target store development guide v. 2.13

7/30/2019 Target Store Development Guide v. 2.13

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DeveloperGuideEdition 2.13


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Property DevelopmentReal Estate Department

1000 Nicollet Mall, TPN-12D

Minneapolis, MN 55403

TARGET Developer Guide, Edition 2.13 is available in PDF format on the web at:

http://pdzone.target.com


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Developer Guide, Edition 2.1301/01/13

TABLE OF CONTENTS

1.INTRODUCTION ....................................................................................................................................................... 1.1A. CAPITAL PROJECT REQUEST / TRIGGER PROCEDURES AND RESPONSIBILITIES:............................... 1.2B. EXTERNAL BUSINESS PARTNER NEWS GUIDELINES: ................................................................................ 1.2C. SUSTAINABILITY: ................................................................................................................................................ 1.2D. LEED: .................................................................................................................................................................... 1.2

2.CPR MEETING REQUIREMENTS ........................................................................................................................... 2.1A.CPR MEETING AGENDA: ................................................................................................................................... 2.1B.CPR BOOK FORMAT - REQUIRED SECTIONS AND CONTENTS:................................................................. 2.1C.CPR MEETING - REQUIRED MATERIALS: ....................................................................................................... 2.2D.CEC MEETING - REQUIRED MATERIALS: ....................................................................................................... 2.2E.BUZZSAW - EXCHANGING MATERIALS: ....................................................................................................... 2.23F.TIMETABLE FOR SUBMITTING CPR, CEC AND CONSTRUCTION MATERIALS: ................................... 2.23

3.SITE CRITERIA ......................................................................................................................................................... 3.1A.OPERATIONS SUMMARY: ................................................................................................................................. 3.1B.SURVEY: .............................................................................................................................................................. 3.5C.GEOTECHNICAL INVESTIGATION: ................................................................................................................ 3.11D.ENVIRONMENTAL SITE ASSESSMENT PROTOCOL: ................................................................................. 3.23E.SITE DESIGN CRITERIA: .................................................................................................................................. 3.28F.GRADING AND DRAINAGE: .............................................................................................................................. 3.45G.UTILITIES: .......................................................................................................................................................... 3.56H. EXHIBIT X SITE PLAN: ..................................................................................................................................... 3.61

4.EXHIBITS ................................................................................................................................................................... 4.1A. LAYOUTS:

1. Typical Site Area Soil Boring Locations ...................................................................................................... A.1.12. Typical Building Area Soil Boring Locations .................................................................................... A.2.1 - A.2.2

3. Site Branding Plan .......................................................................................................................................A.3.14. Sustainable Site Plan ...................................................................................................................................A.3.25. Building Area Footprints .................................................................................................................. A.4.1 - A.4.2

B. SIGNAGE:1. Building Identification ...................................................................................................................................B.1.12. Pharmacy .................................................................................................................................................... B.2.13. Site Identification .............................................................................................................................. B.3.1 - B.3.24. Shared Site Identification ................................................................................................................. B.4.1 - B.4.25. Traffic .......................................................................................................................................................... B.5.16. Accessible Parking ..................................................................................................................................... B.5.2

C. RECEIVING DOCK / COMPACTOR AREA:1. P09.400 ........................................................................................................................................... C.1.1 - C.1.2

D. BUILDING ELEVATIONS:1. P09.400 ....................................................................................................................................................... D.1.1

E. EXHIBIT S: STORMWATER AND NATURAL RESOURCES MANAGEMENT SYSYEM: ..................... E.1.1 - E.1.3F. EXHIBIT F: EXPANSIVE CLAY - DESIGN OPTIONS AND PROCEDURES: ............................................... F.1.1

5. FORMS ..................................................................................................................................................................... 5.1A. SITEWORK COST ESTIMATEB. FIRE HYDRANT WATER FLOW TEST REPORTC. ALTA SURVEY CHECKLISTD. GEOTECHNICAL INVESTIGATION CHECKLISTE. IMPORT SOIL INFORMATIONF. EXPORT SOIL INFORMATIONG. ENVIRONMENTAL ASSESSMENT CHECKLISTH. SITE CONSTRUCTION DOCUMENTS COORDINATION CHECKLIST

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I. BUILDING PAD REPRESENTATION AND CERTIFICATIONJ. CERTIFICATE OF BUILDING PAD DELIVERYK. CERTIFICATE OF COMPLETION OF SITE IMPROVEMENT WORKL. LEED VOLUME PROGRAM CHECKLIST

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Developer Guide, Edition 2.13

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1. INTRODUCTION

THE INTENT OF THIS DEVELOPER GUIDE IS TO ASSIST THE DEVELOPER AND TARGET

PROJECT TEAM TO PLAN AND GAIN APPROVAL OF NEW TARGET STORE PROJECTS

CONTACT THE PROJECT SPECIFIC TARGET REAL ESTATE DEVELOPMENT MANAGER

ABOUT USE OF THIS GUIDE FOR PROJECTS OUTSIDE THE UNITED STATES

A. CAPITAL PROJECT REQUEST / TRIGGER PROCEDURES AND RESPONSIBILITIES:This Target Developer Guide contains procedural and technical information needed by the Developer orConsultant to prepare a Capital Project Request (CPR) Book describing the scope and specifications for designdevelopment and preparing Site Construction Documents for a new Target store project. The Guide identifiesTargets requirements with regard to the respective obligations and responsibilities of the Developer and Target.The completed CPR Book contains a section called Target Stores Capital Project Request Scope (Scope Notes)that identifies the specific responsibilities of the Developer and Target for a particular project. The completedScope Notes will be provided by Target based on input from Developer or Consultant.

1. PROTOTYPE BUILDING AND SITE DRAWINGS:

Target provides the following drawings, known as the RE Drawings, that are intended for use in conjunctionwith this Guide: RE1 Building Site Criteria of the prototype building footprint; utility locations and perimeterspot elevations; RE2 Site Branding Plan of the prototype site plan; RE3 Site Details; RE4 Sustainable SitePlan; and A201 Building Elevations. The RE1, RE2, RE3, RE4, and A201 drawings are available inelectronic format from the Target Development Manager by email or on Targets secure web site calledBuzzsaw. Any proposed changes to Targets prototype building footprint or exterior elevations mustbe approved by Target before the CPR Meeting and any government submittals.

2. CPR MEETING:

The Developer and the project Civil Engineer must attend a CPR Meeting held at Target headquarters inMinneapolis, MN to review the CPR documents with the Target Project Team. Final environmental siteassessment report, draft geotechnical investigation report, fire hydrant water flow test report, draft Exhibit Sand Narrative, title commitment, preliminary ALTA survey, and preliminary site improvement plans must besubmitted to Target for review and comment no later than three weeks before the CPR Meeting.

The trade area aerial photo, completed CPR Book, final environmental and geotechnical reports, CPR ScopeNotes, preliminary site improvement plans (completed to at least 80% of final plans), site lighting photometricplan and circuitry plan, elevations of site signs and buildings, preliminary ALTA survey, preliminary Exhibit X,

regulatory approval and permit process schedule (entitlements), on and off site and building constructionschedule, and sitework cost estimate will be reviewed at the CPR Meeting. After the CPR Meeting, theTarget project team may hold a Business Information Meeting with Developer to review closing documents.

3. CEC MEETING:

After the CPR Meeting, a financial analysis of the project investment is prepared by Targets PropertyDevelopment and Financial Departments. The CPR project design and budget is typically submitted 45 to 60days after the CPR Meeting to Targets Capital Expenditure Committee (CEC) for review. CEC decidesproject approval, or denial, the day of its meeting. Some projects may require further review to gain approvalby Targets Board of Directors at a later meeting. Target will only close on the real estate transaction afterCEC approval and after obtaining all entitlements that will allow Target to obtain its building permit.

4. TRIGGER BUILDING DOCUMENTS AND SITE CONSTRUCTION DOCUMENTS:

After CEC approval, Target will Trigger the preparation of the Target building construction documents.

Occasionally, due to project complexity and schedule, Target will Trigger a project before CEC. Developer orConsultant will prepare the Site Construction Documents to 100% completion in coordination with the TargetProject Team for conformance with this Guide and the Target Building Documents. The Site ConstructionDocuments for constructing the Target project must be approved by the Target Project Team.

The Site Construction Document Coordination Checklist in Section 5 must be followed in preparation of theSite Construction Documents. The Site Construction Documents must include the Target signature block(see Checklist in Section 5.H., Forms) on the Building Walk-Around Plan for recording approval by the TargetProject Team. The Site Construction Documents must include a statement by the Civil Engineer that the sitedesign has been prepared in accordance with the 2010 Americans with Disabilities Act Standards forAccessible Design, as amended, and with all applicable state and local accessibility requirements.


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B. EXTERNAL BUSINESS PARTNER NEWS GUIDELINES:

Target business partners must not release news or publicly disclose information

related to their partnership with Target without prior consent from Target.

Vendors, Developers, Consultants, third party organizations, and other external business partners workingwith Target Corporation are not authorized to:

1) Provide a quote on behalf of Target;

2) Associate Target, the Bullseye logo, or Target messaging with any cause related initiatives in which Target

is not directly involved, even if the product can be found at Target stores;

3) Distribute a news release that identifies or discusses Target or work projects conducted on behalf ofTarget;

4) Distribute a news release that announces an award received from Target;

5) Mention Target during a news interview;

6) Mention Target during a public meeting;

7) Expect an endorsement or testimonial from Target or publish information that would imply anendorsement;

8) Create, publish, or allow to be published, a case study about Target;

9) Identify Target or describe projects for Target in promotional brochures, sell-sheets, newsletters, trade

show booths, annual reports, or other vehicles used to communicate outside of the vendor partnership;10) Use any Target brand, logo, or design in any communication; or

11) Discuss Target relationship if relationship is proprietary or confidential.

Some exceptions may be made at the discretion of Target. For example, Target will grant the request if avendor is publicly owned and legally required to disclose relationships that are material to its business forSEC-mandated reports.

Business partners may submit requests for consideration directly to their Target project point of contact.

C. SUSTAINABILITY:

Through best practices and innovation Target seeks healthy, long-term growth by reducing carbon footprints,saving energy and water, increasing energy efficiency, reducing waste, increasing recycling, and beingrespectful of its business effect on adjacent communities and eco-systems. Target complies with all federal,

state, and local laws and ordinances regarding environmental protection. To learn more about Targetsprograms and practices refer to the Target web site: hereforgood.target.com.

Target encourages the use of sustainable practices and low impact development strategies within all sites andbuildings. The Target Project Team will work with Developers, Consultants, and Jurisdictions to integratesustainable initiatives that are project requirements and invites those that remain cost-neutral to the project.Sustainable practices and initiatives include LEED certification, LEED certifiable, photovoltaic power, windpower, vegetative roof, site location / site selection, urban density, access to mass transit, brownfieldredevelopment, and alternative stormwater management practices such as bioswales, rain gardens, andpermeable pavements. Exhibit A.3.2 illustrates a Target prototype sustainable site plan.

Each Target project is evaluated for sustainable opportunities and any corresponding public/private incentives.Developers and Consultants are requested to partner with the Target Project Team in the early stages ofplanning and design to determine the most effective strategies applicable to each development project.

D. LEED:

Targets preference is to achieve LEED certification where possible including incorpora tion of various sitedevelopment strategies to meet LEED Certified or above status. See Section 5.L Forms, for a list of potentialcredits that may be pursued. The Developer is responsible for evaluating the site for potential LEED creditsand informing Target of the credit potential. The Target Development Manager will coordinate with theDeveloper to determine which specific credits will be pursued at each site. Developer is responsible forpreparing supporting documentation for each credit pursued using Targets Volume Build or Retail AuditDocumentation.


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2. CPR MEETING REQUIREMENTS

A. CPR MEETING AGENDA:

1) Introduction of Participants and Meeting Overview2) Overview of Project3) Review Project CPR Scope Notes4) Review Project Entitlements, Permitting and Construction Schedules

5) Review Project Sitework Cost Estimate6) Meeting follow up for items that require action

B. CPR BOOK FORMAT - REQUIRED SECTIONS AND CONTENTS:

The CPR Book must be submitted in PDF format on a CD. The CD must have a table of contents and folderstructure using the sections listed below. The Target project name and CPR Meeting date must be labeled onthe front of the CD.

Use the following as a checklist:

CPR BOOK SECTIONS:

1) TABLE OF CONTENTS2) PROJECT CONTACTS (Target, Developer, Consultants, government agencies / departments, and utilities)

3) REAL ESTATE LOCATION MAPS (state, city, intersection; and aerial site photo with 3 mile radius around Target)

4) CPR SCOPE NOTES (provided by Target Development Manager)

5) PRELIMINARY SITE IMPROVEMENT PLANS - (Complete set)See Section 5.H., Forms - Site Construction Documents Coordination Checklist for items that must be on the plans

Topographic Survey Demolition Plan (if required) Staging Plan (staging area, access road, construction surface, and temporary utilities) Site Plan Grading Plan (include earthwork analysis and paving types) Erosion and Sediment Control Plan Drainage Plan Utility Plan Building Walk - Around Plan (building plan with all utility connection locations, inverts, and spot elevations)

Truck Access and Loading Dock Maneuvering Plan Site Lighting Photometrics and Circuitry Plan (with fixture specifications sheet) Landscape Plan (include 1 = 20 plan of Target front sidewalk) Detail Sheets Off-Site Improvements Plan (signals, roads, utilities, etc. Include estimated construction completion dates)

6) STORMWATER Exhibit S Diagram(s) and Narrative (see Section 4.E., Exhibits) Stormwater Structure and Feature Details Sheet (draft) Catch Basin Detail Sheet Stormwater and Natural Resources Permits

7) UTILITIES Utility Will-Serve Letters (water, sewer, natural gas, electrical, phone)

Fire Hydrant Water Flow Test Report and documentation (see Section 5.B., Forms)

8) ARCHITECTURE (color exterior building elevations, including finish materials and parapet heights)

9) SIGNS (color elevations of site and building signs)

10) REAL ESTATE CLOSING DOCUMENTS Preliminary ALTA Survey (Developer tract(s) and Target tract: each based on title report) Plat or Subdivision map showing proposed Target Tract (if required) Preliminary OEA Exhibit X Site Plan (if required, provided by Target Development Manager)


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11) SCHEDULES Entitlements Schedule (list hearings, meetings, reviews needed for site plan approval, appeal periods, etc.) Permitting Schedule l (list permits for land disturbance, DOT, signs, stormwater management, signals, etc.) Construction Schedule (sitework and Developers buildings. Target model schedule provided by Target

Development Manager)

12) SITEWORK COST ESTIMATE (see Section 5.A., Forms) Documentation of fees and fee schedules

13) APPENDIX Unlimited Area Building documentation (if applicable) LEED Volume Program Checklist (if applicable) Conditions of Site Plan Approval (if already obtained)

14) REPORTS Final Geotechnical Investigation Report Traffic Study Report(s) (if required) Other Reports (drainage, wetland, EIS, etc., if required)

SEPARATE REPORTS NOT ON CD: Final Environmental Site Assessment Reports (Phase I, II, III, and remediation; PDF of each report to Target

Environmental Manager)

Title Report (one PDF copy or web link to Target Project Attorney)

C. CPR MEETING - REQUIRED MATERIALS:

Developer or Consultant must provide to the Target Development Manager no later than two business daysbefore the CPR Meeting the following:

1) CPR Book (verify quantity with Target Development Manager):.............18 CDs for Target; extras for Developer2) Recent Trade Area Color Aerial Photograph (straight down view

showing minimum 3 mile radius around Target site): .............................PDF for screen display3) Preliminary Site Improvements Plans (include color

Landscape Plan and color Utility Plan): .................................................PDF for screen display4) Preliminary ALTA survey (formatted full size): ....................................PDF

D. CEC MEETING - REQUIRED MATERIALS:

Developer or Consultant must provide the following in electronic format to the Target Development Manager nolater than two weeks after the CPR Meeting:

1) Full color Site Plan including landscaping and site sign locations. Plan image only; remove legends,

schedules, notes and leaders, company name, title block, shading, and crosshatching. Do not showutilities, contours or cars. Target Tract boundary in red, shopping center boundary in black, all buildings inlight brown, landscape in green and paving in light gray. Target site sign location(s) in red. Traffic lightsymbol at all existing and future locations. North to top of image.

2) Recent trade area aerial color photograph; straight down view showing 3 mile radius around Target site(no ring). Aerial image only; remove legends, schedules, notes and leaders, company name, title block,shading, and crosshatching. Label only streets adjacent to shopping center and any nearby Interstate.Include average daily traffic counts. North to top of image.

3) Full color building front elevation of the shopping center, if applicable. Target building elevation isprovided by Target.

Submit these images as PDF, JPG, or TIF files. The files must be 100 dpi or more with the image size aminimum of 24 x 36. The files may be sent via a CD, emailed, or uploaded to Buzzsaw.

E. BUZZSAW - EXCHANGING MATERIALS:The Target Development Manager will provide Developer or Consultant a user ID and password to access theTarget secure web site known as Buzzsaw. This desktop web based application is designed for exchangingdrawings, reports, photographs, and any other electronic project related documents between Target andDeveloper or Consultant.

1) Web site address: https//projectpoint.buzzsaw.com/Target/ Log in with the Target provided Buzzsaw ID.

2) Navigate to the specific project and double click to open the folder structure.

3) In the desktop application use the drag and drop method to move files into or out of folders.

4) Each folder is uniquely named to represent a step in the CPR process or section of the CPR Book.


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5) Posted plan sets must include individual sheets and a single file of the complete plan set. Names ofindividual files must bear the name of the drawing sheet title and numbered to sort in the sheet indexsequence. The file name must not exceed 30 characters.

F. TIMETABLE FOR CPR, CEC, AND CONSTRUCTION SUBMITTALS:

Throughout the Developer Guide are requirements for Developer or Consultant to submit materials to variousTarget Project Team members before and after the CPR and CEC Meetings, during site construction, andafter store opening. Outlined below are specific minimum lead times required for Developer or Consultant tofollow in order to allow the Target Project Team sufficient time to review and comment on the applicable

materials, or receive them according to the timeline:

PRE-CPR

1) Four weeks after Target executes a project agreement:

To Structural Engineer, Development Manager, and Target Geotechnical Consultant - Draft geotechnical report

2) Six weeks before CPR Meeting:To Design Project Architect and Development Manager - Color elevations of shopping center Color elevations of site signs

3) Three weeks before CPR Meeting:a) To Development Manager -

Preliminary ALTA survey, plat or subdivision maps, easements Preliminary site improvement plans Preliminary sitework cost estimate Preliminary entitlement schedule Preliminary construction schedule Fire hydrant water flow test report

b) To Design Project Architect and Development Manager: Light poles and fixtures, if any, on front sidewalk

c) To Project Attorney - Title report Preliminary ALTA survey

d) To Stormwater Manager - Draft Maintenance & Repair plan All approved stormwater permits and NOI Requirements for on-going operations and maintenance of stormwater facilities Draft of Stormwater Structures and Features Detail sheets Draft of Exhibit S Diagram and Narrative

e) To Environmental Manager - Final environmental site assessment report

f) To Target Survey Consultant - AutoCAD file of approved shopping center site plan to prepare Exhibit X

g) To Electrical Engineer - Non-prototype site and building related lighting

4) Two business days before CPR Meeting:To Development Manager CPR Books (18 CD copies)

CPR MEETING

5) No later than two weeks after CPR Meeting:To Development Manager - Electronic color site plan and trade area aerial photo and, if applicable, building elevations

CEC MEETING: 45 - 60 days after CPR Meeting

CONSTRUCTION


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6) 30 days before Developer mobilizationTo Stormwater Manager - Final SWPPP with NOI Final Exhibit S Diagram (as a geo-referenced AutoCAD file) and Narrative Documented completion of StormPro Max training Designated Stormwater inspector

7) No earlier than 15 days before scheduled building pad delivery:To Owners Site Representative - Building Pad Representation and Certification

8) No earlier than 7 days beforescheduledbuilding pad delivery:To Owners Site Representative - Certificate of Building Pad Delivery

9) No later than 5 business days after each of 5 site visits:To Owners Site Representative - Construction Stormwater Site Assessment Report

10) 60 days before store opening:To Stormwater Manager - Final Maintenance & Repair plan If applicable, revised Exhibit S Diagram (as a geo-referenced AutoCad file) and Narrative Final Stormwater Structures and Features Detail Sheets

11) Upon completion of site improvement work:To Owners Site Representative - Certificate of Completion of Site Improvement Work As-Built plans of irrigation system

12) 30 days before Turnover:To Stormwater Manager - PDF of As-Built stormwater construction drawings

13) No later than 20 days before Turnover:To Development Manager - If applicable, plan of proposed screening / landscaping at incomplete building shells / outlots

TURNOVER: 35 - 40 days before Store Opening

STORE OPENING


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3. SITE CRITERIAThe following sections are Targets criteria required to complete a Preliminary Design for review by the Target ProjectTeam at the CPR Meeting, and to prepare the Site Construction Documents. The project specific Site DevelopmentAgreement (SDA) controls if there are any conflicts between the terms of such SDA and the requirements set forthin this Developer Guide. Except where noted in this Guide, all material for the CPR Meeting, preparation of SiteConstruction Documents, and installation of site improvement work is by the Developer.

Whether retained by Developer or Target, the term Consultant in this Guide means the professional individual or

firm of the applicable discipline responsible for preparing all drawings, exhibits, plans, specifications, reports, costestimates, schedules, forms, applications, etc., for submittal to jurisdictions and/or Target. Any cross reference inthis Guide to other standards, manuals, or codes (such as ASTM, MUTCD, or IBC) always means a reference tothe current edition of such standards, manuals, or codes.

A. OPERATIONS SUMMARY:

Any proposed changes to Targets site and building operations must be approved by the Target DevelopmentManager before any submittal to regulatory agencies, planning commissions, review boards, or neighborhoodassociations. Any project publicly identifying Target in plans, drawings, or reports, must first obtain writtenconsent from the Target Real Estate Manager or Development Manager.

1. TRAFFIC:

a. VEHICLE TRIPS GENERATED: Estimated average weekday daily traffic: 8300 (4150 in - 4150 out).

Target will accept trip generation rates from Trip Generation published by the Institute of TransportationEngineers (ITE), if required by the approving jurisdiction. Prepare a traffic study only if required by theapproving jurisdiction.

b. PEAK HOUR TRAFFIC: 9% of daily trips occur during this period.

Weekday peak: 1:00 pm - 2:00 pm

Weekend peak: 3:00 pm - 4:00 pm

2. UTILITY CONSUMPTION:

a. ELECTRICAL: Average use per month: 187,000 KWH. Peak demand (non-electric heat): 500 KW.

b. NATURAL GAS: Peak load per 100,000 square feet of building:

Upper Northeast...................... 4350 CFH Northeast 3700 CFHSoutheast and northern FL ..... 3300 CFH Southern FL ...... 2500 CFH

Northern Central ..................... 4800 CFH Central 3900 CFHSouthern Central ..................... 3200 CFH

Northwest ............................... 3350 CFH West 3900 CFHSouthwest ............................... 2900 CFH West Coast 2800 CFH

c. WATER: Domestic average daily usage excluding site irrigation: 3,000 gallons per day (gpd). Verifyirrigation water use with the Target Development Manager.

d. SANITARY SEWER: Domestic average daily usage: 3,000 gpd.

3. TRASH:

Target has an aggressive program to reduce waste and promote recycling. Each store has one 42 cubicyard internally loaded, self-contained, sealed compactor container and a corrugated materials baler for paperrecycling. The baler, bales and other recycling containers are located inside the store. An average storegenerates:

a. One compactor load of trash (16,000 lbs. each): 1 - 2 times per month, depending on store volume.

b. Recyclable corrugated material (900 lbs. each bale): 10 bales per week, bales are picked up from thestore on a weekly basis, and in most cases by a local salvager.

4. SOUND LEVELS:

a. Target rooftop mechanical units and trash compactor sound levels conform to state and localrequirements.

b. Roof top HVAC units produce 64 dBA at 100 feet from each source.

c. Rooftop refrigeration system compressor rack produces 55 dBA at 100 feet from source.

d. Compactor produces 61 dBA at 100 feet from source.


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e. Exterior emergency generator produces 52 dBA at 100 feet from source.

5. FIRE AND HEALTH EMERGENCY PROGRAM:

a. The building is protected with a monitored automatic fire protection sprinkler system.

b. Target has a natural gas powered emergency generator located outside the building to provide therequired temporary backup to the store electrical system for life safety functions and optional stand-byloads. The emergency generator is tested monthly for a run time of 30 minutes.

6. SITE MAINTENANCE AND CART MANAGEMENT:

a. Parking lots have vacuuming and broom-sweeping of paved areas at least 3 days per week, andperiodic removal of paper, debris, and refuse, but, in any event, to the extent necessary to keep theparking lot in a first-class, clean, and orderly condition.

b. Sidewalks are swept and pressure washed as needed, and steam cleaned once a quarter.

c. Snow plowing must commence upon 2 inch accumulation and must be completed on the Target Tractbefore the normal or holiday store opening hours.

d. Landscaping is maintained in a healthy, thriving, vibrant, safe, and first class condition.

e. Pavement markings are re-painted on an as needed basis.

f. Throughout the day store employees retrieve shopping carts from cart corrals in the parking lot andreturn the carts to the store. After store closing, all carts are removed from the parking lot and storedwithin the store and on the front sidewalk.

7. TRUCK DELIVERIES:

a. Truck quantity is subject to store volume and seasonal variations.

b. Receiving dock hours for local carriers and vendors are 8:00 am to 12:00 noon, Monday - Friday.

c. Local carrier and vendor short trucks, vans, or mail and parcel delivery trucks: 8 - 12 per day.

d. Receiving dock hours for tractor-trailer trucks from Target distribution centers and contract carriersnormally average between 4:00 am to midnight Monday through Sunday. 95% of Target deliveriesuse WB67 trucks.

e. Target distribution center tractor-trailer trucks deliver 90% of the store merchandise: 5 - 7 per week.

f. Target food distribution center refrigerated trucks: 3 - 4 per week. Refrigerated trucks unload at thedock for approximately 1-hour.

g. Target is a SmartWay Transport Partner with freight operation performance that increases energyefficiency, reduces greenhouse gas emissions, and improves air quality. All Target store locations

have a no idling policy that requires diesel truck engines to be turned off after five minutes.Distribution center trucks do not use audible back-up warning signals.

8. STORE HOURS:

a. Normal business hours -8:00 am - 11:00 pm, Monday - Saturday8:00 am - 10:00 pm, Sunday (where state law allows)

b. Holiday business hours -

Week before Thanksgiving to December 26:4:00 am - midnight, Monday - Saturday8:00 am - midnight, Sunday (where state law allows)

c. After hours maintenance and stocking -11:00 pm - 8:00 am, Monday - Saturday

10:00 pm - 8:00 am, Sunday (where state law allows)Cleaning crews are typically inside each store all night, every night, when stores are not open to thepublic. High volume stores with overnight stocking have employees in the store all night.

d. Store hours must not be listed in project descriptions for governmental submittals unless required.

9. SECURITY AND SAFETY:

a. Target uses a national crime statistic database service to assess the risk of potential personal andproperty crimes at all store sites. The analysis is the basis for selecting asset protection measuresfrom a menu that includes the level of site lighting, CCTV cameras, crash barriers, glass protectionsecure employee entrance, electronic sensors, holding room, increased security staffing, and mobilesecurity patrols. On-site police substations may be included in the store at the request of local lawenforcement.


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b. Target maintains site lighting operated by an energy management system for all parking areas hourafter store closing.

c. Target maintains reduced site lighting for an employee parking area 1 hours after store closing.Stores with overnight stocking have employee parking area lighting from store closing to storeopening.

d. Building security lighting operated by an energy management system is used at all entry / exits andremains on from dusk to dawn.

e. Target installs burglar and fire protection sprinkler alarm systems (fire alarm system only whenrequired), and an early fire warning system for specific areas in the store. These systems areconnected to a UL-listed 24-hour monitoring station and, when required, with local police and/or firedepartments.

f. Closed circuit television (CCTV) cameras are mounted on the building exterior that record activity onthe Target property. Target cameras are not interconnected with shopping center cameras. Signsmounted on Targets site lighting poles indicate that security cameras are in use.

g. Target strives to conduct business in a safe and secure environment. In select communities Target,in partnership with community leaders, will implement a safety program called Safe City that utilizestechnology and partnerships to maximize safety. The Target Development Manager will notify theDeveloper or Consultant if a site is a candidate for Safe City. To learn more about the Safe Cityprogram refer to mysafecity.com.


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B. SURVEY:

1. INSURANCE REQUIREMENT:

The individual or firm performing the survey must have a minimum of $2,000,000 in professional liabilityinsurance in full force and effect throughout the term of the project. Additional requirements for insuranceand indemnity are contained in the Owner and Consultant Agreement available from the Target DevelopmentManager. Consultant must provide to the Target Development Manager a copy of certificate of insurancenaming Target as an additional insured.

2. PURPOSE AND SCOPE OF WORK:The following standards and criteria describe Targets expectations with regard to a Surveyor preparing allALTA and topographic surveys, plat or subdivision maps, easements, and any other filings affecting theTarget Tract. These standards and criteria must be followed for the form, completeness and accuracy of thesurvey work to be performed. They are not, however, intended to serve as a directive governing the methodsemployed in the execution of work. Surveys, plat or subdivision maps, easements, and legal descriptions ofthe Target Tract must not be recorded until the document is approved by the Target Development Manager.

3. SUBMITTAL REQUIREMENTS:

A completed ALTA Survey Checklist (see Section 5.C.) must be attached to the preliminary and final survey.Any survey submitted without this form, or found incomplete according to Target Developer Guide, Edition2.13, Survey section, will be returned to the Surveyor for completion or revision.

a. Unless required earlier by agreement, Developer or Consultant must submit no later than threeweeks before the CPR Meeting preliminary copies of all surveys, plat or subdivision maps,

easements, and legal descriptions to the Target Development Manager, and a copy of the survey andtitle report to the Target Project Attorney for review and comment. Copies must be submittedelectronically in full size PDF format.

b. Targets Survey Consultant reviews all surveys for comple teness and accuracy. All line work andlettering must be of such quality that electronic archiving and subsequent printing at 11 x 17 reducedand original sizes produces legible prints. All drawings must contain a graphic scale. Surveyor mustverify with local jurisdictions regarding any special code requirements for survey drawing scale andsheet size that might take precedence over Target's requirement. Technical questions aboutpreparing a survey for Target may be directed to:

Nate Carlson, LS or Scott Gyllen, LSWestwood Professional Services, Inc.3701 12th Street North, Suite 206St. Cloud, MN 56303-2253

952-937-5150; fax [email protected] or [email protected]

c. Approved final drawings, surveys, plat or subdivision maps, and easements must be submitted to theTarget Development Manager in full size PDF electronic format and two full size paper copiescertified, dated, signed, and sealed by the surveyor.

4. TAX PARCEL:

Target requires its Tract to be designated a separate tax parcel on or before the date Target closes on itsacquisition of its interest in the Target Tract. If that is not possible, such separate designation must becompleted as soon as possible on a schedule, and in a manner acceptable to Target.

5. ALTA SURVEY:

An ALTA survey is required for all sites. The survey must include the Target Tract, Developer Tract, and

any other Tracts in the project site plan subject to the Operation and Easement Agreement (OEA). Theproject site plan is available from the Target Development Manager. The drawing must be provided asone survey comprised of two sheets:

a. First sheet: Show and label the entire shopping center that is subject to the OEA;

1) The property boundary must include record and measured bearings and distances;

2) If the property is made up of smaller separately described parcels, those parcels must be shownand labeled by using dotted lines, letters, and numerals;

3) Show and label the proposed Target Tract, the Developer Tract, and any other separatelydescribed Tract (Other Tract) within the shopping center required by the Target approved OEA;
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4) Include the legal description of the entire shopping center, the Developer Tract, and any OtherTract. The survey must contain the legal description of record contained in the title commitmentthat is to correspond with the record bearings and distances shown on the property boundary; and

5) The survey must contain area calculations in square feet and acres.

b. Second sheet: Show only the Target Tract;

1) Include the Target Tract legal description as shown in the current title commitment;

2) Include the legal description of the Target Tract as depicted on the recorded plat, plan,subdivision, or parcel map, or as proposed if the property is to be re-described; and

3) The survey must contain area calculations in square feet and acres.

A site comprised of only the Target Tract requires a single sheet drawing of just the Target Tract andmust include all items in b. above.

c. CERTIFICATION:

The survey must be certified to Target Corporation, the owner, the title company providing titleinsurance to Target, and any other party reasonably requested by Target. Preliminary surveys mustbe stamped preliminary. All final surveys must be certified, dated, signed, and sealed by theresponsible land surveyor in charge of preparing the survey and licensed in the state in which theproject site is located. The form of certification will be either that required by local statute or thefollowing:

To: Target Corporation, (owner) (name of lender, if known), (name of insurer, if known), (names of

others as negotiated with the client):

This is to certify that this map or plat and the survey on which it is based were made in accordancewith the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys, jointlyestablished and adopted by ALTA and NSPS, and includes items 1, 2, 3, 4, 8, 11(a), 14, and 19 ofTable A thereof. The field work was completed on _____________.

The undersigned further certifies that I have surveyed the property and easement(s) described andshown hereon, and this map or plat and the survey on which it was based reflect the mattersreferenced in the title commitment prepared by ____________, dated _______, commitmentnumber ________.

Date: ____________________ Signed: ___________________________

Registration No. ___________________________

Items d. through m. below applies to both the First sheet and the Second sheet of the ALTA survey:

d. Target requires that sufficient monuments are placed or found at the property corners of the TargetTract and shopping center boundaries to assure accurate staking of the proposed building andaccurate re-establishing of the Target Tract in the future. If monuments cannot be placed, the cornersof the Target Tract must be tied to nearest existing monumentation.

e. The survey must contain sufficient boundary information to allow the location of all boundary pointsand closure computation to an accuracy of 1/100 of a foot. Measured and record distances,measured and record bearings, and monuments found and monuments set must also be shown.

f. The survey must show a minimum of three boundary corners with a world-referenced coordinatesystem labeled such that a latitude and longitude can be extrapolated. Desired coordinate systemsmay include WGS 84, UTM, State Plane Coordinate Systems, and County Coordinate Systems whereavailable. Indicate the Coordinate System used as the source of the points. Units of these pointsmust also be noted (e.g., US Survey feet, International Feet, Meters, etc.).

g. Adjacent property lines must be shown as they extend out from the subject property lines, as must theland use of adjacent properties (e.g., residential, commercial, undeveloped, road, lake, etc.). If theproperty is recorded by a specific name, so indicate.

h. Contours and vegetation are prohibited on the survey. Only those matters (e.g., encroachments,overlaps, etc.) required by title companies to remove the standard survey exception from a title policyare to be shown.

i. All encumbering and appurtenant easements and their dimensions, of which the surveyor is madeaware by Target or from a title report, must be depicted and must be labeled on the survey withcomplete recording data and the nature of the easement. The drawing must note the date and


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number of the title commitment used as the source of all easements, and other encumbrances shownon the survey.

j. The location of all buildings upon the plot or tract must be shown. If there are no existing buildings onthe property being surveyed, the map must bear the statement No buildings existing on the surveyedproperty.

k. All wetlands, either field delineated or reported in a Phase I Environmental Site Assessment, must beshown on the drawing. The survey must contain a statement indicating the source of the wetlandlocations. Include a statement on the survey indicating if no wetlands exist on the site.

l. Include, if available, the site address(es) and zip code on the survey.

m. All surveys must be dated and all subsequent revisions thereof must include the date of the latestrevision.

6. TOPOGRAPHIC SURVEY:

a. All occupations, improvements, and features must be accurately depicted on topographic surveys.

b. Property lines must be depicted, but no dimensions must be shown.

c. Contour lines are at 1-foot intervals, but must be no greater than 2-foot intervals. Indicate datum ofelevation. Spot elevations must be shown for utilities, special features, and other items for whichelevations cannot be determined from contours.

d. The following must be shown on the survey:

1) All buildings, paved areas, and other visible items such as trees, curbs, utility poles, ditches, etc.;

2) Adjacent streets, highways, sidewalks, etc., and any prominent or unusual topographic and/orland improvement features located on an adjacent property within 100 feet of the subject property(or as necessary to show swamps, pipelines, dumps, hazards, rivers, cliff, ditches, storage tanks,towers, fences, building walls, soil stockpiles, etc.). The size and location of such improvementsneed not be measured, but may be estimated provided those estimates are clearly designated assuch on the drawing;

3) All above ground or underground utility lines with sizes. If underground conduits cannot belocated in the field, show visible features such as I.D. signs, catch basins, etc., and determine thelocation of the conduits from records. Label these "not surveyed;

4) Location of all public utilities in the streets at or within 100 feet of the periphery of the subjectproperty. Show top and bottom invert elevations; and

5) All wetlands, either field delineated or reported in a Phase I Environmental Site Assessment, mustbe shown on the drawing. The survey must contain a statement indicating the source of the

wetland locations.

e. All surveys must be certified, dated, signed, and sealed by a land surveyor licensed in the state inwhich the project site is located. The form of certification used will be either that required by localstatute, or the following:

"I hereby certify to Target Corporation that this survey has been prepared by me, or under mydirect supervision, in accordance with Targets topographic survey requirements, dated January1, 2013."

Date: ____________________ Signed: ___________________________

Registration No. ___________________________

7. EASEMENTS:

a. All easements to be granted upon Target property, for utilities or any other purpose, must be in theform of a separate written instrument and must not be shown on any plat or subdivision map, or otherplan to be filed in the public land records, unless otherwise required by local government authority.

b. Easements of any kind affecting the Target Tract must be submitted to Target for review. Thelocation of such easement must be specifically identified on a scaled site plan derived from thecertified survey of the Target Tract. The site plan must be attached as an exhibit to the easementdocument. The site plan must show the easement location in relation to the most current location ofthe proposed Target building. If easements must be created by the subdivision process, rather thanby separate grant, the subdivision must show sufficient information to accurately tie the easements tothe Target property boundary, and must include provisions acceptable to Target as to the rights andobligations connected to such platted easements.


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c. Target has specific requirements regarding non-exclusivity, abandonment, surface improvements, etc.Where possible, the form of easement document prepared by Target Law Department must beutilized for the purpose of granting any such easement. If a utility insists on its form of easement,Developer must submit the proposed form of easement document to the Target DevelopmentManager, for review and comment, not less than 30 days before the date that the easementdocument must be submitted to the utility to accommodate the project construction schedule.

d. When feasible, easements must not be granted within 40 feet of the Target building.

8. PLAT OR SUBDIVISION MAPS:

a. All plat or subdivision maps, registered land surveys, and property divisions must be approved by theTarget Development Manager before completing the governmental approval process, and before thedocument is recorded.

b. Plat or subdivision maps must be prepared in accordance with local laws and regulations.

c. The name "Target" must not be used in plat or subdivision names, or in the names of streets, etc.

d. Whenever feasible, the Target Tract property lines must be straight, not bisect stormwater ponds,wetlands or parking spaces, and conform to the demarcation between Target parking spaces andadjacent parking spaces.

e. If required by local law or custom, show easements of record on the plat, labeled as to purpose andwith recording data.

f. Plat or subdivision maps must contain sufficient information to allow closure computation to anaccuracy of 1/100 of a foot for all data (e.g. lot lines, easements, etc.)

g. Easements must be created by separate grant document, and must not be created or dedicated bythe platting process (see Easements Section 7). If the local government requires that easements begraphically depicted on the plat, the plat must include enough mathematical data to accuratelycompute the easement locations. All easements within the Target Tract must contain mathematicalties to the Target Tract boundary.

h. In the acknowledgment, do not fill in the names or titles of corporate officer; Target will complete theseupon execution.

i. The form of the recital or instrument of dedication, if not prescribed by local law, must be as follows:

KNOW ALL PERSONS BY THESE PRESENTS: That Target Corporation, a Minnesotacorporation, owner of the following described property situated in the County of __________, Stateof ___________, to-wit: [insert legal description here] has caused the same to be surveyed andplatted as [insert name of subdivision in capital letters], and does hereby acknowledge and adopt

the same under the style and title thereon set forth.[Note: If easements, streets, or other public areas are to be created by the plat, then insert thefollowing after the subdivision name above: ". . ., and does hereby donate and dedicate to thepublic, for public use forever, the easements labeled for dedication as shown on this plat . . ."]

Dated at Minneapolis, Minnesota, this _____ day of ___________, 2013.

TARGET CORPORATION

By:

Its:

STATE OF MINNESOTA )) SS

COUNTY OF HENNEPIN )

On this ______ day of _________________, 2013, before me, a Notary Public within and for saidCounty, personally appeared _____________________, to me personally known, who, being firstby me duly sworn, did say that he or she is the __________________ of Target Corporation, andthat the foregoing instrument was signed by him or her on behalf of said corporation by authority ofits Board of Directors and said _________________ acknowledged said instrument to be his or herfree act and deed, and the free act and deed of said corporation.

Notary Public

Commission expires:


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9. TARGET TITLE COMPANY PARTNERS:

Target has established relationships with a number of national title insurance providers. Each of thesetitle company offices is very familiar with Targets title insurance requirements. The Developer must workdirectly with one of the following title company offices on all Target transactions:

Alicia Coleman or Paulette Stevenson Renee Haglund Tierney or Barb ChirinosFirst American Title Insurance Company Stewart Title Guaranty Company801 Nicollet Mall, Suite 1900 1700 West 82nd Street, Suite 100

Minneapolis, MN 55402-2533 Bloomington, MN 55431-1465612-305-2000; fax 612-305-2001 952-888-6353; fax [email protected] [email protected]@firstam.com [email protected]

Pam Bobendrier Mark Blakstad or Rick ZilkaChicago Title Insurance Company Old Republic National TitleCommonwealth Land Title Insurance Company Insurance CompanyLawyers Title Insurance Corporation 400 Second Avenue South(Fidelity National Title Group) Minneapolis, MN 55401-2499222 South 9th Street, Suite 3060 612-371-1134 or -1178; fax 612-371-1151Minneapolis, MN 55402-3390 [email protected]; fax 612-339-6743 [email protected]@ctt.com
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C. GEOTECHNICAL INVESTIGATION:

1. INSURANCE REQUIREMENT:

The individual or firm performing the geotechnical investigation must have a minimum of $2,000,000 inprofessional liability insurance in full force and effect throughout the term of the project. Additionalrequirements for insurance and indemnity are contained in the Owner and Consultant Agreement availablefrom the Target Structural Engineer. Consultant must provide to the Target Structural Engineer a copy ofcertificate of insurance naming Target as an additional insured.

2. PURPOSE AND SCOPE OF WORK:The Geotechnical Engineer's responsibilities for a site investigation are to explore subsurface conditions,analyze those conditions, and provide a detailed geotechnical report. The report will be used by Target forthe design phase of the project.

The following standards and criteria describe Targets expectations with regard to the Geotechnical Engineerpreparing a geotechnical investigation on the Target Tract. These standards and criteria are the minimumscope of work and must be followed for the form, completeness, and accuracy of the work to be performed.They are not, however, intended to serve as a directive governing the methods employed in the execution ofwork. If known site conditions warrant changes in the scope of work, the Target Structural Engineer must benotified before work commences. The Consultant contract and scope of work is managed by:

Sonny Fite, P.E., Manager Structural EngineeringTarget Corporation50 South 10th Street, Suite 400, TP3-1020Minneapolis, MN 55403-2054

612-761-4438; fax [email protected]

3. SUBMITTAL REQUIREMENTS:

A completed Geotechnical Investigation Checklist (see Section 5.D., Forms) must be attached to the cover ofthe draft and final reports. Any report submitted without this form or found incomplete according to TargetDeveloper Guide, Edition 2.13, Geotechnical Investigation, will be returned to the Consultant for completionor revision.

a. DRAFT REPORT: The draft report must be submitted to Target for review no later than four weeksafter Target enters a real estate agreement to be a part of the development project. Submit electroniccopies of the complete draft report, one each to the Target Structural Engineer, Target DevelopmentManager, and Target Geotechnical Consultant, for review and comment. If additional time is needed,contact the Target Structural Engineer. Date the report and clearly identify the draft as DRAFT - FOR

DISCUSSION PURPOSES ONLY.b. FINAL REPORT: The final report must be approved by Target, and is required no later than two

business days before the CPR Meeting. Date the report and submit PDF copies of the completefinal report: one each to the Target Structural Engineer, Target Development Manager, and TargetGeotechnical Consultant. The final report will be referenced in the Target Project Manual of theTarget Building Documents. The final report, and any amendments, must also be uploaded toBuzzsaw in the Geotechnical Investigation folder.

All field and lab work must be conducted and completed, and the final report prepared, no earlier than18 months before the CPR Meeting. Target may require a reconnaissance of the site by theConsultant, and an updated report, if there have been earthwork alterations on the site since the fieldinvestigation was conducted, or if more than 24 months has passed without commencement ofsitework since the CPR Meeting.

4. REPORT CONTENTS:a. GENERAL REPORT CRITERIA:

A written report describing the nature and results of work performed must be submitted at the completionof all field, laboratory, and engineering work. The report must include all field and laboratoryinvestigation, and make recommendations on all items referenced in this section for site development.Any other pertinent geotechnical considerations must also be addressed. The report will be consideredincomplete, and amendments required, if all items are not addressed. The Consultant may use theirstandard report format, however, the report must contain the following:

1) A statement in the report that the geotechnical investigation was conducted in accordance withTarget Developer Guide, Edition 2.13 Geotechnical Investigation requirements;
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2) The final report must include the signature and stamp or license number of the professionalGeotechnical Engineer, licensed in the state in which the project site is located, who is responsiblefor the preparation of the report;

3) A dimensioned or scaled drawing of the site with all final soil boring locations.

Targets Geotechnical Consultant reviews all reports for completeness and accuracy. Technicalquestions about preparing a geotechnical investigation for Target may be directed to:

Loren Braun, P.E.Braun Intertec Corporation1826 Buerkle RoadSt. Paul, MN 55110651-487-7011; fax [email protected]

b. SITE DESCRIPTION:Briefly describe the site including general topography, rock outcrops, sinkholes, existing improvements,existing embankments, waterways, underground utilities, cisterns, etc., which could affect sitedevelopment. Give a brief geologic description of soils and bedrock. Describe the subsurface soilconditions based on site borings. Comment on potential for swelling or shrinking, corrosion, landslides,sinkhole, collapse, creeping, and seismic activity / liquefaction known to exist locally, and/or at the site.Provide the seismic site class information requested in Section 8 below.

c. BORING LOGS:Provide individual boring logs of all test borings on 8 x 11 sheets in the report showing:

1) ground surface elevation (USGSDatum);2) depth and thickness of various subsurface strata;

3) strata classifications;

4) soil classifications per ASTM International (ASTM) D2487 or D2488;

5) sampler size;

6) type and weight of hammer;

7) distance of hammer drop;

8) penetration resistance numbers;

9) description of moisture contents in soil;

10) core barrel size;

11) core recovery ratios;

12) Rock Quality Designation (RQD);

13) time required to advance each foot in rock;

14) ground water levels; and

15) measurement data.

d. GROUNDWATER:

State whether or not groundwater was observed. If applicable, indicate depth of groundwater fromexisting grade. Provide recommendations to control groundwater across the site where highgroundwater is anticipated during and/or following construction.

e. FIELD AND LABORATORY TESTS:Describe all test procedures used and include all test results. The report must include tests results forcorrosivity to metal piping, cement type, and, if required, shear wave velocity profile.

f. SUBSURFACE PROFILES:Provide general subsurface lateral and longitudinal profiles across the site as appropriate. These profilesneed not be detailed but rather depict general stratification, inferred as well as possible, from boring logs.On a separate drawing, show all borings in the building area plotted against a vertical scale, and thefinished floor elevation (USGS) as a horizontal line. Provide historic and current subsurface water tableinformation.

g. BORING LOCATION DRAWINGS:On a scaled site plan that includes the Target building, show all boring locations, benchmark location(s),and description. Include the location of additional explorations (test pits or piezometers) on the drawing(see Exhibits A.2.1 - A.2.2).

h. ENGINEERING ANALYSIS AND RECOMMENDATIONS:Include analysis and recommendations for site development including, but not limited to:


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1) excavation and fill requirements;

2) schedule of observations, inspections, and testing for building pad preparation;

3) foundation types;

4) allowable bearing pressures;

5) liquefaction potential;

6) potential static and seismic settlement;

7) recommended fill type;

8) moisture conditioning of soil to be used as fill; and

9) any other information on soil utilization, or behavior likely to influence the integrity of the proposedproject.i. SEISMICITY:

Describe all test procedures used and include all test results.

j. LATERAL EARTH PRESSURE:

Provide allowable bearing pressure for site retaining walls if different from building foundations.Provide recommended values of the following parameters for on-site material, and for free-drainingengineered fill:

1) Active pressure;

2) At-rest pressure;

3) Passive pressure;

4) Coefficient of sliding friction; and

5) Ultimate values (no factor of safety included) for the passive earth pressure and coefficient ofsliding friction, and so state in report.

5. EXPLORATORY BORINGS:

The locations and minimum number of test borings by prototype are shown on the attached Exhibits A.1.1 -A.2.2. All boring and related work must comply with local codes and regulations. The exact boring locations,depth and quantity may require adjustment to suit field conditions, and avoid underground utilities or othersite constraints. Provide a boring layout plan to the Target Development Manager and Loren Braun for reviewand approval before commencing field borings..

a. BUILDING AREA:

State in the report that the building pad extends 10 feet beyond the building area and includes theentire front sidewalk area.

1) Drill 15 test borings to a minimum depth of 20 feet below existing grade, or below the proposedfinish floor, whichever is deeper (see Exhibits A.2.1 - A.2.2). Extend all borings at least 5 feetbelow the bottom of existing fill or otherwise unsuitable material.

2) If unsuitable existing fill is encountered to a depth of more than 15 feet, or if natural soil unsuitablefor shallow foundations is encountered, extend half of the borings at least 10 feet below potentialdeep foundation depths, or to refusal, whichever is less.

3) In areas prone to liquefaction, extend at least two borings to a depth of 40 feet below existinggrade or proposed finish floor, whichever is deeper. Soil borings must not be terminated if thepenetration resistance is 4 blows per foot or less. If soft soils are present at the proposedtermination depth of the boring such that additional required fill will induce settlement exceedingthe Target criteria, extend the borings to the bottom of the soft soils.

4) Conduct sampling at all test boring locations in the building pad area as follows:

a) Sample a minimum of 10 borings in accordance with ASTM D1586 standards. Thin-walledtube sampling must be in accordance with ASTM D1587 standards. At a minimum, take

samples at 2-foot intervals to 15 feet and then at 5-foot intervals.b) Sample a minimum of 5 cone penetrometer test (CPT) borings in accordance with ASTM

D5778 standards. Individual logs must be prepared for each sample location. At a minimumthe log must include corrected tip stress (q t), sleeve friction (fs), friction ratio (Rf), porepressure measured at the u2 position, equivalent N60 or(N1)60 penetration resistance, and soilbehavior type. If CPT borings are not commonly used in the area then standard penetrationborings may be used instead.

b. GENERAL PARKING AREAS:

1) The Target Development Manager will select additional test boring locations outside the buildingarea for the purpose of evaluating the parking lot subgrade, and making pavement design


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recommendations. These borings are to a minimum depth of 5 feet below existing grade orproposed finished grades, whichever is deeper, and in accordance with ASTM D1586.

2) Drill 3 test borings in accordance with ASTM D1586 150 feet from the front of the building, at eachend and the center, and 3 test borings 250 feet from the front of the building, at each end and thecenter. One test boring is also drilled at each point inside the major entries where incoming trafficmust turn toward Target parking stalls (see Exhibit A.1.1).

c. EXPANSIVE SOILS:If expansive soils are encountered or expected on the site, or if unexpected or special field conditions

are encountered, the Geotechnical Engineer must immediately contact the Target Structural Engineerand Target Development Manager to describe the field conditions and receive additional direction anddesign requirements. See Exhibit F.1.1 Expansive Soils Design Options and Procedures.

d. ADDITIONAL EXPLORATION:

1) The Target Development Manager may select additional test boring locations in accordance withASTM D1586 where existing grades beyond the building pad are proposed to be cut more than 10feet. These borings extend to a minimum depth of 10 feet below the proposed finished grade.Extend all borings at least 5 feet below the bottom of existing fill or otherwise unsuitable material.

2) Take a minimum of 3 additional test borings in accordance with ASTM D1586 in each proposedstormwater management pond to determine suitability of excavated material for use as structuralfill. These borings are to the proposed bottom of the pond. Test soil at proposed bottom of eachpond for percolation rate. Extend all borings at least 5 feet below the bottom of existing fill orotherwise unsuitable material.

3) Take a minimum of 3 percolation tests in accordance with ASTM D3385 in each proposedinfiltration area such as bioswales, detention basins, and rain gardens. Prepare individual logs foreach percolation test, and provide infiltration rates for each area tested.

4) Take additional borings in accordance with ASTM D1586 spaced not more than 100 alongproposed site retaining walls. These borings extend to a minimum depth of 10 feet below theexisting grade at the bottom of the proposed wall. Extend all borings at least 5 feet below thebottom of existing fill or otherwise unsuitable material:

a) Where walls are greater than 4 tall;

b) If steep slopes are present above or below the walls;

c) At sites close to known Karst topography or abandoned mines; and

d) If site is subject to seismic activity that may induce excessive movement.

Upon approval from the Target Structural Engineer:5) Take additional borings within the building pad to explore for potential sinkholes, and to better

define lateral limits and depths of unsuitable soils or rock excavation. Extend borings toappropriate depths, if necessary, to provide recommendations for deep foundations.

6) Install piezometers as necessary to accurately determine the groundwater elevation.

6. OTHER SOIL AND MATERIAL ANALYSES:

a. CORROSIVITY:The Target building has underground piping, ductwork, and electrical conduits. The GeotechnicalEngineer must conduct laboratory electrical resistivity tests on saturated representative soil samples.Take specific samples from corner nearest main entry in food service area. Complete as necessaryadditional testing such as pH, sulfides, and redox to evaluate the corrosion potential of the soil. State inthe report whether corrosion protection is required or not for ductile iron and steel pipe. Determine

corrosion for ductile iron pipe in accordance with the 10 Point System as specified by AWWA C-105,Appendix A. Include lab results in the appendix of the report.

b. CEMENT TYPE:

Determine and recommend the proper cement type based on sulfate and chloride content in the soil andcement type(s) locally available.

c. GLOBAL STABILITY:

1) Proposed site retaining walls, exceeding a retained height more than 4 feet, must be evaluated forglobal stability by the Geotechnical Engineer. Perform appropriate subsurface exploration andlaboratory testing to characterize the subsurface conditions.


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2) Perform analyses to determine short-term and long-term factors of safety of 1.3 and 1.5,respectively. Provide analyses used to support each calculated factor of safety by taking intoconsideration the following measures:

a) Overall geometry including the wall system and profile grades in front and behind the wall;

b) Surcharge loads;

c) Subsurface soil profile;

d) Shear strength and unit weight of the soil;

e) Subsurface water conditions; and

f) Minimum factor of safety and corresponding estimated failure surface.3) Provide recommendations in the report for wall design and construction methods to achieve the

minimum factors of safety. Provide recommendations to resolve potential instability in caseswhere the factors of safety are below minimum values.

7. SHEAR WAVE VELOCITY TESTING:

a. On sites where the mapped Maximum Considered Earthquake (MCE) spectral response accelerationsat short periods (SS) and at 1-second period (S1) are within the following ranges:

0.320 SS 0.500or

0.083 S1 0.200

the Geotechnical Engineer must complete the shear wave velocity profile to characterize the Site

Class based on the International Building Code. Describe methods of exploration used for thispurpose. These methods may include, but are not limited to, down-hole shear wave velocitymeasurement, microtremor (ReMi) survey, and/or spectral analysis of surface waves (SASW). Inaddition to the average shear wave velocity of the entire profile, include graphical representation ofdiscrete shear wave velocity values throughout the entire depth of the upper 100 feet of the site profile.

b. EXCEPTION:

Shear Wave Velocity Testing is not required when the site can be classified as Site Class A on thebasis of the exploratory borings.

8. SITE SPECIFIC SEISMIC ANALYSIS:

a. On sites where the mapped Maximum Considered Earthquake (MCE) spectral response accelerationsat short periods (SS) and at 1-second period (S1) are within the following limits:

0.500 SSor0.200 S1

the Geotechnical Engineer must perform a site specific analysis utilizing a response model based onlow-strain shear wave velocities.

b. Rock motions for the MCE, one-dimensional soil profile, site response analysis and design responsespectrum must be included in the analysis and discussed in the Geotechnical report. Provide bothgraphical and tabular representation of all spectra used to develop the final response spectrum,including the flowing:

1) mapped spectra;

2) design spectra;

3) 80% of design spectra on the basis of mapped MCE;

4) lower deterministic bounds, if applicable;5) upper deterministic bounds, if applicable; and

6) site-specific spectra.

9. SEISMIC ANALYSIS:

International Building Code (IBC): Provide the following:

a. Site Class. Where required by 7. above, results of Shear Wave Velocity Testing must be used indetermination of site class;

b. Risk-Targeted Maximum Considered Earthquake (MCER) spectral response accelerations, Ssand S1,based on the IBC ground motion parameters. The preferred method of determination is to use the


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USGS website in conjunction with the latitude and longitude of the project site. See:earthquake.usgs.gov/research/hazmaps/design/;

c. Site Coefficients Fa and Fv; and

d. Seismic design parameters SMS, SM1, SDS, and SD1.

e. Where required by 8. above, or if required by the IBC, or if the Geotechnical Engineer determines thata site specific evaluation is needed, site specific response spectra for 5 percent damping of MCEmust be provided in lieu of items a. through d. above. The MCE site specific response spectra mustbe developed in accordance with the guidelines presented in Chapter 21 of ASCE 7-10.

f. For Seismic Design Category C, in accordance with IBC, Chapter 18, the investigation must includean evaluation of the following potential hazards resulting from earthquake motions:

1) slope stability;

2) liquefaction; and

3) surface rupture due to faulting or lateral spreading.

g. For Seismic Design Category D, E, and F, in accordance with IBC, Chapter 18, and in addition to theabove the investigation must include:

1) lateral earth pressures on basement and/or retaining walls due to seismic loading;

2) an assessment of potential consequences of any liquefaction and soil strength loss; and

3) estimation of differential settlement, lateral movement or reduction in soil bearing capacity.

h. If Target's settlement criteria are exceeded due to liquefaction, provide recommendations to mitigatethe liquefaction that include, but are not limited to:

1) ground stabilization;

2) selection of appropriate foundation type and depth; and

3) contacting the Target Structural Engineer to select appropriate structural systems toaccommodate anticipated displacements.

i. Evaluate the potential for liquefaction and soil strength loss for site peak ground accelerationmagnitudes and source characteristics consistent with the Maximum Considered EarthquakeGeometric Mean (MCEG) ground motions. Determine peak ground acceleration adjusted for site class(PGAM) from a site specific study taking in to account soil amplification effects as described inASCE/SEI 7-10 Standard, Chapter 21 or by using the formula:

PGAM = FPGA PGA

where:

PGAM= MCEG peak ground acceleration adjusted for Site Class effects.

PGA = Mapped MCEG peak ground acceleration shown in Figures 22-6 through 22-10.

FPGA = Site coefficient from Table 11.8.1.

j. See settlement criteria below in Section 14.

10. LABORATORY TESTS:

Laboratory tests must be completed in accordance with the appropriate ASTM standard to provide data forthe classification of the soils encountered in the field and for the prediction of their engineering behavior whenused either as fill materials, or for the support of building foundations, floor slabs, and pavements. Thefollowing properties of the various subsurface soils must be determined, where appropriate:

a. Dry Density;

b. Moisture Content;

c. Atterberg Limits;

d. Gradation;

e. Unconfined Compressive Strength;

f. Consolidation or Swell (with time curves if appropriate);

g. Sulfate Content (where appropriate for potential sulfate attack on concrete);

h. CBR, Resilient Modulus, or R Value, as appropriate;

i. Corrosivity Tests; and


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j. Seismic / Soil Profile:

1) Atterberg limits, on deep samples;

2) Effective densities, on deep samples; and

3) Material that will pass a #200 sieve, on deep samples.

11. SITE GRADING RECOMMENDATIONS:

Make recommendations for earthwork in the Target building pad, parking, drives, landscape areas, and, ifpresent, ponds, embankments, and outlots. Give on-site fill materials first consideration and discuss theirsuitability.

a. Specify in the report that the completed building pad must allow Target to install its shallow spreadfootings, foundation, utilities, truck dock, sidewalk, curb, stoops, under-slab material, and floor slabwithout further soil correction, remediation, demolition, mitigation, rock removal, or design revisions.Comment on the requirements for rock removal by ripping or blasting, if applicable.

b. Provide recommendations for protecting the building pad and the paved areas during construction ininclement weather.

c. Specify in the report to remove and replace existing soil within the upper 3 feet of the finished padelevation if more than 10% of the material by weight has a particle size exceeding 3 inches.Screening the material is acceptable if approved by the Geotechnical Engineer.

d. Specify in the report that fill placed in the upper 3 feet of the Target building pad must have amaximum particle size of 3 inches.

e. Describe excavation required including:1) types of fill to be used in various areas of the site;

2) moisture conditioning of soil to be used as fill;

3) compaction requirements for the fill to include the maximum allowable loose lift thickness; and

4) recommended testing frequency for compacted fill.

f. If grading on the Target Tract requires import of off-site fill make recommendations regarding types,sources and testing procedures consistent with the locale. Specify in the report that the Import SoilInformation form (see Section 5.E., Forms) must be completed by the Developer or GeneralContractor, and submitted to the Target Environmental Manager for review, response, and approval.State in the report that before placement, import soils must be approved by the Target EnvironmentalManager.

g. Make recommendations about the thickness and duration of surcharging, if any, required on the site.h. Provide recommendations, as necessary, when the site development might occur during wet and/or

cold weather.

i. SLOPES ADJACENT TO BUILDING PAD:

1) If steep slopes are proposed below and adjacent to the building pad, provide recommendations toreduce creep that causes settlement at the ground surface behind the crests of steep slopes.

2) If existing steep slopes are present below and adjacent to the building pad, providerecommendations to excavate, bench, and backfill the slope to avoid future settlement. Includeminimum width for horizontal lifts to allow for adequate compaction of the fill by large vibratorymechanical compaction as the fill is placed.

12. SUBSURFACE DRAINAGE RECOMMENDATIONS:

a. SUBSURFACE DRAINAGE:In paved areas provide a recommendation on whether or not there is a need for finger drains at catchbasins and draintile at irrigated landscaped islands to intercept water seepage from storm runoff enteringinto the subgrade from the aggregate base.

b. FRONT SIDEWALK CURB:

Where differential movement may occur between the front sidewalk curb and drive aisle pavementdue to frost movement or the presence of expansive soil provide a recommendation for the use ofdraintile below the curb.


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13. COMPACTION RECOMMENDATIONS:

Provide specific compaction recommendations in accordance with ASTM D698 or ASTM D1557Standards and appropriate moisture content range and loose lift thickness at the following locations:

a. Below footing level;

b. Beneath interior slabs on grade;

c. Beneath paving;

d. Utility trenches backfill;

e. Beneath landscaped areas;

f. Beneath sidewalks and exterior slabs; andg. Embankments of stormwater ponds, if applicable.

14. BUILDING PAD REPRESENTATION AND CERTIFICATION:

a. Specify in the report that the completed building pad must be represented to Target by a professionalGeotechnical Engineer licensed in the state in which the work was performed that all earthwork wascompleted in compliance with the geotechnical investigation report, and that the pad preparation wasmonitored and tested at intervals appropriate to the site conditions. Detailed compilation of allobservations, inspections, test data and results, interpretations, and conclusions must be furnished tothe Target Owners Site Representative.

b. Specify in the report that the completed building pad must be certified to Target by a Land Surveyorlicensed in the state in which the work was performed that the location and elevation of the pad is incompliance with the Target approved Site Construction Documents.

c. Specify in the report that the completed Building Pad Representation and Certification form must befurnished by Developer to the Target Owners Site Representative (see Section 5.I., Forms, TargetBuilding Pad Representation and Certification form).

15. SETTLEMENT:

a. STATIC SETTLEMENT (Gravity):

1) Provide estimated total and differential movement for the various foundation types discussed.Maximum allowable differential movement is inch in 30 linear feet.

2) Maximum allowable total uniform or differential movement is 3 inches over the entire length of thebuilding and not more than 1 inch in 100 linear feet.

b. SEISMIC SETTLEMENT (Seismic design categories C, D, E and F only):

1) Provide estimated total and differential settlement at intervals of 30 feet, 100 feet, and 300 feet forunmitigated liquefaction, and for various mitigated options.

2) Report preparation must include conducting a conference call with the Target Structural Engineer,Loren Braun, and Target Development Manager, to review building movement tolerances, andevaluate movement mitigation options.

c. SETTLEMENT PLATES:

Fill within the Target building pad exceeding 15 feet in thickness must have settlement plates installedto monitor settlement. The following criteria must be included in the report:

1) Settlement plates must be installed in a 100-foot grid within the fill;

2) The settlement plates must be installed when the pad grade has been constructed to within 1 footbelow the finished elevation of the building pad. Place extensions on the applicable settlementplates when a surcharge is placed over any portion of the Target pad; and

3) Movement of the settlement plates must be monitored using survey equipment capable ofmeasuring vertical elevation to the nearest hundredth of a foot. The settlement plates must beread:

a) on a daily basis for the first week;

b) 3 times a week for the following 2 weeks; and

c) on a weekly basis thereafter until extrapolation of the data indicates that the Target criteria forsettlement will not be exceeded over a period of 30 years.

4) Written documentation of the settlement monitoring, including the settlement measurementsplotted on a semi-log plot, must be provided to the Target Owners Site Representative at theconclusion of each monitoring period.


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16. FOUNDATION RECOMMENDATIONS:

Recommendations are to be aimed at obtaining maximum economy consistent with sound engineeringpractice and must be based on field and laboratory tests.

a. SHALLOW FOUNDATIONS:Target uses shallow spread footings for columns and walls where possible. Perimeter footings, includingthose adjacent to new or existing buildings, are installed below potential frost depth.

Target bases the cost of using shallow spread footings on the assumption of a net allowable bearingpressure of 3,000 pounds per square foot. Developer may meet this criterion by necessary soilimprovement, or compensate Target for additional expense to use an alternate foundation system or alower net allowable bearing pressure.

1) Provide recommendations for allowable net soil bearing pressures for isolated column footingsand perimeter wall footings. Include recommendations for soil correction of unsuitable soilsbeneath the footings, as necessary, rather than extending the depths of the footings;

2) Include minimum recommended depths for frost protection in heated and non-heated areas;

3) Indicate minimum footing width(s) for continuous and isolated column footings;

4) Comment whether or not the soil type is suitable for trench footings;

5) Provide recommendations for rock removal below foundations; and

6) Specify in the report that backfill must have a maximum particle size of 3 inches in foundationexcavations exceeding 3 feet in depth.

b. DRILLED PIER FOUNDATIONS:1) If a drilled pier foundation system appears to be economical, provide recommendations regarding

maximum allowable net end bearing pressure for dead loads and total loads and allowable sidefriction;

2) Define the depths to which uplift or negative load can be expected, and also the depth of pier thatcan be utilized for positive side friction;

3) Give average end-bearing elevation and comment on probability and type of obstructions;

4) If applicable, state the maximum bell angle and minimum / maximum bell-to-shaft diameter ratio;

5) Provide an opinion if casing of the excavation is required; and

6) Provide recommended minimum pier diameter.