tenant design criteria manual - ivanhoé cambridge/media/imported/website/... · section f:...

Welcome To

Tenant Design Criteria Manual

2012

Conestoga Mall 550 King Street North

Waterloo, Ontario N2L 5W6

(519) 886-5500

Tenant Design Criteria Manual Conestoga Mall

WELCOMETOCONESTOGAMALL

We welcome you to Conestoga Mall, an exciting development deserving of your very best efforts in Store design and merchandising. Conestoga Mall is located on King Street North (Highway 15) and is adjacent to the Highway 85 in Waterloo, Ontario.

Combining classically proportioned spaces with contemporary detailing and ample natural and artificial lighting, Conestoga provides shoppers with a delightful environment showcasing the latest concepts in merchandise presentation. Walking through the mall your customers will enjoy pleasant courts, clearly visible storefronts, uniquely patterned flooring and attractive lighting.

We look forward to assisting you, your designer and your contractor in creating a store of which you may be justifiably proud and at which your business may be most successfully pursued.

IVANHOE CAMBRIDGE

Tenant Coordination

Central Region


Table of Contents

SECTION A: Storefronts ‐ General 4 MASTER PLAN 5 SECTION B: Storefront Design Criteria 6 SECTION C: Design Control Zone 7 SECTION D: Lighting 8 SECTION E: Approved Materials ‐ Storefront 8 SECTION F: Approved Materials ‐ Floor Finishes 9 SECTION G: Ceiling Treatment and Materials 9 SECTION H: Tenant Sign Criteria 10 SECTION I: Acceptable Sign Types 11 SECTION J: Plumbing 11 TYPE J CRITERIA: 12 Food Court Tenant STOREFRONT TYPES 14 STOREFRONT A 15 STOREFRONT B 16 STOREFRONT C 17 STOREFRONT D 18 STOREFRONT E 19 STOREFRONT F 20 STOREFRONT G1 21 STOREFRONT G2 22 STOREFRONT H 23 STOREFRONT I 24 STOREFRONT J 25 DEMISING TYPE 1: 26 New Demising Condition with Pop‐out DEMISING TYPE 1A: 27 New Demising Condition with Pop‐out Adjacent to Common Area DEMISING TYPE 2: 28 Existing Demising Cap with Pop‐out DEMISING TYPE 2A: 29 Existing Demising Cap with Pop‐out, Adjacent to Common Area DEMISING TYPE 3: 30 New Demising Condition with No Pop‐out DEMISING TYPE 3A: 31 New Demising Condition with No Pop‐out, Adjacent to Common Area DEMISING TYPE 3B: 32 New Demising Condition with No Pop‐out, Within Mall Expansion

DEMISING TYPE 3C: 33 New Demising Condition with No Pop‐out, Column Condition within Mall Expansion

DEMISING TYPE 4: 34 Existing Demising Cap with No Pop‐out DEMISING TYPE 4A: 35 Existing Demising Cap with No Pop‐out, Adjacent to Common Area DEMISING TYPE 5: 36 Fire Extinguisher Cabinet: Existing Mall DEMISING TYPE 6: Food Court Tenant 37 DEMISING TYPE 7: 38 Fire Extinguisher Cabinet: New Mall SECTION 1: New Demising Wall with Pop‐out 39 SECTION 2: Exist Demising Cap with Pop‐out 40 SECTION 3: Exist Demising Cap with Pop‐out 41 SECTION 4‐1: New Mall 42 SECTION 4‐2: New Mall 43 SECTION 5: Exist Demising Cap with no Pop‐out 44 SECTION 6: Bay Court 45 SECTION 7: Bay Court 46 SECTION 8: Retail Adjacent to Food Court 47 SECTION 9: Food Court (typical) 48 SECTION 10: Old Food Court 49


SECTIONA:STOREFRONTS‐GENERAL The Tenant Design Criteria establishes ground rules that apply to all Tenants. Visual identification for each Tenant's Storefront within a unified surrounding is strongly encouraged. All work by the Tenant within the premises shall be completed with new materials. All materials and workmanship shall be of a uniformly high quality and preformed in accordance with the very best standards of practice. Tenant/Tenant’s Designer are obligated to review their premises on site in detail to determine what localized conditions may pertain; and, to determine in conjunction with the Tenant Coordinator how they may treat or otherwise deal with such conditions. The drawings, floor plans, and sections contained in this document are included for illustrative purposes only, to aid Tenants in compliance with this Design Criteria. The actual configuration of individual Tenants may vary in certain aspects from these drawings, plans, and sections. Tenants should consult Tenant Outline Drawings and take field measurements to verify all dimensions, where possible. The Tenant's store will be designed, fabricated, and installed by the Tenant unless otherwise noted, and is subject to Landlord’s prior written approval. Compatibility with adjacent and previously approved Storefronts will be considered as one of the criteria for approval. Metal stud framing with non-combustible drywall is the basic construction of the demising partitions. All drywall partitions are non-load-bearing.

Tenant Storefront construction must be set on the inside of the established Lease Line. Support from Landlord finishes is not permitted. Storefront designs that have a continuous opaque band at the top of the Storefront may not extend below 12'-0" above the finished floor. Any exposed Storefront roof created by Storefront projection (if applicable) must have a fully finished appearance.


MASTER PLAN

Pellow + associates

architects Inc.

Waterloo, Ontario


SECTIONB:STOREFRONTDESIGNCRITERIA Storefronts on the Lease Line to be one of the following:

A. A combination of glass and wood, and/or metal, and/or stone, in a Landlord Approved Design.

B. Fixed glass with a 6” high base, clear silicone butt joints to vertical edges of glass. No exposed clips or mouldings shall be permitted. Buttons required to stabilize glass panels over 10’-0" above finished floor are permitted. Glass shall be tempered/laminated. Glass thickness shall conform to applicable glazing code requirements, and to established and accepted industry standards.

C. Open Storefront with at least a frame of Landlord approved design and materials surrounding the opening.

D. In-Line Food Stores with a serving counter, which separates the public from the serving area or kitchen, shall place the counter a minimum of 24” back from the Lease Line. Tenant must provide a sufficient amount of distance between the counter front and the Mall so customer queuing does not spill out into the Mall.

The Storefront entrance secured at the Closure Line may be provided by the following means:

1. Full height, swing or sliding wood panel and glass doors.

2. Full height, single track, frameless glass sliding doors, bottom and top rails only, in approved finish.

3. Full height, swing frameless glass doors on pivots, bottom rail and top patches in approved finish.

4. Full Height, sliding grille utilizing tempered/laminated glass insert panels. All sliding panels shall incorporate an egress door for emergency use as required by the building code exit requirement.

All Storefront treatment must be for the full width of the Storefront opening and full height to 14’-6” (as shown on Storefront Criteria Sections). Continuous opaque or solid horizontal bulkhead bands at the top of the Tenant's Storefront are unacceptable.


SECTIONC:DESIGNCONTROLZONE To ensure a high standard of presentation by each Tenant, and necessary continuity of base building design, the Landlord has located Design Control Zones within the Leased Premises.

The Design Control Zone is the area within the Leased Premises that adjoins the Common Areas of the Mall and/or affects the overall appearance of CONESTOGA MALL.

Particular attention shall be given to the visual organization of the Design Control Zone as well as the rear and side walls of the sales area. Graphics, signs, materials, colours, finishes and lighting shall all be submitted for approval. ALL AREAS EXPOSED TO THE PUBLIC VIEW ARE SUBJECT TO APPROVAL BY THE LANDLORD.

THE MALL FLOOR FINISH MUST EXTEND TO THE CLOSURE LINE WHEN EXPOSED TO THE MALL. THIS WILL BE DONE BY THE LANDLORD'S CONTRACTOR AT THE TENANT'S EXPENSE. THE FLOORING INSIDE THE TENANT ‘NO BUILD ZONE’ (IF APPLICABLE) WILL BE MALL FINISH, BY THE LANDLORD'S CONTRACTOR AT THE TENANT’S EXPENSE.

Within the Design Control Zone, A Tenant may provide showcases fixed into position. Showcases shall be in approved materials and shall be internally illuminated.

The Tenant is advised that certain fixed base building electrical and mechanical services passing through the Leased Premises have been established. The Tenant must accommodate these components within their design and ensure that appropriate access is provided. BASE BUILDING

ELECTRICAL AND MECHANICAL COMPONENTS CAN NOT BE RELOCATED.

Landlord services located on the Demising Caps are to be re-located into the Tenant’s Storefront, so that the 1” Brushed Aluminum Reveal is continuous and uninterrupted throughout the full height of the Storefront. Work will be done to Landlord’s approval, at the Tenant’s expense.


SECTIOND:LIGHTING A variety of lighting qualities to best suit the variable merchandising uses and physical conditions existing throughout CONESTOGA MALL are required. Tenant shall provide a high quality of illumination within the Design Control Zone. Only recessed and track-mounted fixtures are allowed in this area. All fixtures are to be of high standard and approved by the Landlord. No exposed fluorescent fixtures will be approved within the Leased Premises. Fluorescent fixtures must be fully concealed. All lighting within the Design Control Zone will be on separate time clocks connected to the Tenant's distribution panel. Hours for operating the aforementioned lighting shall be determined by the Landlord. For merchandising uses such as restaurants, cafes, bars and/or other uses that require a specific mood-type lighting to create the desired atmosphere, approval of the design concept and fixtures must be obtained from the Landlord. The use of energy efficient lighting is encouraged, wherever possible.

SECTIONE:APPROVEDMATERIALS‐STOREFRONT The materials listed below have been selected to encourage variety and creativity of Storefront design and can be used for Storefronts. Any variation or other material must be approved by the Landlord.

Metals: Anodized aluminum Stainless steel, polished and brushed Chrome, Mirror Finish Bronze Copper Brass Duracron baked enamel coated metal

Wood: Solid or wood veneer, quality paint or stain

Glass: Tempered, Laminated

Stone: Fine natural and composite stones

Special Finishes: Polished plaster, reinforced plaster

Additional materials not listed here but having unique and creative applications will be considered for approval by the Landlord.

Samples of materials shall be provided with preliminary submission for Landlord approval.


SECTIONF:APPROVEDMATERIALS–FLOORFINISHES

For the portion of floor area requiring Tenant finish, as noted on drawings, Tenant may use the materials listed below. Any variation or other material must be approved by the Landlord.

Wood

Marble or Fine Stone

Ceramic or Terrazzo Tile

Quality Carpet

Polished Concrete

SECTIONG:CEILINGTREATMENTANDMATERIALS A DRYWALL CEILING IS REQUIRED WITHIN THE DESIGN CONTROL ZONE. For the portion of the ceiling requiring Tenant finish, the Tenant can not use drop-in acoustical ceiling with exposed T-bar. Non-combustible materials, or materials treated so that they are acceptable to the Landlord's underwriters, should be used for finishes. Samples of intended material shall be provided with preliminary submission.


SECTIONH:TENANTSIGNCRITERIA Tenant is required to design, fabricate, install and maintain a sign at their expense.

Tenants are encouraged to develop innovative and tasteful signs, subject to the Landlord's approval, to further enhance the overall concept and atmosphere of CONESTOGA MALL.

Regardless of registered trademarks, the text of the Tenant’s sign is limited to store name and/or logo as permitted and approved by the Landlord; no advertising or slogan is permitted. One sign is allowed per storefront elevation. No advertising, sign manufacturer labels or slogan is permitted.

Unless otherwise noted, signs shall be placed entirely within the boundaries of the Leased Premises, with no part higher than the Storefront opening. Additional interior signage within the store and within 6 feet of any show window is prohibited, unless otherwise approved by the Landlord.

No flashing, blinking, animated or audible signs will be permitted. NO FORMED PLASTIC, INJECTION MOULDED PLASTIC, OR BOX SIGNS WILL BE PERMITTED.

NO EXPOSED NEON SIGNS WILL BE PERMITTED.

Length of sign shall not exceed 40% of the Storefront width.

Hanging signs may be installed provided they are no lower than 7’-6” from the floor and are contained within the Lease Line of the Leased Premises. Individual cut-out letters on the Storefront may project a maximum of 6” beyond the Lease Line.

NO PAINTED SIGNS ON STOREFRONTS OR SHOW WINDOWS WILL BE PERMITTED.

PUBLIC SAFETY DECALS OR ARTWORK ON GLASS IN MINIMUM SIZES TO COMPLY WITH CODE, SUBJECT TO THE APPROVAL OF THE LANDLORD, WILL BE PERMITTED.

NO CHARGE CARD OR MEMBERSHIPSHIP SIGNS CAN BE AFFIXED TO THE STOREFRONT.

PAPER SIGNS, WINDOW STICKERS, BANNERS OR FLAGS ARE PROHIBITED.

Exposed raceways, ballast boxes or electrical transformers will not be permitted. All sign letter fastening devices, mounting clips, sign company name, ULC stickers and identification labels must be completely concealed or removed, if required by code they must be placed in an inconspicuous location.

All illuminated signs or graphics within the Design Control Zone will be on separate time clocks connected to the Tenant's distribution panel. Hours for operating these shall be determined by the Landlord.


SECTIONI:ACCEPTABLESIGNTYPES Individual raised profile letters non-illuminated, back illuminated halo illuminated or face illuminated (may only be used against solid sign panel) Suspended panel Silk screened on Storefront/glass Carved/etched marble or stone as an integral part of the Storefront Additional Signage for Restaurants

Painted metal Stainless steel Brass Copper Bronze Letters 16” high max with a return thickness 4 1/2” Edge lit glass Silk screened letters on glass or metal Wood with metal letters Solid sign panels letters 16” high max with a return thickness depth of 1 1/2” to 3” Quality matte vinyl letters or logo 4” high max & located 3’-0” above floor line or as required by applicable codes No web addresses are permitted Temper-resistant enclosure fabrication from materials appropriate to the restaurant design, may be used to display actual dining table printed menus

SECTIONJ:PLUMBING The use of Tankless Water heaters and the installation of low flow faucets is encouraged in order to conserve energy and natural resources.


TYPE‘J’CRITERIA:FOODCOURTTENANTS The Food Court units have an opening height of 9’-0”. A base building drywall bulkhead is located 3’-0” behind the Lease Line and abuts the demising cap at either side.

The Tenant sign is to be of 3D elements suspended from the base building ceiling/bulkhead located between the Lease Line and the above-mentioned bulkhead. Tenant is responsible for securing sign to structure above. Support from Landlord bulkhead is not permitted.

The Demising Column is setback 2’-4” from the Lease Line, and protrudes 9” into the Mall, for the full height of the demising column. Landlord tile cladding finishes the Demising Column on the Mall side; Tenant finishes are required within the Tenant’s space.

Tenant is required to install a drywall ceiling behind the 9’-0” bulkhead extending the full depth of the Tenant front space visible to the public areas of the food court.

The Tenant is to provide a counter on the inside of the Lease Line. The counter may incorporate a tray rail if required by the Tenant, within the leased premises.

The design of all Tenant work must be submitted to the Landlord for approval.


SeeSectionsD – Lighting / E – Approved materials / H – Tenant Sign Criteria The entire area of the Premises exposed to the Food Court is considered a Design Control Zone and is subject to Landlord approval. The Tenant is to provide a suspended sign within the zone indicated on the Drawings; this sign can take many forms, and the Tenant is encouraged to design creative, attractive and innovative signs. Suspended signs may be of the following: Suspended Panel of Edge lit glass Individual, 3D or screened letters on glass or metal Wood with metal letters Sculptural letters / elements Neon in metal channel Suspended metal armature with Individual 3D letters Internally illuminated letters Non-illuminated letters Halo illuminated letters Sculptural letters / elements Neon in metal channel The Tenant must design their store and fixtures so that all areas are capable of being locked, and no closure device is required. Where a building column is within the Storefront, not at a demising condition, the column will be finished on all sides by the Landlord.


STOREFRONTTYPES The Storefront configurations are as follows:

14’-6” height Storefront Opening that abuts a vertical 1”x1” brushed aluminum reveal at the centre-line of each demising wall end. Where Storefronts abut a common area, the 1”x1” brushed aluminum reveal will be set off from the centre-line of the demising wall.

The Lease Line is at the centre-line of the demising wall adjacent to CRUs, and the outside of the demising wall adjacent to common areas. Demising walls and/or Demising Caps are to be extended to 14’-6” to support the 1” reveal. Existing Demising Caps are to be buried within the Tenant’s storefront; or, in some cases removed. It is the responsibility of the Tenant to make good remaining surfaces.

Where there is an existing light cove and horizontal accent strip, the accent strip is to be removed by the Tenant. It is the Tenant’s responsibility to make good the existing light cove and any remaining surfaces.

These changes will raise the Storefront heights and allow more retail exposure and creativity within the Storefront.

Landlord approval is required for all of the above Tenant Work.

bwalker

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