3: Design Criteria
Design Intent
The design concept of (project Name) encourages a variety of individual Tenants that blend together to produce a harmonious feel throughout the development. Each Tenant is encouraged to present its brand in as distinctive and appealing way as possible, consistent with the overall design of the shopping center.
Each store’s character plays a role in developing a special setting within the shopping center. Tenants should view store design at as an opportunity to develop an unmatched location in the region. Visitors and residents enjoy a sense of discovery of unique places to eat, shop and spend time.
The design of each Tenant includes three major components, each subject to separate guideline requirements. These components are:
INTERIORS
SIGNAGE
TECHNICAL
The DCM is written to encourage freedom of expression and creativity, while establishing a common point of departure for all Tenant design. The goal of this criteria is to provide a framework for a variety of design, not a uniformity of appearance. Design compatibility with adjacent Tenants as well as the overall design philosophy of the development are highly encouraged and will be reviewed by the Landlord’s team. The design concepts are intended for use by all Tenants, including those who have a national or regional store design. Special circumstances may require interpretation of these guidelines, and the Landlord will remain flexible in the review process. However, any modifications of or deviations from these design criteria must be reviewed with the Landlord and will be subject to approval by the Landlord.
Retail Experience
Open site lines from retail corners will highlight the unique elements and draw pedestrians to the store fronts and will further entice neighbors, residents and visitors to visit and discover the shops and services available. Solid canopies and canvas awnings provide weather protection and add to the individual Tenant identity and retail variety.
The retail neighborhood will be enhanced by places to sit and relax within landscaped zones surrounded by a retail community that will become an important part of the surrounding area for years to come.
Field Conditions
Tenant is required to inspect, verify and coordinate all field conditions pertaining to the premises from the time prior to the start of its store design work and the commencement of its construction. Any adjustments to the work arising from field conditions not apparent on drawings and other building documents shall receive written approval of Landlord prior to start of construction.
Building Information
| Construction Type: | |
| Occupancy Group: | |
| Stories: | |
| Occupant Load: | Varies per building |
Condition of Premises
Upon the Delivery Date, Tenant shall accept delivery of the Premises in an “As Is” condition and “With All Faults” and Landlord shall have no obligation to improve, remodel, alter or otherwise modify or prepare the Premises for Tenant’s occupancy except to the extent otherwise expressly stated in the Lease documents.
Tenant hereby represents each of the following:
- Tenant or its authorized representative has inspected the Premises and has made all inquiries, tests and studies that it deems necessary related to its leasing of the Premises.
- Tenant is relying solely on Tenant’s own inspection, inquiries, tests and studies conducted in connection with, and Tenant’s own judgment with respect to, the condition of the Premises and Tenant’s leasing thereof.
- Tenant is leasing the Premises without any representations or warranties, express, implied or statutory by Landlord, or Landlord’s agents, brokers, finders, consultants, counsel, employees, officers, directors, shareholders, partners, trustees or beneficiaries.
- The work to be completed by Landlord, “Landlord’s Work” under the Tenant Lease shall be limited to that described in the appropriate sections in the Lease. All other items of work not provided for herein shall be provided by the Tenant at Tenant’s sole cost and expense and is herein referred to as “Tenant’s Work”.
Landlord Work
Structure
A structural system designed to carry loads in accordance with and to meet all governing codes. “Structural Frame” includes beams, columns, studs, roof trusses and joists, roof deck system and roofing. Exterior walls, where applicable, will be shown on the plans and specifications for the project.
Structural clearances will vary within a Tenant’s demised premise. Clearances are required to be field verified. Clear height for all overhead utilities must be field verified.
In addition, if the Tenant wishes to suspend anything from the underside of the roof deck above the leased space, written approval of the Landlord is required.
Floor Slab
A Standard grey concrete slab was initially provided throughout premises. Any coring, drilling, trenching, or saw-cutting of the slab requires written approval of the Landlord prior to commencement. Any special requests and/or requirements for below slab utilities must be provided to the Landlord in writing.
The Tenant or Tenant’s Contractors shall not use any vibratory air, electric, or other type hammers, drills, chipping guns, or equipment to remove concrete on elevated decks or roofs. Tenant shall obtain Landlord approval for any modifications to the concrete slabs.
Moisture content within the slab can vary greatly. Landlord makes no representation, warranty or guaranty of slab moisture content.
Exterior Walls & Storefront
Landlord has constructed framed exterior wall assemblies with a combination of exterior cement plaster, brick veneer, fiber cement siding for all exterior facades. Tenant is to supply any interior drywall or any other finishes and insulation as required by Tenant per code.
Landlord has provided a storefront system with a minimum of one (1) door per Landlord Design. Storefront system is as indicated on project drawings.
Demising Wall
A demising wall between Tenants has been installed by the Landlord. The wall is stud framing only, with thickness in compliance with design and load requirements, and extends from the slab to the underside of the structure. Landlord provided finished gypsum wall board only on the Landlord common area egress corridor side of the wall, if applicable and as required by code. The previous occupant has completed the rest of the work on the demising walls. Landlord makes no representation, warranty or guaranty of their existing work. Tenant is responsible for the coordination and installation of gypsum board, insulation and sealants required for fire rating, sound attenuation, and / or thermal transmittance per code on its side of the demising wall with neighboring Tenants. Tenant shall also be responsible for any necessary wall rating assemblies to achieve the intent of their design.
Mechanical
The existing HVAC system is being provided at it’s current capacity in an “as is” condition. Landlord makes no representation, warranty or guaranty of the suitability and functionality of the system for the tenant’s use.
All equipment, distribution, registers, returns, and final connections necessary for the Tenant to open and operate their business is to be by Tenant. Tenant must utilize Landlord’s approved roofing contractor and obtain Landlord’s approval prior to penetration of roof membrane to install and mount its’ roof top equipment. Tenant shall submit all structural enhancements to Landlord for approval, designed and stamped by a professional engineer licensed in the State of California.
Sanitary Exhaust
The existing sanitary exhaust system is being provided at its’ current capacity in an “as is” condition. Landlord makes no representation, warranty or guaranty of the suitability and functionality of the system for the tenant’s use. All equipment, distribution, registers, returns, and final connections necessary for the Tenant to open and operate their business is to be by Tenant. Tenant must utilize Landlord’s approved roofing contractor and obtain Landlord’s approval prior to penetration of roof membrane to install and mount its’ roof top equipment.
Kitchen Exhaust
The existing Kitchen Exhaust system is being provided at its’ current capacity in an “as is” condition. Landlord makes no representation, warranty or guaranty of the suitability and functionality of the system for the tenant’s use.
All equipment, ducts and hoods for the Tenant to open and operate their business is to be by Tenant. Tenant must utilize Landlord’s approved roofing contractor and obtain Landlord’s approval prior to penetration of roof membrane to install and mount its’ roof top equipment. Tenant shall submit all structural enhancements to Landlord for approval, designed and stamped by a professional engineer licensed in the State of California.
Electrical
The existing Electrical system is being provided at its’ current capacity in an “as is” condition. Landlord makes no representation, warranty or guaranty of the suitability and functionality of the system for the tenant’s use.
All equipment, distribution and final connections necessary for the Tenant to open and operate their business is to be by Tenant. Any and all transformer and distribution equipment required by Tenant to utilize the electrical service provided by Landlord must be furnished and installed by Tenant inside the Premises at Tenant’s expense.
All electrical equipment required to service the space, including, but not limited to, CT can, meter base, meter, panels, disconnects, gutters, conductors, switches, breakers, and transformers shall be provided by Tenant at Tenant’s expense. Transformer is to be floor mounted and located in Tenant’s space at Tenant’s expense. Tenant shall be responsible for all utility costs upon turnover of the space to Tenant.
Any additional electrical service requirements shall be at Tenant’s cost and expense. Any cost involved in moving or upgrading the electrical service components provided by Landlord will be borne exclusively by Tenant. Landlord does not provide structural upgrades for hanging Tenant transformers. Tenant is required to submit all structural enhancements to Landlord for review and approval, designed and stamped by a professional engineer licensed in California.
Telephone/Cable
The exiting telecommunications system is being provided in its’ current configuration and capacity in an “as is” condition. Landlord makes no representation, warranty or guaranty of the suitability and functionality of the system for the tenant’s use.
All equipment, distribution and final connections necessary for the Tenant to open and operate their business is to be by Tenant.
Landlord shall also provide access to Landlord’s telephone room(s) for Tenant’s wire and termination. All telephone equipment required to service the space, including, but not limited to, backboards, punch downs, modems, troughs, wiring and cabling shall be located within the Tenant space and provided and installed by Tenant at Tenant’s expense.
Plumbing
The existing Plumbing system is being provided at its’ current capacity in an “as is” condition. Landlord makes no representation, warranty or guaranty of the suitability and functionality of the system for the tenant’s use.
All equipment, distribution and final connections necessary for the Tenant to open and operate their business is to be by Tenant. Any and all work, pipes and equipment required by Tenant to utilize the plumbing systems provided by Landlord must be furnished and installed by Tenant inside the Premises at Tenant’s expense. This is to include domestic water, sanitary sewer, grease lines or plumbing vents. Locations of all existing and proposed piping may be within Tenant Premises, shall be verified by Tenant and may not be relocated or disturbed without Landlord written permission.
Water
Landlord shall purchase and install Tenant’s water submeter for the Premises and Tenant shall reimburse Landlord for water submeter purchase and installation. Locations of all existing and proposed piping may be within Tenant Premises, shall be verified by Tenant and may not be relocated or disturbed without Landlord written permission.
Sanitary Sewer
Provisions for Tenant connection to sanitary building system are specifically described in the Technical section of the DCM. Tenant is required to perform all work at Tenant’s expense to tap the main line and all distribution throughout the Premises. In order to hook up to these services it may be necessary for the Tenant to cut or core through concrete slabs or walls.
Landlord has provided roof storm drains and piping. Landlord shall also provide fixtures, equipment, and piping as required to meet base building, minimum code, or utility company requirements and Landlord’s plan requirements. Locations of all existing and proposed piping may be within Tenant Premises, shall be verified by Tenant and may not be relocated or disturbed without Landlord written permission. Locations of all existing and proposed piping may be within Tenant Premises, shall be verified by Tenant and may not be relocated or disturbed without Landlord written permission.
Grease Waste Line
For Restaurant and Inline Quick Serve Restaurant Tenants, an existing grease interceptor is available for Tenant’s use. Location of grease interceptor, grease lines and stub ups shall be at Landlord’s sole discretion. Locations of all existing and proposed piping may be within Tenant Premises, shall be verified by Tenant and may not be relocated or disturbed without Landlord written permission.
Gas
The existing gas system is being provided at its’ current capacity in an “as is” condition. Landlord makes no representation, warranty or guaranty of the suitability and functionality of the system for the tenant’s use.
All equipment, distribution and final connections necessary for the Tenant to open and operate their business is to be by Tenant. Any and all work, pipes and equipment required by Tenant to utilize the gas service must be furnished and installed by Tenant at Tenant’s expense. Locations of all existing and proposed piping may be within Tenant Premises, shall be verified by Tenant and may not be relocated or disturbed without Landlord written permission.
All gas service and meter arrangements with the Gas Company and any gas system upgrades shall be by Tenant at Tenant’s expense. Gas service shall be for Restaurant/QSR Tenants only and will be limited to restaurant Tenants’ cooking requirements only.
Gas water heaters are strictly prohibited for Retail Tenants. Locations of all existing and proposed piping may be within Tenant Premises, shall be verified by Tenant and may not be relocated or disturbed without Landlord written permission.
Fire Sprinkler and Alarm
Landlord has provided a hydraulically calculated fire sprinkler system for each level including mains, standpipes, sprinkler risers, and/or sprinkler heads to meet minimum local code, fire department, NFPA and Landlord’s insurance underwriting requirements. All piping shall be hydraulically sized and placed in locations as determined and as required by the municipal authorities. Landlord shall provide all sprinkler drainage systems in locations and as required by the municipal authorities including those required within a Tenant’s premises.
The basic fire sprinkler system was designed per NFPA 13, ordinary hazard, and public assembly with upright head protection at underside of deck above. The system’s fire riser, shut off valve and alarm will be controlled from a central location.
Tenant is responsible for design, furnish and installation of any and all modifications, including main-line, branch-lines, and sprinkler head drops, as required to accommodate Tenant Improvement plans.
Tenant must use a Landlord’s required fire sprinkler contractor and obtain Landlord’s approval prior to commencement of any work.
Tenant shall connect to Landlord base building fire alarm system and install compatible fire alarm system for Tenant space per code requirements.
Tenant shall be responsible for providing all work required to extend, reconfigure, and/or modify the existing system to meet all municipal codes. All work shall be provided by Landlord’s designated contractor at Tenant’s expense and Tenant must obtain Landlord’s approval prior to commencement of work.