Print Friendly, PDF & Email

6: TECHNICAL CRITERIA

Structural Design

All proposed structural modifications shall be submitted to the Landlord for review. The Landlord’s review will be limited to verification that the modifications are in general conformance with project criteria. The Tenant’s structural engineer shall be solely responsible for all modifications to the base building, which are subject to the restrictions noted below. The Tenant’s structural engineer shall submit signed and sealed design calculations to the Landlord of any revisions to the base building structure, demonstrating compliance with project criteria and all applicable codes. The Tenant’s structural engineer shall be a licensed structural engineer in the State of California.

When work requires modifications for conditions not specifically covered by this section or the contract documents, such conditions shall be submitted to the Landlord for review prior to proceeding with the work.

Retail Tenant restrictions on modifications to the base building structure are as follows:

  • All construction shall be in conformance with the local Building Code and any other applicable codes.
  • Loading on the base building floors is limited to 200 lb per sf, 2,000 lb live load, or the design loads indicated on the structural drawings, whichever is more restrictive.
  • At concrete framed areas, attachments to the underside of the concrete slabs above may be made as required, provided that attachments are limited to 200 lbs at each anchor point, and subject to the overall floor loading restrictions. Use anchors and attachments meeting printed load capacities and instructions of manufacturer. If rebars are encountered during drilling operations for anchors, then the anchors shall be moved over to clear the rebars. The Landlord’s structural engineer shall be consulted if this is not practically possible in the field.

The Tenant’s construction, fixturing and normal occupancy load shall not exceed this maximum allowable load.

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.

The Tenant shall not be allowed to suspend anything from the building superstructure without receiving prior approval from the Landlord.

Mechanical

Tenant shall design, furnish and install air-conditioning, heating and ventilation equipment that shall serve the Tenant Space at all times during business hours. Tenant shall connect said equipment to the mechanical service connections or mains, if any, provided by Landlord.

SYSTEM DESIGN

HVAC Systems

Design and installation of an air-conditioning and heating system to serve the Demised Premises, shall be based upon the following design conditions:

  • Tenant shall provide complete design and installation for heating, ventilating and air conditioning (HVAC) system for the Premises.
  • Tenant shall provide complete design and installation of toilet and special exhaust system for the Premises (as required) which will be ducted through the roof to fans mounted in a suitable location. 

Noise and Vibration

Any mechanical or allied equipment to be installed by Tenant must conform to the following noise and vibration limits:

It may not produce sounds exceeding NC 40 that emanate into any area occupied by another Tenant.

Within the Premises, it shall not produce sounds exceeding NC 50 in normal areas of occupancy.

If floor-mounted, it must be on an adequate resilient mounting system to produce no noticeable vibration.

If mounted or suspended from the building structure, it must produce no noticeable vibration of equipment;
and the mounting system – must be such that no resonance can occur between the equipment and base building structure.

 

Approved Manufacturers:

Tenant shall use its choice of the manufacturers set forth in the relevant sections below or those of improved quality, in Landlord‘s sole judgement.

RTU: Carrier, Trane, Lennox or York as specified.

Controls: Same manufacturer as Landlord’s base building system.

Electric Duct Heating Coils: Carrier, M.M. Indeeco, Braash, Chromalox, Qmark.

 

System Design Conditions

Tenant shall design system not to exceed the following:

 

General retail:

350 sf/ton

QSR/Restaurant:

150 sf/ton

 

Plenum space above the ceiling shall not be used for air return, but shall instead be fully ducted.

Toilet Exhaust

Tenants’ toilets shall be exhausted to provide minimum exhaust per code for water closet and/or urinal. Toilet exhaust fans shall be connected to a common exhaust duct, which will be routed to a roof hood.  Toilet exhaust fans shall be wired to and powered from Tenant power panel located within their premises.

 

Tenant’s Work

General Requirements

Tenant’s mechanical installation to be completed per all governing codes and all materials shall be new and of commercial grade and with underwriter’s label(s).

Installation shall be performed by a licensed Mechanical Contractor, in a firstclass, workman-like manner.

Tenant’s HVAC system shall be designed and installed to include all areas of the Tenant Space.

After installation and before operating the HVAC equipment, the Tenant (at Tenant’s expense) will hire Landlord approved test and balance reporting contractor to schedule and conduct supply, exhaust, return and fresh air valve testing within the Demised Premises. This test shall be certified and submitted to the Landlord for review. Exhaust and return systems under negative pressure shall not exceed values indicated on Tenant drawings by more than 10%.

Equipment

Tenants shall provide and install make-up and exhaust air systems, as required, including balancing and backdraft dampers, fire dampers, and connection to the make-up and exhaust openings. Air-handling units, heating equipment, water heaters and other equipment located within the Demised Premises shall be floor mounted or located over the storage areas on supports provided by Tenant, not to exceed maximum live load.

Tenant is responsible for isolation of all equipment so that vibrations and noises are not transmitted. Any noises deemed objectionable by Landlord’s Representative shall be corrected at Tenant’s expense.

Tenants are required to install a seven-day time clock for controlling their HVAC system and be connected to the fire/ smoke alarm as required by Landlord, Fire Marshall, and/or local codes.

Tenants that have odor-producing operations shall follow PCU guidelines outlined in Restaurant section found on the following page.

Ductwork

All ductwork shall be fabricated from galvanized sheet metal in accordance with the standards of American Society of Heating, Refrigeration and Air Conditioning Engineers (ASHRAE), Sheet Metal and Air Conditioning Contractors National Association (SMACNA), and LAMC for ductwork. Flexible metal ductwork shall be allowed only in branch ducts, in a length not to exceed five feet (5’-0”). Plastic liner ductwork with internal wire reinforcement is not permitted. Flexible aluminum ductwork is not permitted.

Branches from main trunk ductwork shall be furnished with splitters, dampers or similar balancing devices in accordance with the standards of SMACNA and the Associated Air Balancing Council. Fire dampers and/or combination fire/smoke dampers shall be provided, as required.

Restaurants

 

 

 

Kitchen Exhaust Hoods and Pollution Control Unit
Whenever possible, restaurants will be required to terminate all grease and dishwasher exhaust ducts with up-blast fans at the roof level.

When applicable, the following conditions apply to restaurant pollution control units (PCU):

  • A PCU will be required if the discharge point of the grease exhaust is in an area that would disturb others due to the odor and/or particulate of the grease exhaust.
  • A PCU will be required if exhaust discharge is less than 15 ft from lot lines, air intake openings, and/or adjacent buildings or parts of the same building, per municipal Building Code.
  • PCU system testing shall be done by a Landlord approved Test and Balance agency.
  • Tenants are recommended to provide CaptiveAire, Gaylord, Halton or approved equal pollution control unit (PCU). The system provided shall comply with local building code. Kitchen exhaust ductwork needs to be welded black iron.

 

Dishwasher Exhaust Ductwork

Dishwasher ductwork and moisture eliminators for dishwasher exhaust shall be fabricated and installed in accordance with ASHRAE standards and applicable codes. All ductwork from the dishwasher shall be properly pitched and piped to an approved drain. All joints must be soldered. An accessible balance damper shall be provided at the dishwasher connection to the exhaust system.

All condenser water piping shall be Type K copper with high-temperature silver solder. Piping shall be flushed and chemically cleaned prior to connection to base building system. Landlord’s Representative to approve of piping prior to connection.

 

Gas Piping

All gas piping pertains to Restaurant Tenants only.

Tenant shall submit load requirements to the local Gas Company for approval. Tenant shall, at Tenant’s sole expense, arrange with the local utility company for gas service to the Tenant Space, comply with their requirements for metering and service within the demised space.. Tenant service to be low pressure (less than 2 PSI).

All gas piping shall be by Tenant and shall be Schedule 40 black steel, ASTM A120 or A53 with 150 lb banded malleable iron screwed fittings and in compliance with all governing codes and requirements of the utility company, as it relates to piping and equipment installation and testing methods and procedures. Casing shall be completely gas tight and vented to the atmosphere as required.

Piping shall be painted appropriately to match surrounding area and labeled properly. Gas cocks shall comply with the following: 125-pound WOG, screwed, bronze, flat-head cock, shall be used for sizes, 2.5” and larger.

Mechanical Drawing Requirements

Tenant shall submit HVAC plans, prepared by a licensed Professional mechanical engineer in the state of California, for Landlord’s review and approval. Contractor and/or equipment supplier drawings shall not be permitted. Tenant’s HVAC drawing shall consist of, but not be limited to, the following:

  • Floor plan and/or reflected ceiling plan at 1/4” scale or larger, including all ductwork, exhaust systems, hoods, piping and equipment
  • Roof plan including all equipment located on roof and clearances including structural engineer’s certification
  • Schematic diagram of the HVAC system controls, including all fire/smoke detection and alarm devices with all manufacturer’s model numbers indicated
  • Control system sequence of operation
  • Equipment schedules, including air-handling units, condensing units, exhaust fans, air devices (diffusers, registers and grilles) and any other equipment used, including manufacturer’s name and number
  • Interior elevations and complete details sufficient for construction
  • Material and equipment specifications
  • Heating, cooling and ventilation load calculations
  • Condenser water piping diagram indicating line sizes and complete system, including tenant pumping system, if any.

 

The following items shall be noted on Tenant’s plan, for clarification:

  • All work shall comply with the latest edition of local building code and all other codes as may be applicable within this jurisdiction.
  • Tenant’s general contractor shall provide a fire watch and portable fire extinguisher (minimum size 4A:60BC), wherever any hot work is done within the Demised Premises. The person performing the fire watch shall remain in the Tenant Premises for at least one (1) hour after the completion of any welding, brazing, or soldering.
  • All control wiring shall be in conduit.

 

Electrical Design

 

 

 

Conduits, Boxes & Raceways
Tenant shall revise Landlord’s conduit, as required within the Premises to Tenant’s main disconnect switch, transformer and/or panel board.

All wiring shall be installed in conduit. Conduit shall be galvanized steel, rigid heavy wall or electrical metallic tubing. Sizes shall be governed by local building code.

All conduits shall be concealed in finished areas. Minimum conduit shall be 1/2” trade size. No conduit shall be allowed to be installed in the slab. Conduit concealed in slab shall be 3/4” trade size.

Exposed conduits shall be in straight lines parallel with or at right angles to column lines or beams and separated at least 6” from water or gas lines, wherever they run alongside or across such lines. Any fireproofing removed must be replaced by Tenant.

Flexible metal conduits shall be used only for connections to motor or vibrating equipment, lighting fixtures, inside casework and as the final connection. Six feet (6’-0”) maximum length and minimum 1” electrical trade size.

No “BX”, “AC”, “MC” or “ROMEX” type wiring will be allowed.

Furnish liquid-tight flexible conduits for outdoor installations and floor boxes shall be water tight with cast threaded conduit hubs and watertight fittings, where required in accordance with NEC.

Pull boxes or junction boxes are required to be of minimum 12 gauge galvanized steel. Boxes in walls shall be galvanized pressed steel or cast metal. Caulk around boxes to eliminate noise transmission. Back to back boxes shall be staggered.

Prior to making any conduit, pipe or duct-roof penetration and/or positioning, all the proposed locations and/or penetrations shall match locations, as indicated on the Landlord-approved plans.

Requirements and instructions for attaching overhead conduit, raceway hangers, clamps, light fixture supports, junction boxes, etc. are described in detail in the Structural section.

 

Wiring

Tenant shall furnish and install service conductors from the Landlord meter panel or trough through the Landlord’s conduit to the Tenant’s main disconnect device within the Premises. Tenant shall coordinate with Landlord’s electrical contractor for final connection & shutdown of power.

All main and branch circuitry wiring shall be copper. Minimum circuit wire size shall be #12 AWG, excluding low voltage control wiring.

All wiring shall minimally have 600-volt insulation, Type THHN, THWN, XHHW in EMT for main feeders.

All wiring shall be color-coded per local building code. Same color shall identify same phase throughout the system.

The electrical system serving the Demised Premises shall be grounded in accordance with the latest requirements building code. Tenant systems shall be grounded to the Landlord’s building ground electrode system. Grounding directly to the building steel is not allowed. Ground fault circuit interrupting (GFCI) type receptacles shall be installed where required by code. GFCI receptacles shall be provided within 6’-0” of any sink or other wet location and within toilet rooms.

All main service feeders, as a minimum, shall be rated for the sum of all loads, plus twenty-five percent (25%) spare capacity. Branch circuits connected loads shall not exceed eighty percent (80%) of rated capacity.

 

Electrical Distribution Equipment

Tenant Electrical Distribution Equipment shall include 3-phase, 4-wire distributed phasing type distribution equipment. Transformers shall be furnished and installed within the Tenant Premises by the Tenant.

Distribution panels shall have bolted thermal magnetic type molded case circuit breakers of the required interrupting capacity.

Transformers shall be dry-type floor mounted with Class H insulation. Transformers up to 45 KVA shall be floor mounted or suspended. If suspended, the location and support system shall be reviewed and approved by the Landlord. Suspension shall be from Tenant provided construction sized to accommodate the weight of the equipment. Suspension from base building construction is strictly prohibited.  Transformers larger than 45 KVA  will not allowed to be suspended and shall be floor mounted.

Distribution equipment (switchboards, panelboards, transformers, etc.) shall be manufactured by Cutler Hammer or Landlord approved equal to match the building standard.

Properly size main fusible disconnect switch with fuses, or main circuit breaker in panel boards, within the demised Premises as required.

Tenant shall provide disconnect switch and metering at Landlord trough and make connection to trough.

Panel connected loads within the Tenant Space and main feeder conductors shall be balanced within plus or minus ten percent (10%) across all phases.

Lighting panel boards shall be of the 3-phase, 4-wire circuit breaker type. Cabinets shall be constructed of code-gauge steel, having not less than 4” gutter space on all sides. Doors shall be hinged with keyed cylinder locks and all locks shall be keyed alike.

Lighting panels shall have quick-lag thermal magnetic molded case breakers bolted to buss. Half-size or tandem breakers or plug-ins shall not be allowed. Distribution panels shall be either fusible-type (with quick-make, quick-break interrupter switches) or molded case breaker-type.

Furnish a complete typewritten identification directory card for all main and branch circuits in the panel doors.

 

Telecommunications:

Tenant shall furnish and install the telecommunications backbone cabling (within the Landlord provided conduit) from the base building telecom room to the Tenant Premises. The structured cabling system and associated equipment within the Tenant’s Premises shall be provided by the Tenant. Tenant shall apply for telecommunications service utilizing a Landlord approved service provider. Tenant telecommunications equipment shall be confined to the Tenant’s Premises and is not permitted in base building telecom rooms.

 

Miscellaneous Items

All materials shall be new and of commercial grade and bear underwriter’s labels where such labeling applies.

As required by municipal Building Code, furnish exit and emergency lighting throughout the Demised Premises.

Night lighting shall be provided to allow low level illumination throughout the Tenant Space after business hours.

All show cases and display cases shall be adequately lit, employing concealed sources.

Motors 1/2 HP or less shall be 120 volts, single phase. Motors greater than 1/2 HP shall be 3 phase.

Manual or magnetic starters, switches, contacts, relays, time switches, safety devices, and other controls shall be commercial-grade with heavy-duty ratings, and shall be installed in strict conformance with the manufacturer’s recommendations and applicable codes. Manual switches used as equipment disconnects shall have over-load protection.

Retail Tenants are required to utilize electric hot water for domestic hot water and electric heating coils for space heating. Restaurant Tenants will utilize gas fired water heaters. and heat for hood make-up.

Tenant’s electrical contractor shall furnish an identification nameplate on Tenant’s main disconnect switch in Landlord’s meter section. Nameplates shall be 1/8” thick plastic, black on white and etched letters. The minimum size shall be 1” with the Tenant’s space number only engraved on it, permanently affixed.

Engraved phenolic nameplates are required on distribution panels, motor starters, branch panel-boards, panels and push button stations, etc. Furnish a complete typewritten identification directory card for all main and branch circuits in the panel door.

All devices and equipment in finished areas shall be flush mounted, where possible.

Lighting shall not be installed outside of the Tenant Space.

Tenant shall provide security equipment complete with all conduits, junction boxes, outlets, wiring, devices, and equipment power as desired. No interface with a Landlord security or access control system shall be permitted.

 

Fire Alarm 

If required. Tenant shall provide a local municipality approved emergency voice / alarm communication system with capacity to support initiation and notification devices within the premises.

Landlord shall provide a fire alarm system for the main building along with a connection point at each Tenant space for initiation circuit and signaling circuit. A conduit at or near the Tenant’s premises from the nearest base building fire alarm system equipment cabinet(s) shall be located in the respective telecom room.

Modifications or additions required to the existing system for the Tenant’s work are the responsibility of the Tenant.

All devices connected to Landlord’s central fire alarm system shall be compatible with the base building system and models must be approved of by the Landlord’s designated Fire Alarm Contractor.

Tenant shall supply fire alarm power supply for signaling circuit, devices within Tenant space, and all associated wiring. All devices connected to the mall building’s central fire alarm system shall be connected, programmed, and tested by the Landlord’s designated Fire Alarm Contractor at the Tenant’s expense.

The Tenant Fire Alarm installation shall include the following components:

  • Duct detection devices at each HVAC unit in excess of 2,000 CFM, unless exceptions are allowed by code
  • Smoke detection devices where required by code and/or desired by Tenant as approved by Landlord
  • Speakers and strobe devices connected to emergency conduit at locations required by Local Building Code
  • Other auxiliary fire alarm devices specifically required by municipal Building Code or desired by Tenant as approved by Landlord.

The Landlord’s designated Fire Alarm Contractor shall perform the following work for a typical Tenant space. All work performed by Landlord’s contractor shall be completed solely at Tenant’s expense:

  • Complete all wiring connections from the connection junction box to Landlord’s central system
  • Furnish and install Control and Monitor Module devices
  • Furnish and install all wiring between devices, detectors and/or cooking hood/fire suppression system fire alarm panel and the system connection junction box
  • Modify control equipment as required to support Tenant devices
  • Complete all system programming at Landlord’s central fire alarm panel
  • Obtain all required permits for work performed by Landlord’s designated Fire Alarm Contractor
  • Perform all startup testing and coordinate final test with municipal authorities

The Tenant Contractor shall perform the following work:

  • Furnish & Install conduit to connect the system connection junction box with all devices and/or fire suppression alarm panel, as instructed by the Landlords designated Fire Alarm Contractor
  • Install the Landlord standard devices for duct detector(s)
  • Install junction/device boxes at each device location
  • Furnish and install all required fire alarm devices within the Tenant Premises, including smoke detectors, control modules, monitor modules, speakers, strobes, etc., as required by building code
  • Tenant’s Fire Alarm Contractor shall be approved by Landlord before any fire alarm work is started
  • Coordinate all installation work and testing with Landlord’s designated Fire Alarm contractor, Landlord, and local jurisdictional authorities
  • Assist the Landlord’s designated Fire Alarm Contractor with the installed as-built documentation
  • Connect the Tenant’s HVAC system controls to the fire alarm system or local smoke detector as required by code for unit shutdown
  • Tenant fire alarm systems shall comply with all local municipal building and fire code requirements.  Stand-alone fire alarm systems are not permitted.

 

Electrical Drawing Requirements 

Tenant’s electrical drawings shall consist of, but not limited to, the following:

  • Electrical floor plan at a minimum of 1/4” scale or larger (for power)
  • Reflected ceiling plan at a minimum of 1/4” scale or larger (for lighting)
  • Electrical riser diagram, including type and size of feeders, fuses, disconnect switches and main breakers
  • Electrical panel(s) schedule, including circuit breaker sizes and all connected load calculations
  • Lighting fixture schedule, including type, lamps, mounting, wattage, quantities and manufacturers catalog number
  • Fire/smoke alarm system device layouts
  • Electrical load summary, including all connected and demand load calculations
  • Voltage drop, based on actual loads, shall be indicated on the one line riser diagram for all feeders and sub-feeders, per municipal Building Code Equipment and materials specifications.
  • Material, electrical products and equipment, including all components shall be new and appear on the Underwriters Laboratories list of approved items.

 

Plumbing Design

 

SYSTEM DESIGN

Tenant shall design and develop a complete plumbing system with all the necessary facilities to serve the Demised Premises. This includes installing vent and waste sewer systems, and a domestic hot and cold water system. Tenant shall make all connections to the existing utility services provided by Landlord.

 

TENANT’S WORK

Tenant shall connect to and extend all piping from the existing location, including sanitary sewer, grease waste, domestic cold water, and sanitary vent piping to the necessary location within the Leased Premises. All work shall comply with the latest edition of the municipal Building Code and all other codes as may be applicable within this jurisdiction. 

Approved Manufacturers
Tenant shall use its choice of the manufacturers set forth in the relevant sections below or those of improved quality, in Landlord‘s sole judgement.

Plumbing Fixtures: American Standard, Crane, Kohler.

Domestic Water Heaters (Electric – Commercial Grade): A.0. Smith, State, Locinvar.

Drains, Cleanouts and Grease Interceptors: Zurn, Josam, Wade, Smith.

Electric Water Coolers: Halsey Teylor, Haws, GE, Westinghouse, Oasis.

Plumbing fixtures and accessories shall meet all applicable code requirements and ADA regulations.

Plumbing fixtures and accessories shall be as listed or comparable as approved by Landlord, and shall be of water conserving type, meeting the requirements of the local municipality.

 

Cutting, Trenching & Patching

Provide penetrations as small as possible to minimize effect on structural systems and/or components. Refer to the Structural section of this manual for cutting, penetration and coring requirements.

Tenant shall ensure that all slab penetrations within the Tenant Space are properly fire sealed and remain watertight to prevent possible water leakage and/or damage. All roof and slab penetrations made by Tenant are subject to Landlord’s approval as to location and construction details.

Piping

  • Shutoff valves shall be provided at all connections to fixtures.
  • Soil, waste, vent, grease piping, and storm water piping inside building above ground: Standard weight, hub and spigot, cast iron pipe with neoprene gasket and steel bands.
  • Provide full sized capped connections after connecting into the base building water, sanitary and vent systems for future Tenants.
  • Piping 1-1/2” and smaller: Retail waste and vent piping will be cast iron. Water piping will be Type L Copper.
  • If applicable, Tenant shall provide steel sleeves when passing pipe through concrete slabs or wall sections.
  • All materials shall be new and or commercial grade and bare underwriter’s label(s), where such labeling applies.
  • The entire installation shall be performed by a licensed plumbing contractor in a first-class, workman-like manner.

 

Domestic Water
All cold and hot water piping shall be Type “L” seamless hard-drawn copper tubing above ground and Type “K” below ground and be in conformance with ASTM B88-48. Fittings are required to be wrought, suitable for 200 psi. Connections to dissimilar materials shall be made with dielectric unions. Joints shall be lead free solder for 200 psi.

For cold water service, Tenant shall:

  • Connect to the existing valved outlet, as provided by Landlord, extend piping as required and furnish a water sub-meter
  • Tenant shall provide ASME approved temperature and pressure relief valves for any electric domestic hot water heaters provided.
  • Discharge from said hot water heater temperature and pressure relief valve shall be piped to an approved floor drain or open site drain receptor. At Tenant’s option, instantaneous water heaters may be used if allowed by municipal Building Code. Tenant shall furnish drip pans under all water heaters with a drain piping to an approved floor drain or open site drain receptor.

Sanitary Lines and Vent Piping
All sanitary sewer and vent piping shall comply with Local Building Code.

Tenant shall provide floor or wall clean-outs minimally at every 50’-0” length of sanitary piping, at the most remote end of each sanitary sewer branch and at each change or direction of the waste line that is greater than 45 degrees. Ready access to the clean out shall be furnished.

All underground sanitary and vent piping shall be service-weight cast-iron, with fittings of the same weight as pipe. All above ground sanitary piping shall be service-weight cast-iron, with fittings of the same weight as the pipe.

 

Fire Sprinkler Design

Landlord has provided a hydraulically calculated fire sprinkler system for each building including mains, standpipes, sprinkler risers, branch piping, and/or sprinkler heads to meet minimum local code, fire department, NFPA and Landlord’s insurance underwriting requirements. Tenant shall connect to and/or modify existing Landlord system and provide a compatible complete, hydraulically calculated, wet-type fire protection sprinkler system installed throughout the Premises under the control of a supervised control valve, waterflow switch, test/drain and pressure gauge. Sprinkler systems and hydraulic design criteria shall be designed and installed in accordance with the requirements of the municipal Building Code and Landlord’s Insurance Carrier. The source of supply shall be from the 8” base building bulk main located in the service corridor. Tenant control valves are to be located in the service corridor. Tenant shall furnish all additional mains, branch piping and sprinklers required to complete the sprinkler system within the Tenant Premises.

Hydraulic design criteria shall be in accordance with the requirements of the municipal Building Code.

Piping/Fittings
All piping and fittings shall be designed in accordance with the requirements of NFPA #13. Base building standards are as follows:

  • Piping 2” and less shall be Schedule 40/ASTM A-53 or ASTM A-135 with threaded ends
  • Piping 2-1/2” and larger shall be Schedule 10/ASTM A-135. Pipe ends shall be roll grooved in accordance with NFPA #13
  • All fittings shall be suitable for use in sprinkler systems as defined in NFPA #13. Pressure ratings of all fittings shall meet or exceed maximum working pressure available within the systems
  • All pipe and fittings shall be UL listed and FM approved
  • Provide galvanized pipe for drain and testing.

Support
Fastening and/or suspension devices shall be attached to and supported from the building structure only. Do not attach anything directly to the upper level slab or roof deck. All hangers are to be of the approved type, and installed in accordance with NFPA #13.

Automatic Sprinklers
All sprinklers shall be quick response type, fully-recessed or concealed type, the same brand and type as installed by Landlord in the common areas, UL listed, Factory Mutual approved. Sprinklers in all areas visible to public shall be fully recessed or concealed. Full pendant sprinklers are permitted only in stock rooms and non-public areas.

All materials and equipment under this section shall be new and listed by Underwriters Laboratories, Inc. and Factory Mutual for fire protection system installation and approved by all authorities having jurisdiction and governing codes.

Sprinkler Design Requirements

Tenant’s sprinkler drawings shall include, but not be limited to, the following:

  • With final plan submission, a reflected ceiling plan at 1/4” scale or larger, including all sprinkler locations, pipe size and locations
  • Specifications, including all details, materials and equipment
  • Hydraulic calculations
  • Sprinkler shop drawings, as prepared by Tenant’s sprinkler contractor, sealed by a Professional Engineer

 

Sprinkler Shop Drawings Submittal

The Tenant’s sprinkler contractor shall submit one (1) hard copy print set and one (1) digital set of the sprinkler shop drawings to the Landlord Representative for review and approval. Sprinkler system shop drawings must be approved by the local authorities having the proper jurisdiction prior to the installation. Sprinkler system must comply with all applicable sections of NFPA #13.

 

Restaurants

 

 

Exhaust Hood Coverage
For all cooking equipment exhaust hoods, grilles, and/or cooking facilities, exhaust hood material shall be 18 gauge stainless steel.

Tenant shall install a CO2 fire extinguishing system, dry chemical system (Ansul or Landlord approved equivalent) in accordance with requirements of insurance underwriter or other authorities having jurisdiction. Provide specific details of this installation on the sprinkler plans or as required of the Fire Department regulations. Upon activation of this system, all cooking equipment must shut down automatically.

 

 

 

 

Fire Extinguishers

Tenant shall provide 10 lb. 4A/60BC rated dry chemical U.L. listed and rechargeable type hand fire extinguishers throughout the Demised Premises, including stock rooms, etc. In general, fire extinguishers shall be located in accordance with NFPA #10 standards, as required by all local authorities having jurisdiction and Landlord’s insurance underwriter’s requirements. Fire extinguishers shall be easily accessible and visible.

All fire extinguisher cabinets are to be semi-recessed or recessed. Provide labeling on cabinet doors. Provide additional signage above each fire extinguisher/cabinet as required by the Fire Department. As a matter of routine practice, fire extinguishers shall be serviced and inspected monthly.

 

Fire Alarm/Life Safety

Restaurants shall install duct detectors that shall be connected to the Landlord’s central fire alarm system. A fire alarm monitoring device must also be installed to signal the Landlord’s fire alarm system when the exhaust hood extinguishing system is activated along with another device (i.e. sprinkler, manual pull station, smoke detector). The Landlord’s designated Fire Alarm Contractor shall complete all system installation work at the Tenant’s expense.

Stand-alone restaurants are fully responsible for installing stand-alone fire alarm systems that meet municipal Building Code requirements.

 

Connection and Testing
Final connection to Landlord’s sprinkler main shall not be made until the entire system within the Demised Premises is pressure-tested and ready for service.

Tenant shall not be allowed to stock the Tenant Space until the entire sprinkler system has been inspected, approved and put into operation. All sprinkler system tests shall be witnessed by Landlord’s on-site representative and local jurisdictional authorities, as required.

The entire installation shall be performed by a Landlord approved licensed sprinkler contractor in a first-class, workman-like manner.

Tenant shall provide fire watch, at Tenant’s expense, for building systems during Tenant drain down and tie-in.

 

Refer to the Food Service Criteria for additional information.