of sales, fixture layout, expected queuing,
food prep area(s), storage, and other pertinent
features.
Material boards that demonstrate the quality
of the various materials to be used within the
facility including floor finishes, wall finishes,
ceiling finishes, and service counter and other
display area materials.
10.4 Design Development Documents Submission
Once the Concept Design Submission is approved,
the Tenant may proceed to the Design Development
phase. This phase provides more detailed information
on the approved design concept.
The Tenant’s submission shall include but not be limited
to the following:
•
•
•
•
•
Outline Specifications
Preliminary Cost Estimate
Preliminary Design and Construction
Schedule
Key Plan showing the location of Premises
within the Terminal.
Floor Plan(s) showing interior design including
materials and finishes and concept for securing
the Premises when closed.
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•
•
•
•
•
•
Reflected Ceiling Plan(s) showing ceiling
materials, various heights, location and type of
all light fixtures.
Storefront elevations, interior elevations, wall
sections. Storefront elevation must illustrate
all graphics, signage, materials, and finishes.
Food service Tenants shall include front counter
details and food presentation details.
Mechanical, electrical and plumbing plans (if
required), schedules and details including base
building modifications.
Sample board of proposed materials, colors,
finishes, and furnishings.
Fixture cuts of all proposed lighting,
furnishings, diffusers, grilles, sprinkler heads,
smoke detectors, and accessories.
JWA will make its best effort to finalize its review of this
submittal within ten (10) working days from receipt
and will advise Tenant in writing on issues of noncompliance.
Drawings will be returned to the Tenant marked in one
of the following ways:
•
•
•
•
•
Approved
Approved, subject to the following
Request for more information
Request changes to drawings and resubmit
Denied
10.5 Final Construction Documents Submission
NOTE: This submittal must address all issues
identified by JWA’s Project Review comments/
requirements in previous submittals.
The purpose of this phase is the preparation
and submission of construction documents and
specifications describing , in technical detail ,the contract
work to be done, including materials, equipment,
workmanship and finishes required for architectural,
structural, mechanical, and electrical work and related
utility connections and special equipment. Architectural
and engineering drawings must bear the seal of a
registered professional in the State of California. The
following indicates the minimum requirements for this
submittal:
General:
• Complete CAD documentation of the
submission.
• Assurance
of
professional
design,
documentation and commitment for field
review.
Architectural:
• Key Plan showing location of the Premises
within the Airport.
• Floor Plan(s) indicating closure locations of
partitions and type of construction, placement
of fixtures, furnishings, floor patterns, material
selections, storage and washroom locations (if
any).
• Reflected Ceiling Plan(s) showing ceiling
materials, various heights, location of all light
fixtures, diffusers, grilles, smoke detectors and
sprinkler heads.
• Interior wall elevations, sections and details
sufficient for construction.
• Storefront Elevation(s) showing ceiling
materials, various heights location of all light
fixtures, signage and emergency exit(s).
• Sign, logo and lettering details showing
elevations and section views, letter style
and size, all colors and materials, method of
illumination, installation, color of illumination
and voltage requirements. Designs shall
be complete as part of the construction
document submission. Design-build signage
arrangements will not be accepted.
• Specifications, interior finish and color, door,
windows and hardware schedules.
• Confirmed fixture cuts of all lighting and
plumbing fixtures including manufacturers’
names, catalogue number, catalogue cut,
lamp types, mounting and custom designs.
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•
•
•
Details of securing the Premises when closed.
Tenant barricade wall and dust control plans in
conformance with JWA standards.
Final cost estimate.
Examples of all materials and finishes.
•
•
service location and size of transformer (if
required).
Completed table of electrical loads.
Title 24 calculations as required by the State
of California
Structural (if applicable):
• Drawings and specifications for fixturing or 10.6 Record Set Submission
Within sixty (60) days of completion of construction,
construction applying typical point loads to
Tenant shall submit the following to JWA:
the base building structure.
• Drawings indicating size and location of all
• A complete set of as-built drawings signed by
intended floor or roof penetrations.
the contractor/builder of all work provided
within the Premises as well as any work
Heating, Ventilating and Air Conditioning:
performed to the base building. “As-Built”
• Floor plan showing fan coil or VAV units, duct
submissions shall include:
layout, size of grilles and diffusers, thermostats
• Two (2) full size hard copy sets (CAD
where applicable.
drawings to be compatible with JWA’s CAD
• Specifications and fixture cuts of all
Standards).
equipment.
• One (1) electronic set recorded on CD-R
• Heat gain/loss calculations.
(CAD drawings to be compatible with
• Venting, make-up air requirements.
JWA’s CAD Standards).
• One (1) set of all reports, manuals,
Plumbing (if applicable):
warranties, specifications, etc.
• Floor plan of services.
•
One (1) electronic version of the
• Specifications and fixture cut sheets.
specifications formatted in MS Word 2000
• Venting requirements.
format.
• Riser diagram.
• An itemized statement of the actual,
direct construction costs for the project,
Sprinklers and Fire Protection:
including fees paid directly to contractors,
• Sprinkler distribution changes, head layout and
architects, engineers, surveyors, laborers
hydraulic calculations (if applicable).
and suppliers, or permit fees required by
• Heat baffles (if applicable).
governmental agencies.
• Fire extinguisher locations.
•
Smoke detector locations.
Electrical:
• Floor plan showing electrical requirements.
• Single line distribution diagram.
• Fixture schedule showing quantity and watts
for each fixture.
• Special lighting.
• Specifications and fixture cuts.
• Total electrical demand and connected loads,
87
88
Construction Requirements
SNA
SECTION 11.0
89
11.1 Contractor Selection
The Tenant shall be responsible for awarding the project
to a qualified General Contractor able to execute the
construction documents in a timely and professional
manner and in accordance with all rules and regulations
set forth in this document.
The Tenant is required to use the Airport’s
subcontractor for any improvements or modifications
to the following systems:
•
•
•
•
•
HVAC
Fire Alarm System
Security System
Paging System
Fire Sprinkler
After the Pre-Construction Meeting, the Tenant will
receive a Notice to Proceed, which will include the
following guidelines:
• Interference with airport operations.
• Airport contacts for notifying appropriate
divisions prior to the beginning of
construction.
• Tenant responsibility for obtaining all permits
and calls for inspection.
• Insurance and bonding requirements.
• Airport contact for badging requirements.
• Who to contact when deviations from the
construction documents arise.
• Contact for final walk-through at construction
completion.
• Post-construction document requirements.
Equal products may be proposed at JWA
Manangement’s sole discretion. Written approval
11.4 General Procedure
from JWA must be obtained.
The following provisions shall be followed by all Tenants
and Contractors:
11.2 Notice to Proceed
The Tenant shall be notified that it will be required to
submit two (2) sets of stamped construction documents
and specifications as well as all required permits once
the project has been reviewed and approved by the
County of Orange Building Department, the Orange
County Fire Authority, etc. The Tenant/Contractor
shall be permitted to proceed with construction once
all required plans and permits have been received and
a pre-construction meeting held.
No equipment, material, or tools will be permitted in
the common areas of the Airport.
Tracking dust onto the common area floors is not
permitted. The Contractor must provide means of
cleaning dust from employee’s shoes.
Smoking is not permitted anywhere in the building,
including areas under construction. Smoking areas
have been designated by JWA.
11.3 Pre-Construction Meeting
JWA Management shall schedule a pre-construction
meeting with the Tenant and Contractor prior to
the start of any construction. At this time the
Tenant or his Contractor shall provide JWA with
a construction schedule indicating all general
contractor and subcontractor milestone events
for JWA’s approval. This meeting shall address
requirements such as fingerprinting and security
badging of Contractor’s staff, work quality, allowable
time windows for certain activities, noise control, etc.
Professional “Pardon Our Construction” signs,
approved by JWA prior to installation, shall identify
all construction that is visible or audible to the public.
Professionally-finished temporary barricades shall be
provided by the Tenant at all construction and staging
areas that are visible and audible to the public.
Staging and Laydown areas not identified by JWA shall
be subject to JWA’s approval.
JWA will make available to the Tenant, at designated
90
locations, construction electrical power.
Any Airport or leasehold improvements damaged as
a result of Tenant construction shall be repaired or
replaced to match the existing to the satisfaction of JWA
Management. JWA reserves the right to determine, at
its sole discretion, how the damage shall be repaired
and who shall do the work.
Workers on-site shall use only those toilet facilities
provided by the Tenant and designated for
construction.
will be brought into the sterile area over multiple days,
the contractor will be required to provide the JWA
Project Manager a schedule of items with expected
delivery dates. This schedule will in turn be provided
to TSA management for their own planning purposes.
In order to facilitate the screening of fixtures to be
brought into the sterile area, all fixtures must be out
of their boxes and on dollies prior to entering the
terminal. Dolly wheels must be duct taped prior to
bringing them into the terminal. This is to prevent
carpeted areas from becoming marked by rubber tires.
The Tenant Contractor shall take all necessary
11.6 TSA Contacts
precautions to protect workmen, the general public,
Duty Screening Manager Cell Phone:
and private and public property and comply with all
(949) 233-2615
requirements of Occupation Safety and Health Act
(primary contact during all operational hours)
(OSHA) and Cal-OSHA. All Tenants must submit a
Safety Plan to JWA for approval prior to construction
North Screening Checkpoint Phone:
commencement.
(949) 475-2334
11.5 TSA Security
South Screening Checkpoint Phone:
Any item, large or small, that will become a permanent
(949) 475-2335
fixture in the sterile area must be inspected by TSA
screening staff. This is prearranged with TSA and
achieved at night at a specified screening checkpoint 11.7 Equipment/Tools
Tools are never brought through a screening
(North or South) from 9:00 p.m. to 9:30 p.m. before
checkpoint. All tools and equipment that can safely
the checkpoint is secured by TSA for the evening.
fit inside a JWA service elevator must be transported
*Important Note - Screening checkpoints (gates) are
to the sterile area using the specified elevator. Access
not opened after hours by Airport staff to facilitate
to JWA access-controlled service elevators is a special
movement of contractor employees, tools, equipment,
I.D. badge coding that is requested in advance through
or fixtures. Any exceptions are prearranged in a
the JWA Project Manager/I.D. Access Control office.
meeting with the JWA Project Manager, TSA, Airport
Contractors that have AOA driving privileges may, at the
Operations and Airport Police Services (Sheriff ).
discretion of the JWA Project Manager, be authorized
to access the sterile area through pre-approved ramp
With the JWA Project Manager’s approval, the
(SIDA) locations.
contractor will be required to contact the TSA Duty
Screening Manager (contact numbers listed below)
The contractor must keep equipment in his or her
at least two hours prior to the need to transport a
presence at all times anywhere in the Terminal. Security
fixture into the sterile area via a screening checkpoint.
is a full-time job while at the Airport. Unattended
If a delivery is cancelled for any reason, the TSA Duty
equipment or tools found in the sterile area that are
considered “prohibited items” could result in a heavy
Screening Manager must be notified. If multiple fixtures
91
fine from TSA if found, and could significantly delay
the completion of the project. Restroom or lunch
breaks are inexcusable reasons to leave tools and
equipment unattended in the Terminal, especially in
the sterile area. Plan to use relief workers as necessary
to positively control tools and equipment.
11.8 Airport Security
In addition to FAA, TSA and Airport security rules,
regulations and plans, the Tenant and Contractor shall
comply with all security requirements of the United
States Customs and Border Protection (USCBP), and all
applicable federal, state and local regulations regarding
airport security. The Tenant and Contractor are
responsible for fines imposed by any regulatory agency
as a result of their failure to comply with applicable
rules and regulations regarding airport security.
The Tenant, Contractor, and all employees shall be
required to obtain airport security clearance in order to
perform work in the Airport. The Tenant, its employees
and contractors must complete a background clearance
Security Identification Display Area (SIDA) class in
order to obtain an I.D. badge for access to secure areas
and a driver’s permit to drive on the airfield.
Badge Acquisition
Prior to issuance of a security badge(s), designated
Tenant personnel who will be working on-site, and
engaged in the performance of work under this License,
must pass Airport’s screening requirements, which
includes an F.B.I. Criminal History Records Check
and a Security Threat Assessment, and shall pay any
applicable fees. Upon successful completion of the
background checks, the Tenant’s designated personnel
will be required to attend a 3-hour SIDA class and pass
a written test. Those personnel who may be permitted
by the Airport to drive on the Airport Operations Area
(AOA) perimeter road must also complete a Driver’s
Training class and written test. Airport identification
badges are not issued until designated Tenant personnel
have: 1) completed appropriate application forms and
submitted proof of identity and employment eligibility,
2) passed both background checks, 3) completed and
passed appropriate classroom training and 4) paid an
identification badge fee for each badged person. The
Tenant should anticipate a minimum of five (5) business
days to complete the security badge process if all
requirements listed above are fulfilled by individual
badge applicants in a timely manner. The Tenant’s
designated personnel must successfully complete the
badge acquisition process, unless other arrangements
have been approved by the Airport, and the Tenant
shall be responsible for all applicable fees and costs
associated with the background checks and badging
process. The amount of such fees is subject to change
without notice.
Badge Holder Regulations and Responsibilities
The federally approved security program for the
Airport requires that each person issued an Airport
security badge be made aware of his responsibilities
regarding the privilege of access to restricted areas of
the Airport.
The Tenant and all Tenant personnel within the
restricted AOA of the Airport are required to display
on their person an Airport security badge, unless
they are escorted by a properly badged individual.
When working in a secure area, each badged person
is responsible for challenging any individual who is
not properly displaying an Airport issued or approved
and valid I.D. badge. Any person who is not properly
displaying or who cannot produce a valid Airport
security badge must immediately be referred to the
Sheriff ’s Department – Airport Police Services Office
for proper handling.
The Airport security badge is the property of the County
of Orange and must be returned upon termination of
the Tenant’s personnel employment and/or termination
of the Lease. The loss of a badge shall be reported
within 24 hours to the Sheriff ’s Department–Airport
Police Services by calling (949) 252-5000. The Tenant
or Tenant personnel who lose their badges shall be
required to pay a fee before receiving a replacement
badge. The charge for lost badge replacement will
92
be posted in the Airport Administration Office and is
subject to change without notice. A report shall be
made before a replacement badge will be issued.
The Airport security badge is nontransferable.
In the event that the Tenant’s badge is not returned
to the Airport upon termination of Tenant personnel
employment and/or termination of the Lease, the
Tenant and/or Tenant personnel shall be liable to JWA
for a fine in the amount of $250.00 per unreturned
badge. The amount of the fine is subject to change
without notice. The Tenant’s security deposit may be
applied to cover the cost of the fine.
11.9 Work Hours and Restrictions
JWA normal working hours are 5:00 am - 11:00 pm.
Tenant/Contractor coordination may require working
off-hours and providing additional temporary lighting
and power for such off-hours work at the Tenant’s
expense.
hours. The Contractor shall schedule and coordinate
his work to minimize the required interruptions and
shall notify JWA Management in writing at least 72
hours prior to each requested interruption, indicating
the maximum estimated duration of the interruption.
Airport Facilities and all affected Tenants shall be
notified at least 72 hours in advance of any planned
utility shut-off. The Tenant shall make arrangements
for temporary utility connections as directed by JWA.
The tenant shall be responsible to pay the cost of the
connections and removal as well as all utility/other
charges incurred as a result.
JWA Management requires certain work activities to
take place between the hours of 11:00 pm and 5:00
am unless specifically approved otherwise:
•
•
•
Jack hammering, roto-hammering, core drilling
or other noisy operations.
Work requiring blocking of public entrances.
All other work which would prevent continuous
operation of the building.
Hauling of demolished materials.
Setting up and removal of construction
partitions.
All other work in public areas that is expected
to create dust, significant noise, and other
nuisance or hazard.
All construction activities must be accomplished in
•
such a manner as to permit normal operations to occur
•
at all times. The major areas to be built within the
existing facilities will be made available upon written
•
request by the Contractor to JWA. Such requests shall
be made with adequate lead time so that JWA can
make necessary adjustments. These areas must be
temporarily enclosed to preserve access to the existing
facilities and service at all times. The existing interior 11.10 JWA Maintenance Key Sets
Contractors who have an identified need to check out
circulation corridors and required exits must remain
an Airport key set must advise the JWA Project Manager
open and unencumbered or alternate provisions made
in advance. The Project Manager will in turn advise
for temporary egress.
the JWA I.D./Access Control office that will provide a
memo to Sheriff Station 18 that a specific contractor
All work including, but not limited to, the abandonment
with specific employees named in the memo will be
or relocation of existing mechanical or electrical
requesting a maintenance key set.
utilities, the relocation of existing mechanical or
electrical systems or components, or the connection of
The authorized contractor employee will need to call
new mechanical or electrical systems or components to
Station 18 using the red phone outside the Station
existing facilities, which will cause interruptions to the
18 door. Station 18 Sheriff Personnel will have the
operations of the existing building and roadways system
contractor employee provide a government-issued I.D.
must be scheduled for times other than normal working
93
(driver’s license) that will be returned to the employee
when the keys have been turned back in. Maintenance
key sets cannot leave Airport property and must
be turned in daily at the conclusion of each workday
before departing the premises.
11.11 Emergency Contact Information
Pick up any white courtesy phone located throughout
the Terminal and dial 2-5000 or call 949-252-5000 to
reach the Sheriff (Station 18). This phone is monitored
24/7.
to security requirements.
During construction, fixturing, and merchandise
stocking of the demised Premises, the Tenant shall
provide trash removal service at areas designated by
JWA. The Tenant Contractor shall provide and pay for
trash containers and disposal. It is the responsibility of
the Tenant and the Tenant’s Contractor to break down
and remove all trash and debris from the premises on a
daily basis and place debris in the containers supplied
for that purpose.
Tenant shall ensure that all debris and construction
To reach on-duty Airport staff while in the Terminal,
materials associated with the project are properly and
you may pick up any white courtesy phone and dial “0”
promptly removed off Airport property. In the event
for operator assistance between the hours of 06:00
that this is not done, JWA Management reserves the
a.m. to midnight.
right to remove the debris and bill the Tenant for all
*Note- JWA staff based in the JWA (Eddie Martin)
resulting cost.
Administration Building (3160 Airway Ave, Costa Mesa)
must be called directly or by calling 949-252-5171 and
11.14 Hot Work
ask to be transferred.
Hot work is defined as a process or procedure that
could result in a fire if not properly controlled. Common
11.12 Contractor Parking
types of hot work in construction are welding, burning,
Public Parking Lots - Permission will be granted in
cutting, brazing, soldering, gasoline or fuel storage
advance by the assigned JWA Project Manager for any
area repairs, etc. No welding, flame cutting, or other
contractor who has a legitimate need to park in a JWA
operations involving the use of flame, arcs, or sparking
public parking facility. One day parking validations can
devices shall be allowed without adequate protection.
be given for authorized contractor parking. Overnight
parking is prohibited unless work is to take place in the
All hot work is subject to approval by JWA. All
parking facility itself.
combustible or flammable material shall be protected
Roadways - Permission must be granted in advance
by the JWA Project Manager for vehicles to park on
any JWA roadway. Parking hang-tags will be issued
by Airport Operations staff directly or via the JWA
Project Manager to park in specific curbside locations
at specific times. The hang-tags must be hung from
the rearview mirror of each contractor vehicle and be
clearly visible (facing forward) while parked.
11.13 Trash Removal
Location of all construction trash dumpsters requires
pre-approval by JWA Management and may be subject
with a fire blanket or suitable non-combustible shield
to prevent sparks, flames or hot metal from reaching
flammable or combustible materials.
The Contractor shall provide necessary personnel
and equipment to control incipient fires resulting
from welding, flame cutting, or other sources
involving use of flame, arcs, or sparking devices.
The Contractor shall provide and post a fire
watch at any time during which welding or metal
cutting is to take place. The Contractor shall
abide by by OSHA, API, FAA and local regulations
94
pertaining to fire watch personnel. All welders must
be certified within the last eighteen months. The
Contractor is responsible to obtain any special permits
required.
any national or international standards that must be
met, any samples that must be submitted, any testing
required assuring quality, any experience required of
installers, all fabrication and installation tolerances and
other related quality requirements.
11.15 Floor and Roof Penetrations
JWA shall have the right to inspect all work at any time
All proposed floor and roof penetrations shall be
to ensure that the minimum quality level required is
reviewed and approved by the Inspector in advance
provided.
of any construction. No such penetration shall be
allowed through structural walls, roofs, floors or other
structural members. No roof penetrations are allowed 11.17 Inspections
unless specifically approved by JWA Management.
JWA shall inspect and test the Tenant’s construction
work to determine whether or not designs, materials
All masonry and concrete penetrations shall be made
used, manufacturing, and construction processes and
only with diamond-tipped cutting tools. Penetrations
methods applied, and equipment, furnishings, fixtures,
through concrete decks and all penetrations larger
systems, and finishes installed satisfy the requirements
than one inch shall be cored. Fire-safing, joint covers,
of the approved Construction Documents, shop
etc. shall be provided as required to reestablish fire
drawings, product data and sample submittals, and
protection of the affected wall or floor in accordance
the Tenant Contractor’s warranties. The Tenant’s
with all applicable codes. The Tenant’s Contractor is
Contractor shall permit inspectors access to the project
responsible for repairing any damage to reinforcing
area as well as access to any off-site facilities used to
steel, conduit, wiring, piping, etc. resulting from this
store materials, furnishings, fixtures, and equipment to
operation to the satisfaction of JWA Management.
be incorporated into the project. Such inspections and
tests shall not relieve the Tenant’s Contractor of any
Weatherproofing of all roof penetrations must be
obligations under the Owner-Contractor Agreement.
performed at the Tenant’s expense, by a contractor
approved by JWA’s roof warrantor in a manner that
Inspectors assigned to the project by JWA Management
preserves the roof warranty. A zone will be shown on
are authorized to reject any work, fixtures, systems,
the roof plan where Tenant roof top equipment may
materials, equipment, furnishings, or any component
occur. Roof loads may not exceed 50 psf.
of the project which is not as required or specified
in the approved Construction Documents. Any such
All upper level floor penetrations shall be completely
rejection shall be communicated by JWA Management
sealed to prevent penetrations of odors or liquids to
in writing to the Tenant and the Tenant’s Contractor.
the space below and must comply with all applicable
codes and standards.
11.18 Documents and Samples at the Work Site
11.16 Quality Control
The Tenant’s Contractor shall provide a quality
construction product. To establish the level of quality,
the Tenant, as a minimum, shall require its Contractor
to use the quality standards as apparent in the existing
base building. Other quality standards shall include,
without limitation, the grades of material, strengths,
The Tenant shall maintain at the work site on a current
basis one (1) record copy of all approved Construction
Documents, specifications, addenda, change orders and
change directives in good order and marked currently
to record all changes made during construction, as
well as all approved shop drawings, product data, and
samples.
95
11.19 Shop Drawings, Product Data, and Samples
The Tenant shall ensure that its Contractor prepares
reviews, certifies and submits to JWA with reasonable
promptness and in such sequence so as to cause no
delay in the project, any requested shop drawings,
product data and samples.
11.21 Changes in the Work
All proposed modifications to the approved
Construction Documents for the project must be
submitted to JWA Management for review. No change
order, or other contract modification which materially
changes the scope of the improvements, shall be
executed without prior approval of JWA.
The Tenant’s Contractor shall not be relieved of
responsibility for any material deviation from the
11.22 Final Inspection and Acceptance of Work
requirements of the approved Construction Documents
The Tenant’s Contractor shall notify JWA Management
by JWA Management’s or Tenant’s approval of shop
of Substantial Completion of work, and the Tenant’s
drawings, product data, or samples unless the Tenant’s
Design Consultant, the Tenant, a representative of JWA
Contractor has specifically informed JWA Management
and the Tenant’s Contractor shall make an inspection
in writing of such deviation at the time of submission
of the work to determine whether everything has
and the Tenant and JWA Management have both given
been completed in accordance with the approved
written approval to the specific deviation.
Construction Documents, and to review the Tenant
contractor’s punch list. Normally this inspection will
No portion of the work for which JWA requests
occur within (10) calendar days. If in the opinion of
submission of shop drawings, product data or samples
the Tenant’s Design Consultant and JWA Management
shall be commenced until the requested submittal has
has determined that all work has not been completed
been reviewed by JWA, and approved by the Tenant’s
to the required stage, the parties shall cease the
Design Consultant. Approvals by JWA or the Tenant’s
inspection. However, if all work has been completed to
Design Consultant shall not relieve the Tenant’s
the required stage, a punch list shall be prepared by
Contractor of its responsibilities under the approved
the Tenant’s Contractor. The punch list shall consist of
Construction Documents.
those items listed by the Tenant’s Contractor and must
be completed or corrected as supplemented by those
11.20 Substitution of Materials and Equipment
items of work observed and noted by others during
The Tenant may ask for substitution of specified material,
such inspections.
equipment or furnishings with equal or equivalent items
only under the following circumstances:
The Tenant’s Contractor shall also ensure that
•
•
•
The Tenant’s Contractor provides evidence to
JWA and the Tenant’s Design Consultant which
establishes that an item of specified material is
not available.
The Tenant’s contractor provides evidence
which, in the Tenant Design Consultant’s
opinion, establishes that the specified item will
have an unreasonable delivery time due to no
fault of the Tenant’s contractor.
If the Special Conditions of the approved
Construction Documents allow the use of
equal or equivalent products.
electrical inspections are carried out by the designated
code inspector, and that all work subject to other
required permits is also inspected by the appropriate
inspectors.
The Tenant’s Contractor shall notify the Tenant’s
Design Consultant and JWA in writing when all the
punch list items have been completed and cleanup has been done. The Tenant, the Tenant’s Design
Consultant and a representative of JWA shall then make
the final inspection for the purpose of ascertaining
that all work has been fully completed in accordance
with the requirements of the approved Construction
Documents.
96
The Tenant shall forward Record Set drawings to JWA
within 60 days of acceptance.
11.23 Certificate of Substantial Completion
When JWA determines that all work or a designated
portion thereof is complete to its satisfaction, the
Tenant will prepare a Certificate of Substantial
Completion which shall establish the Date of Substantial
completion of the project and initiate the Warranty
Period. The certificate shall state the responsibilities
of the Tenant, JWA and the Tenant’s Contractor for
security, maintenance, property insurance premiums,
and damage to the work, state items still to be
completed by the Tenant’s Contractor and fix the time
within which the Tenant’s Contractor shall complete
the items listed therein.
97
SNA
Aviation & Transportation

Tenant Design Guidelines

Transcription

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