4: Tenant Exteriors
Awnings & Canopies
One of the primary components to be incorporated into the majority of Tenant storefronts is the use of awnings. These elements are needed to give additional 3- dimensional qualities to the building facades and are the Tenant’s best tool to help unify and identify the Tenant’s Premises within project. It is also an opportunity to reinforce the Tenant’s identity through the use of limited signage.
The following are guidelines for the design of awnings:
- Awnings shall be made of a high quality, fire resistant, water repellant marine fabric (i.e. canvas) or other material such as metal and glass.
- Tenant storefront shall be designed to support the additional loads imposed by the awnings.
- Retractable or open side awnings are preferred; vinyl awnings are prohibited.
- Tenant shall submit awning shop drawings to the Landlord for review and approval prior to fabrication.
- The Tenant’s awning provider shall be responsible for developing all structural wind load calculations and attachment details per the building code.
- Landlord maintains the right to decline approval based on design, color, material or any other reason in order to maintain Landlord’s design intent of the center.
- Awning signage is addressed in the project Sign Criteria.
Exterior Base Building Finishes
The various buildings located on the property each bring their own unique and diverse architectural style. They have been designed with a classic color and material palette to not only showcase the sophistication that is this project, but to create a background from which to showcase the individuality of our retail Tenants. Below please find a listing of the respective color palettes for the buildings:
Restaurants
Full service restaurants, and specific small food Tenants, may be allowed to have patio seating. These seating areas are considered enhancements to the pedestrian oriented nature of the project. The design, use and location of the Tenant patio seating areas must contribute to the ambiance of the property, and shall be presented to the Landlord for approval.
The Tenant shall only occupy the patio seating area designated in the Tenant’s Lease. Tenants shall not occupy any portion of the common area without specific written approval by the Landlord.
Umbrella materials must be high-quality, exterior grade fabric, such as Sunbrella or equal, in a color that coordinates with the Tenant design elements, such as canvas awnings or signage, and the base building architecture.
All furniture items must be first quality, commercial grade. Furniture should be made largely of finished metal, treated wood, stone, or commercial grade, impact resistant plastic or fabric. Residential grade molded plastic lawn chairs are not permitted.
Speakers, monitors or other types of entertainment equipment are not permitted in patio seating areas unless approved in Tenant Lease.
The Tenant shall submit all designs for patio seating areas to the Landlord for review and approval. These submittals may include, but are not limited to the following:
- Patio layout including location, bars, seating plan, relative to Tenant storefront, access from interior restaurant, exiting, local alcohol control regulations and ADA clearances. Hostess stands and/or service stations are not permitted to be on patio areas.
- Railing, low wall, and/or planter details including material, construction, section at grade and finish
- Furniture submittals including tables, chairs, umbrellas, hostess stands, bars, and server stations. Material submittals of umbrella fabric, color boards, cut sheets and/or photos of all furniture and railing material
- Cut sheets, submittals, and plans or any specialty lighting and/or heating units that the Tenant desires to utilize in the patio seating areas
Any exterior equipment and furnishings that is provided by the Landlord is for the benefit of all shoppers and must remain in the common areas.
All damage to Landlord’s common area concrete and/or paving must be patched and repaired to a like-new finish condition following installation of Tenant’s patio railing system. Tenant and their General Contractor will also be subjected to a fine for any damages. Landlord will issue final approval on repairs subject to Tenant Improvement distribution.
Exterior Illumination is in reference to Patios only and not at storefronts. Careful consideration must be given to incorporating architectural lighting into the storefront design. The intent is to highlight the architectural features by illuminating the details, decorative add-ons and materials as one would find in retail street applications. The mixed use of exterior decorative and architectural fixtures is encouraged to create dramatic effects. All light fixtures are to be of exterior grade quality and of the appropriate scale to suit the proportions of the storefronts.
Downlighting will be encouraged rather than uplighting.
Tenant storefront display and Design Control Zone lighting is to be of an approved type of recessed light or recessed track light. Lamps within the lighting fixtures shall not be directed to shine or be visible from the common area.
All track lights shall be recessed in coves/troughs a minimum of 6” deep.
PREFERRED LIGHTING:
- Halogen
- Ceramic Metal Halide
- LED
- Neon
- Horizontally mounted compact fluorescents
- Low voltage as applicable
PROHIBITED LIGHTING:
- Exposed fluorescent and/or vertical-mount compact fluorescent
- Visible or vertical-mount track lighting
- Coated metal halide
- 2’ x 2’, 2’ x 4’ fluorescent
- Mercury vapor or high pressure sodium lamps
- Strobe, spinner chase or moving lighting
- Exposed bulbs or tubes unless specifically approved by Landlord