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8: Plan Submission

General Submittal Requirements

Within a reasonable amount of time from the date of the approval of the Lease, the Landlord shall provide the Tenant with the Tenant Information Package. This package shall include any as-built drawings from the previous occupant or a demising plan showing column spacing, fixed elements, and overall dimensions, which demise the particular tenant space.

It is the responsibility of the Tenant and his/her architect to verify all dimensions and field conditions. Tenant’s architect and engineer(s) shall also thoroughly familiarize themselves with all local building codes, and all City, County and State ordinances, rules and regulations.

Tenant shall prepare – at its sole cost and expense – Design Drawings, Working Drawings, Shop Drawings, Specifications and Calculations. All architectural, structural, mechanical and electrical drawings shall be prepared and stamped by an architect and/or engineer(as required) registered and licensed in the State of California.

Tenant shall submit to Landlord for review and approval, either via e-mail, an FTP site or flash drive, the Preliminary/ Final Design Drawings in PDF format.

Tenant shall secure Landlord’s WRITTEN approval of all Design Drawings, Working Drawings, Shop Drawings, Specifications and Calculations prior to commencement of any construction in accordance with the schedules and procedures outlined in the Tenant’s lease.

The submittal process shall consist of two phases:

  • Preliminary Design Phase
  • Final Design Phase

 

Preliminary Design Phase

The Preliminary Design Phase is intended to acquaint the Landlord with the Tenant’s basic design intentions and to correct any conflict with the design criteria prior to commencing with the working drawings.

Within a maximum of thirty (30) days from either the date Tenant receives the Tenant Information Package or from the date Lease is executed, whichever is later, Tenant shall submit to Landlord for review and approval, their Preliminary Design Drawings in PDF format, including the following:

  • A 1/4″ scale floor plan showing all partitions, doors, fixtures and other construction.
  • A 1/4″ scale longitudinal section through the demised premises.
  • A 1/4″ scale reflected ceiling plan.
  • A sample board of all interior materials in a PDF Format electronic format. All materials shall be clearly labeled and referenced to the floor plans and elevations.

This submittal must be complete in order to fairly evaluate the proposal and to prevent the continuation of work on an unacceptable design. Incomplete submittals, at any phase of the project, will not be reviewed.

Landlord will review and comment on the Preliminary Design drawings within ten (10) business days of receipt. If Preliminary Design drawings are returned to the Tenant with comments and not bearing the unconditional approval of the Landlord, Tenant shall revise and resubmit to the Landlord for approval within ten (10) business days of their receipt by Tenant. If the Tenant takes exception to the Landlord comments, the Tenant may do so in writing, by email to the Landlord, within ten (10) days from the receipt of the reviewed preliminary set. Unless such action is taken, it will be deemed that all comments made by the Landlord on the Preliminary Design Drawings are acceptable to, and approved by the Tenant.

  1. Rejections due to non-compliance of design will not justify extending any scheduled performance dates established under the Lease.
    b. Additional review costs due to rejection of preliminary or subsequently rejected drawings shall be at Tenant’s expense. This includes structural reviews.

 

Final Design Phase

Within thirty (30) calendar days after receipt of the Landlord’s approval of the Preliminary Design Drawings, Tenant shall submit to Landlord for review and approval, their Final Design drawings in PDF format. Working drawings, at a minimum, shall consist of the following:

  • Architectural Drawings
  • Structural Drawings
  • Mechanical Drawings
  • Plumbing Drawings
  • Electrical Drawings
  • Fire and Life Safety Drawings
  • Kitchen Drawings

Landlord will review and comment on final working drawings within fifteen (15) working days of receipt. If any of the working drawings and specifications are rejected and or require additional information, the Tenant shall resubmit for Landlord’s approval within ten (10) working days from date of Landlord’s rejection letter or stamp.

Landlord and their consultants shall review drawings for design intent only. It is the Tenant’s obligation to comply with all established Tenant Design criteria as set forth in the lease agreement, lease plan, Tenant Criteria manual, or as otherwise specified. It is also the Tenant’s obligation to comply with all applicable laws, ordinances, building codes and regulations.

All Tenant improvement drawings must be submitted to the City Building Department to obtain the necessary permits. It is the Tenant’s responsibility to pay for and obtain all permits. Tenants are also required to obtain approval from the State Health Department and to comply with Food Service and Health regulations, as required.

 

Window Graphics Submittal – Construction Period Signage

Tenant shall submit graphics in PDF format, for a construction period window graphics. Submit the graphics for review and approval, a minimum of 2 weeks prior to the start of construction. The window graphics shall be installed no later than 2-3 days prior to the start of construction.

Temporary Signage graphics are only applicable to those tenants who open after the center’s primary grand opening date. While the center is under construction graphics are not required.

 

Signage and Blade Sign Shop Drawing Submittal

Tenants must submit shop drawings for Landlord review and approval. Shop drawings must clearly indicate sign size, dimensions, materials, colors, method of attachment and placement on the storefront or canopy. Provide a set of storefront signage shop drawings and blade sign shop drawings via e-mail in PDF format. Facsimile submittals are not permitted. Shop drawings must be on sign fabricator’s title sheets, and must include the following information for all proposed signs within public view:

  1. Elevations drawn to scale on storefronts, including dimensions, overall sign lengths and sign area.
    2. Construction details, materials, lighting specifications, letter type and size, ornamental hardware, colors, and storefront support.
    3. Locations of concealed hardware and equipment such as raceways, transformers, access panels.
    4. Colors and brightness control.
    5. Trimmed attachment to adjacent materials.

Refer to the SIGN CRITERIA for additional Submission requirements.

 

Fire Sprinkler Shop Drawing Submittal

Within one week of commencement of construction, and prior to commencement of ANY fire sprinkler work, the Tenant shall submit a set of fire sprinkler shop drawings, via e-mail in PDF format, for Landlord review and approval.

 

Final Approval of Drawings

Upon final approval of the working drawings, the Landlord shall forward to the Tenant, via e-mail, the Landlord’s stamp of approval. The Tenant’s contractor shall have one (1) Landlord approved set at the job site at all times and may not commence work until these approved drawings are physically within the premises.

The Tenant shall commence construction of its work promptly following the receipt of all required permits/municipal approvals, Landlord’s approval of the Tenant’s Final Drawings, receipt of a written notice of the Tenant’s possession of the demised space, and submission to the Landlord of all required Contractor paperwork. The Tenant shall complete the construction of their space on or before the Completion Date specified in the Tenant’s possession letter.

NOTE: After Landlord approval, any changes or modifications to the construction documents or the Tenant’s interior improvements must be approved, in writing, by Landlord.