design criteria - taubmantenantcoordination.taubman.com/.../1-great-lakes-design-criteria.pdf ·...

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Design Criteria

Introduction

The Handbook’s Purpose

Great Lakes Crossing Tenant Handbook – Book 1 is the Architectural Design Criteria for Tenant’s Improvement referred to in your Great Lakes Crossing Lease Agreement. This Handbook has been prepared to assist you, your architect, designer, engineer and contractor in understanding and responding to the requirement of your Lease. The information herein may restate requirements contained in your Lease and its exhibits. If an ambiguity or inconsistency occurs concerning design issues, the requirements of this Tenant Handbook shall govern.

Reference should also be made to Tenant Handbook 2, Mechanical and Electrical Design Criteria for Tenant’s Improvements.

THESE CRITERIA APPLY TO ALL TENANTS AT GREAT LAKES CROSSING (EXCEPT ANCHORS) WHETHER DESIGNED AND/OR BUILT BY LANDLORD OR TENANT, UNLESS OTHERWISE INDICATED IN SPECIFIC LEASE AGREEMENTS.

The design of Great Lake Crossing is oriented around a primary shopping thoroughfare called Districts. In addition to the Retail Tenants, there are the Food Court and Entertainment Court Tenants, as well as Restaurant and In-Line Food Tenants. Different criteria for these types of tenants can be found in the appropriate sections of this Handbook.

The Tenant’s design criteria contained in the Great Lakes Crossing Tenant Handbook 1 and 2, the Lease and the Lease Exhibits are intended to encourage quality design and to establish a common point of departure for the benefit of all Tenants. Tenants are encouraged to discuss any specific thoughts about the criteria with the Tenant Coordinator before beginning preliminary design work.

Any renderings, drawings and floor plans contained in this Tenant Handbook are for illustrative purposes only. The actual design and configuration of Great Lakes Crossing as constructed may vary in certain aspects from such renderings, drawings and floor plans. In case of deviations between these illustrative drawings and the Tenant’s Space Layout Drawings (S.L.D.) or White Box Drawings (W.B.D.) the latter shall govern.

This Handbook provides criteria for Tenant’s improvements to floors, ceilings, lighting, interior finishes and storefront signs. All improvements by the Tenant must be approved in advance by the Landlord according to the procedure outlined in the Tenant Submittal Requirements section of this Handbook.

All Tenants and Tenant’s Architects and Engineers are required to visit the Leased Premises before beginning preliminary design work. The Tenant is solely responsible for field verification of all conditions.

Tenant Coordinator

It is the purpose of the Tenant Coordinator to help you open your store on time and to ensure that your store is architecturally compatible with, and of the same design quality, as Great Lakes Crossing as a whole.

The Tenant Coordinator’s role is to act as a liaison between the Landlord and the Tenant:

Tenant Coordination: (Unless otherwise indicated) The Taubman Company 200 E. Long Lake Rd., Suite 300 P.O. Box 200, Bloomfield Hills, MI 48303-0200 Phone: (248) 258-6800 Attn: Great Lakes Crossing Tenant Coordination

http://www.greatlakescrossingoutlets.com/

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General Description

Located south of I-75 in the northeast quadrant of Baldwin and Lake Angelus Road, Great Lakes Crossing will be the largest value-oriented regional mall in Michigan.

The architectural design of the building exterior and interior reflect the character of northern Michigan and the Great Lakes region. The common are or “Districts” defines the shopping street which runs through the project. The interior design reflects different aspects of the Michigan life-style and are divided in “Districts”. The Districts are punctuated by; information areas, coffee areas or entrances.


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Description of Mall Building

The building has been designed by an Architect retained by the Landlord to design and oversee construction of the Project. Work to be performed by the Landlord in constructing the Leased Premises shall be limited to those items of work as set forth in the Lease Exhibit “B” and this Handbook.

General Provisions

1. Landlord shall have the right to make changes to any plans or specifications covering Landlord’s work that might be necessary during construction of the Project.

2. Landlord shall have the right to specify or change the location both before and after construction, of all utility lines, air ducts, flues, duct shafts, refrigeration lines, drains, sprinkler mains and valves, and such other facilities within the Leased Premises as needed for engineering design and/or Code requirements. The items described above shall be located so as not to materially interfere with Tenant’s use of the Leased Premises. Landlord shall have the right to specify the location of all mechanical and other equipment on the roof over the Leased Premises.

3. Landlord shall have the right to perform any of the Tenant’s work at Tenant’s expense which Landlord determines, at its sole discretion, should be performed:

a. On an emergency basis for the best interest of the Project

b. To the extent required for Landlord’s compliance with all applicable building Codes

c. To the extent necessary to obtain any Certificate of Occupancy required by the Landlord or any other tenant in the Project; or

d. To the extent necessary to maintain the integrity of the Mall systems and respective warranties

Building Codes

All Tenant improvements must comply with the requirements of the B.O.C.A., 1993 edition, with Stare of Michigan Amendments, the Michigan Barrie-Free Code, and Landlord’s insurance underwriter (Factory Mutual). The Mall building construction classifications is Type 2-C.

Structural Modifications

1. Demising walls are not load-bearing. Tenant may not hang or support fixtures, shelving, etc. from them. Structural backing must be provided for any merchandising attached to walls.

2. Mezzanines are not permitted.

Design Loads

Floor Slabs: 125 psf

Roof: 20 psf

1. Modifications and alterations to landlord’s framing structure will not be permitted without Landlord’s prior written approval. In the event that Landlord approves Tenant’s request, Tenant shall leave Landlord’s structure as strong as or stronger than original design with finishes unimpaired.

Storefront

The separation between the Leaseline, herein referred to as “Storefront”, including any glazing, entries, doors, grilles, bracing and supports, depressions and any walls between the Leased Premises and the Mall shall be designed and installed by Landlord at Tenant’s expense per the Lease Agreement.

See Storefront Criteria Section for more information. Refer to Space Layout Drawings (S.L.D.) or White Box Drawing (W.B.D.) for dimensioning, including location and type of storefronts, counter fronts and roll-down grilles.


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Fire Extinguishers

A fire extinguisher is required within 25 feet of the entry located where it will be readily visible.

Employee Restrooms

Employee restrooms shall be provided in all Tenant spaces with an area of 1,499 sq. ft. or greater by Tenant.

Security Devices

All security devices, including pedestals and cameras, must be hidden or discretely located. These devices are considered unsightly when not concealed or design integrated at the storefront.


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Merchandising Zone

The Merchandising Zone is the front of the Tenant space that extends from the lease Line to all point 4’-0” into the space, and is subject to review and approval by Landlord. The Merchandising Zone includes all display windows and retail graphics, display fixtures, materials, finishes, color and lighting fixtures within the area.

The Merchandising Zone shall convey a store’s merchandise identity and generate activity. It should convey excitement and give the consumer a reason to stop at the store. Tenants shall use the following design criteria for displays within the Merchandising Zone:

1. Design drawings shall have a Merchandising Zone layout plan. The layout plan shall have cut sheets for fixtures and/or mannequin types and include photographs of any existing storefronts a Tenant may have that will enhance the layout plan. A rendering is required if photographs are not available.

2. Large temporary signs for special sales or clearances shall not be hung in the Merchandising Zone including any signs taped or suction cupped to storefront glazing.

3. All Merchandising Zone fixtures shall be professional and industry standard for display windows. Use of antiques or one-of-a-kind fixtures are encouraged.

4. The incorporation of a low wall or partition at the back fo the Merchandising Zone may be approved if held to a maximum of 4’-0” above the finished floor.

5. No pegboard, slatwall or adjustable shelving of any kind may be placed in or extend into any part of the Merchandising Zone.

6. The Merchandising Zone will be illuminated with track lights or recessed can lights, as supplied by Landlord at Tenant expenses, powered off of the Tenant’s panel.

7. Additional floor or ceiling mounted incandescent track fixtures will be allowed if they match Landlord’s specific criteria for this type of fixture.

8. No fluorescent lighting is permitted within the Merchandising Zone.

Interior Finishes

1. In accordance with Tenant’s Lease Exhibit “B”, Tenant shall furnish all labor, material and equipment necessary to complete in a good, substantial and approved manner, the work described herein.

2. All Tenant construction shall be behind the Lease Line.

3. All Tenant construction is subject to the approval of the Landlord and local Building Officials.

4. All Tenant construction shall be off noncombustible materials.

5. Any damage by Tenant’s contractor to Landlord’s sprinkler system or any other fire rated assembly shall be promptly reported by Tenant’s contractor to Landlord, and repaired by Landlord at Tenant’s expense.

6. All exposed construction must be painted.

Demising Partitions

1. Demising partitions as indicated on the Space Layout Drawing or White Box Drawing shall be metal studs only.


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2. Gypsum board shall be provided as follows:

a. Between adjacent Tenants, Tenants shall provide 5/8” Type X gypsum wallboard from the floor to 12’-0” A.F.F. on their side of the partition, supplying a one (1) hour rated wall system to the Tenant’s ceiling line or to 12’-0” A.F.F. if no ceiling is provided.

b. Between Tenants and Service/Exit Corridors, and at Smoke Zone partitions, Landlord will provide and install one (1) layer of 5/8” Type “X” gypsum wallboard on each side of the partition to the underside of the roof structure. Wall board on Tenant side of the partition is to be provided and installed at Tenant’s expense. Wall board is to be finished by the Tenant, ultimately providing a one (1) hour rated wall system for the full height of the partition.

c. Between Tenants and Anchor Stores, Landlord will provide and install two (2) layers of 5/8” Type “X” gypsum wallboard each side of the partition to the underside of the roof structure. Wallboard on Tenant’s side of partition is to be provided and installed at Tenant’s expense. Wallboard is to be taped and finished by the Tenant, ultimately providing a two () hour rated wall system for the full height of the partition.

d. All joints must be fire taped. Exposed walls will be finished with three (3) coats of joint compound and sanded smooth, ready for paint.

3. All Tenants in the following use groups will insulate demising partitions with minimum 2” sound attenuation batts, and extend gypsum board to the underside of structure:

a. Food establishments

b. Game rooms, arcades, video, record and tape stores

c. Pet stores

d. Salons

e. Other establishments as noted by Landlord’s design review.

4. Tenants requiring additional security may provide wire security mesh form the roof to 12’-0” A.F.F. on the demising partitions.

5. All demising partitions are non-load bearing (see pg.2.0).

Interior Partitions

1. All partitions shall be constructed of a minimum of 3-5/8” metal studs with 5/8” gypsum wallboard or other non0combustible finish on both sides to 12’-0” A.F.F. Any combustible materials applied to partitions shall receive a U.L. listed fire retardant coating.

2. Tenants shall install 5/8” gypsum wallboard to 12’-0” minimum height on inside face of exterior walls.

3. All interior wall within the Tenant sales area shall be finished up to 12’-0” A.F.F. Acceptable finishes are:

a. Paint-minimum one(1) prime coat plus two (2) finish coats. Wall above a Tenant’s light/ceiling line shall be painted.

b. Not more than 50% of wall area may be covered with “slatwall”, which must have a painted or laminate finish. All screw holes must be covered, and edge conditions must be trimmed.

c. Wall coverings – may be installed only as approved by Landlord.

d. Mirrors – can be used in limited areas, not at a general wall finish and not near storefront.

e. Wall Panel System – Acceptable finish is plastic laminate. Other finishes will be considered in landlord’s design review.


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4. The use of the following materials is NOT allowed;

a. Pegboard walls and pegboard fixture systems;

b. Rough finish drywall

c. Texture 1-11 plywood

d. Metal laminated wallboard

e. Carpeting on walls and

f. Other materials as noted by Landlord’s design review

Doors

1. All interior doors used to access fire exit corridors shall meet applicable Codes.

2. Fire exits shall be clearly marked and maintained in accordance with governing codes and ordinances. Tenant shall not install any hardware or other devices that would prohibit the use of an emergency fire exit.

3. All interior doors shall have 1-1/2 pairs of butt hinges, closer, and be a minimum 1-3/4” thick.

4. Interior wood doors may be hollow core and shall be finished with a stain, clear varnish or paint.

5. All dressing room shall have wood doors in areas visible to the public view. Curtains may be used in areas that are not visible to the public.

6. All doors to service corridors and other rated partitions shall be “B” label with 1-1/2 pairs of butt hinges, closer, and a minimum of 1-3/4” thick. Corridor side to be painted to match color selected by Landlord. Doors that swing outward more than 3’-0” must be recessed in a vestibule.

7. Relocation of existing corridor doors will be by Landlord at Tenant’s expense.

8. Exit/Service doors will be provided with temporary locksets by the Landlord.

Floors

1. Tenants shall install a floor covering in Tenant’s sales area which conforms to the following criteria;

a. Wood installation shall be hardwood with wear resistant surface.

b. Ceramic, quarry and stone tile installations must be commercial grade with non-slip surface.

c. Carpet must be commercial grade and must have proper fire ratings to meet local Codes. Carpeting will not be permitted where color, quality or weave is not suitable for high traffic areas.

d. Vinyl flooring (I.e. simulated wood) will be allowed only if it is high quality & durable. VCT, sheet vinyl, etc. is not permitted. Physical samples must be submitted to Landlord for approval and must have a min. 10 year commercial warranty.

2. Tenant’s floor finish shall be absolutely flush with Mall floor finish. Tenant shall feather the concrete slab as required to achieve a flush transition. A transition strip shall be embedded in the floor finish at the intersection with the mall flooring.

3. Tenant shall provide a transition strip between opposing floor finishes, including but not limited to carpet and wood, or carpet and tile, and as required at any expansion joint which may occur in Tenant’s space. Reducer strips are not permitted.


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4. Tenants shall fill in any slab depressions and cracks occurring in their Leased Premises and cover with Tenant floor finish.

5. Tenant’s floor finish shall go to the channel of the roll-up grille or line of Landlord’s common area flooring.

6. Tenant shall provide ceramic tile, or wood base in sales area, including storefront pier from grille into tenant’s space.

7. Tenant shall install vinyl composition tile in Tenant’s restroom with a 4” base.

8. Stockrooms with exposed concrete floor shall be sealed and have a 4” vinyl base installed.

Ceilings

Ceilings in Tenant spaces are not required. Tenants are encouraged to have an open ceiling which may incorporate an open grid or be painted. Any Tenant that installs a ceiling shall coordinate the design with all mechanical, fire protection, lighting systems and structural requirements as described in the Mechanical and Electrical Design Criteria for Tenant’s Improvements (Book 2). Tenant installed ceilings shall conform to the following criteria:

1. All ceilings must be a minimum of 10’-0” AFF except where otherwise noted in the Space Layout or White Box Drawings. Any Tenant whose ceiling is more than 90% enclosed shall provide suitable free area for HVAC return air and smoke exhaust. Tenant shall bear the cost of design and rearranging the original return air HVAC system for the base building to accommodate Tenant enclosed areas if deemed necessary by Landlord’s engineers or governmental authorities (refer to Handbook2 for more information).

2. Landlord will allow the following ceiling types:

a. Metal or cloth baffle system

b. Open cell metal grid

c. Suspended pipe frame grid and banners

d. Painted gypsum board

e. Acoustical 24” x 24” (24” x 48” ceiling/ lighting are not permitted)

f. Open cell egg crate in varying colors and styles

3. Ceilings are not permitted in stock rooms.

4. All ceiling suspension systems shall be metal. Support for ceiling and all other hangers shall be from top of structural joists only. Support from metal roof deck or Landlord utilities are not permitted. A maximum superimposed load of 3 psf is allowed.

5. All ceilings, related framing, blocking and accessories shall be noncombustible. No combustible materials may be used above finished ceiling surfaces.

Lighting

Within the Tenant’s Premises (except at the Merchandising Zone) the Tenant may select its own light fixtures, which meet the criteria listed below.

General Lighting

1. All lighting must be reviewed and approved by Landlord. Tenant is responsible for maintenance of all lighting within the entire Leased Premises.

2. Tenant shall comply with all applicable energy conservation and Building Codes.


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3. Fluorescent fixtures used for general store lighting shall be deep-cell parabolic type. No sheet acrylic lens shall be allowed.

4. Tenant’s Merchandising Zone and reflected ceiling plans and specifications shall indicate all illuminating devices.

5. Installation of Tenant lighting in the Mall Common Area is prohibited.

6. Luminous ceilings are prohibited.

7. Additional incandescent lighting in the Merchandising Zone must be approved by Landlord (see item 7 in Merchandising Zone).

8. All showcases and display cases must be adequately lit and ventilated. Direct visual exposure of incandescent and fluorescent tubes is prohibited.

9. No HID, metal halide, mercury vapor, etc., will be allowed, unless shielded from the Street Districts. No bare bulb lighting is allowed.

Fluorescent Lighting

1. Tenant’s interior fluorescent lights are to be 20 amp., 270V or 120V with internal protection devices. Fluorescent ballasts shall be high power factor type with individual non-resetting overload protection. Ballast harmonics may not exceed that total harmonic current distortion allowable by the electric utility.

2. Lamps and tubes shall be deluxe warm white for better color rendition. (3000º Kelvin)

3. Fluorescent lighting shall not be installed perpendicular to Tenant’s storefront.

4. If fluorescent lighting is the primary source be used for accent along walls, especially the rear wall.

Track Lighting

1. Quartz incandescent Par 38 spots or low voltage fixtures are encouraged.

2. Lights shall be finished to match ceiling; other finishes to be approved by Landlord.

3. Track heads are to be outfitted with shields or louvers, unless otherwise approved by Landlord.

Interior Signage

Signs in Great Lakes Crossing are used to create a lively atmosphere, to establish the identities of the Tenants, and to give clear functional information. Graphic design, materials, construction and installation of all Tenant signs must be reviewed and approved by the Landlord according to the procedure outlined in the Tenant Submittal Requirements. Each Tenant shall have one Primary Sign mounted in the designated area above the shop entrance. Tenants utilizing an additional entrance are permitted a second Primary Sign. Tenant’s allowable Primary Sign is specific to their storefront design as described in their Space Layout or White Box Drawings.

1. Graphic design should be lively, simple and clear. Tenants are expected to do business under names that are reasonably straightforward. Signage shall be limited to the trade name of the store. Additional elements will be considered as long as they enlarge, expand or otherwise clarify the name of the store.

2. Tenant shall select fonts which are clearly legible but also enhance the identity of the Tenant and his/her merchandise.

3. Animated components, formed plastic, paper, injection molded plastic and box-type signs are prohibited.


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4. Tenant shall not install any signs behind glass and within Merchandising Zone, unless otherwise approved by Landlord in writing.

5. All Tenant service doors will have standard identification (i.e., Tenant’s name and number) designed and installed by the Landlord at Tenant’s expense.

6. If required, postal numbers shall be installed on each storefront. Location, size, style and application will be standard throughout, and will be specified and installed by the Landlord at Tenant’s expense.

7. Tenant shall refer to the Space Layout or White Box Drawings for specific storefront dimensions and in no case shall the signage exceed the following:

a. It shall be no wider than the width of the rolling grille.

b. Maximum letter height of 16”.

8. Fabrication and installation shall comply with all applicable local, state and national electric codes, and all signage materials shall be UL rated.

9. Maximum brightness of lit signs shall be fifty (50) Lamberts measured 1’-0” from the source of light. Excessively bright signs require installation of a dimming transformer.

10. Tenants should refer to the Space Layout or White Box Drawings for details pertaining to their particular type of storefront for acceptable sign types and sign location.

11. Sign fabricator or UL labels or stickers may not be visible from any part of the common Area.

12. No drainage or vent holes visible to the public are allowed in interior storefront signs.

13. All signs shall be illuminated during Mall operating hours.

14. No visible trademarks are allowed.

Sign Types

(See Tenant’s Space Layout Drawings or White Box Drawing for specific reference to Tenant’s allowable sign type).

Sign Type 1 – Tenant Primary Sign

1. Option A: Internally illuminated letters:

Materials: Individual Pan Channel Letters with Opaque metal returns with translucent acrylic faces.

Restrictions: Letterforms may not exceed 16” in height and a return thickness of 4”.

2. Option B: Silhouette or halo-illuminated letters

Materials: Fabricated metal with polished, brushed or baked enamel painted finish, backlit with warm white neon.

Restrictions: May only be used against solid sign panel. Letterforms may not exceed 16” in height, and must have a return thickness of 1” to a maximum of 3” in depth.


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3. Option C: Neon (exposed luminous tubing)

Materials: Exposed luminous tubing that forms store name.

Restrictions: The tubing may not exceed 13 millimeters in diameter. Dimmer transformers shall be used on all exposed neon tubes. No exposed tubing crossovers, raceways, or transformer boxes are permitted. A minimum of two (2) colors shall be used.

4. Option D: Mixed Media:

Materials: Option A, B, or C in combinations with non-illuminated graphic forms.

Restrictions: minimum of two (2) signage colors shall be used.

5. Option E: Internally illuminated sign cabinet

Materials: Opaque metal sign face with routed letters with push-through acrylic type. Backlit with warm white neon.

Restrictions: acrylic must project a minimum 1/2” from sign face. Sign cabinet may have a return thickness of a maximum 4” depth.

6. Option F: Perpendicular Blade Sign

The Landlord has provided the tenant with a solid sign blank painted to coordinate with the character of the tenant’s storefront. The sign blank is 12” x 36” and will hold the tenant’s primary sign. A border of 1” must be maintained on the sign. The tenant may either apply 1/4” thick dimensional letters or applied flat graphics.

Acceptable material shall be:

Acrylic

Metal

Sintra

7. Option G: Perpendicular Hanging Sign

The Landlord has provided the tenant with a hanging perpendicular sign frame to hold the tenant’s sign. The Tenant’s sign shall be made up of two 1/2” thick acrylic panels mounted into the perpendicular hanging sign. The back of the acrylic shall be silkscreened or applied vinyl to provide an opaque or translucent surface. The Tenant may then apply their name and logo to the front side of the Sign in silkscreened paints, gold leaf or 1/2” minimum dimensional letters. The type size and logo shall be appropriate to the sing frame size, and is subject to landlord’s approval.

8. Option H: Awning Graphic

If the Landlord has provided the Tenant with an awning making the entry to their store, the Tenant may install a sign attached to the awning whose background and type colors compliment the awning color as selected by Landlord. Size and location of the graphic is subject to Landlord approval. Graphic should be applied on fabric to match awning materials.

Some storefront types will accommodate a “Secondary Message” (see specific details of storefront type). The secondary message can be as follows:

“Outlet”

“Manufacturers’ Outlet”

“Retail Outlet”

“Company Store”

“Factory Store”


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The “Secondary Message” should be smaller in scale, with a different typeface and color than the primary message letters. Non-illuminated letters will be considered. The letters shall be three dimensional with a minimum thickness of 1/2” and pinned off 1/4” from sign panel surface.

Sign Type 2 – Applied Letters on Glass

Materials: Silk-screened paints, gold leaf, vinyl letters or logo.

Restrictions: 4” high maximum and located a maximum of 4’-0” above the floor. Graphics must be applied on back of glass.

Additional Signage for restaurants

Printed menus for restaurants

Materials: Freestanding fabricated “A” frame structures of wood, metal or acrylic with painted, silk-screened or applied vinyl copy and graphics.

Restrictions: Size and location will be as approved by Landlord.

Sign Location and Use

The location of signage depends on the width and design of the storefront as indicated in the diagrams. See Space Layout Drawings or White Box Drawings for actual location.

Any variation in the location of signage must be approved by the Landlord. Any cost incurred in the design, construction, installation and maintenance of signs shall be the responsibility of the Tenant.

Sale and temporary event signs:

See criteria in Merchandising Zone.

Exterior Signage

Only Anchor stores will be permitted exterior signage.

Storefront Criteria

Introduction

The primary shopping thoroughfare of the Mall is called Districts. All storefronts will vary in color, style and design.

Regardless of the storefront type, the overall theme of Great Lake Crossing is one of vitality and community. Its goal: to create an authentic and unique sense of shopping place.

Storefront

The separation between the Leased premises and the Mall, herein referred to as the “Storefront” (including any glazing, entries, doors, grilles, bracing and supports, depressions and any walls between the Leased premises and the Mall) shall be designed and installed by Landlord at Tenant’s expense.

The Storefront system is comprised of a variety of different storefront types related to the District character, creating texture and richness along the District areas.

These storefront types are further illustrated in the Space Layout or White Box Drawings for each space. Specific descriptions of the Districts storefronts, along with allowable sign types for each are identified in the Space Layout or White Box Drawings.


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The storefront security grille will be provided with a temporary lock cylinder by the Landlord.

Tenants whose frontage is in District Transition vestibules must provide an entrance or glass area in these locations, Tenants with Transition Court frontage must provide some illumination to the court area ceiling.


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Food Court Criteria

Introduction

The Food Court at Great Lakes Crossing is located directly off the District with two entries into the Food Court. The food Court’s theme is reflected in the architectural features, seating, and decorative objects in the court. The Food Court Tenants surround the general seating area.

Each individual Food Court tenant is part of an exciting, memorable group of stores enticing the passerby with the sight an taste of foods sold. The unique and thoughtful design of the visual identity of the food stall, along with the quality, service and variety of foods offered, is essential to the overall success of the group of stores brought together in these special places.

The store should tell a cohesive story about the food offered. The many aspects of the operation should all support the theme; cooking out front, signage, the menuboard, the finishes form front to back of the stall, the appearance of the staff uniforms and the display of the product all work together to broadcast a strong message to the public.

Food sells itself. Show the fresh ingredients and final products wherever possible. Overwhelm the shopper with the abundance of what is offered, and emphasize the uniqueness of the cuisine at the front counter.

“Up front” is the key. Catch the passerby with unique arrangements and beautiful containers, as well as the food presentation at the front counter – not the cash register, soda dispenser, condiments, napkins and silverware. Remember, everyone has those to give or sell. Emphasize the specialness of your product.

The cook should be the center of attention. He or she is the master of ceremonies, underlining how fresh the product is, as well as performing a memorable show in the store. Chopping, slicing, baking or grilling, whatever the particular activity is, its attraction emphasizes the quality of the product.

The employees are the most visible representation beyond the food. Their courtesy in dealing with the public and their well-attended appearance are important to the success of the Tenant’s theme. The choice of uniforms is an opportunity to consistently support the overall concept for the store.

Integral to the design of the store is graphic presentation. Together with the architectural design, and the presentation of the particular cuisine, consistency, uniqueness and good professional graphic design lends to the successful execution of the theme. Careful selection of a name for the store and products can emphasize further the established theme.

Adherence to the guidance provided by an overall theme, or set of design concepts cannot be overemphasized. It may be the difference between looking temporary or permanent, complete or incomplete.

Establish the desired image and carry it through in every aspect on your new endeavor to a successful conclusion.

Food Court Kiosks

Kiosk Tenants must consult with the Landlord and the Landlord’s Architect prior to addressing their preliminary design.


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Interior Finishes for Food Stalls

The following design criteria pertains to the Merchandising Zone – first 8’-0” from the outside face of the front counter back into the premises (see diagrams and Space Layout Drawing).

Ceilings

Tenant is responsible for installing a drywall ceiling from the front bulkhead throughout the Merchandising Zone or full extent of area visible to the public. The Tenant is responsible for installing a drywall or a 2’ x 2’ lay-in tile ceiling in the food prep area (area not visible to the public) which meets all Codes and ordinances.

Floors

Quarry or ceramic tiles only are permitted in the Merchandising Zone between the front counter and the wall separating the food prep area. VCT flooring is permitted in areas not visible to the public, if allowed by the local Health Department.

Lighting

General illumination throughout food stalls is by Tenant.

1. Task and display lighting may be track-mounted on the inside face of the drywall bulkhead over Tenant counter for general illumination and to spot menuboard. Tenant shall use the fixtures listed below:

a. Halo-Power-Track with L2738 fixture

b. Lightolier Lytespan Track with Par/38-6280 fixture

c. Capitrack with KT838 fixture

2. Color-corrected fluorescent lighting integral with food cases is allowed.

3. Tenants may install fluorescent fixtures in food prep or storage areas that are blocked to public view.

4. Fluorescent lighting is not allowed in the front area or areas visible to the public.

Demising Walls

Refer to the Space Layout Drawing for type and location of demising walls and piers provided by the Landlord.

1. A portion of the demising wall in the area visible to the public will be installed by the Tenant as specified by the Landlord. Refer to the Space Layout Drawing.

2. The remaining portion of the Tenant’s serving area in full public view shall be finished with tile approved by Landlord.

3. The Tenant’s prep area and kitchen walls shall be finished with either tile, FRP (Fiber Reinforced Plastic) or stainless steel. FRP can only be used in areas that are not in public view.

Counters

1. Tenants shall install a continuous serving counter (max of 3’-6” high). The last 18” of counter on each end adjacent to the demising pier, and shown on the Space Layout Drawing, shall be 3”-0” high.


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2. Counter tops must be one of the following materials:

a. Marble/Granite

b. Stainless steel

c. “Corian” or equivalent

d. Ceramic time

(Plastic laminate is not allowed)

3. Counter tops must extend over the counter face by a distance of 6” and return towards finish floor for a distance of not greater than 8”, forming a “light cove” in which Tenant shall install continuous fluorescent lighting (light source not to be visible to customers sitting at tables) to “wash” the counter face. The front face of the counter top is to be installed 4” back from the face of the demising pier. If a tray shelf or tray runners are to be incorporated in the counter, the leading edge of the element is to be located flush with the front face of the counter top.

4. Counter fronts must allow for a 6” high tile base (color and specifications to be furnished by Landlord).

5. The counter front finish must be constructed per the storefront criteria included with the Landlord’s Tenant Design Package in material and design determined by the Landlord.

Sneezeguards and cooler display units must be built-in and fully integrated into the counter design.

Equipment and Fixtures

1. Tenant equipment on counter is to be set back a minimum of 6” from the counter front edge and must not project above the Equipment Control Line. The Equipment Control Line is 4’-6” from the finished floor.

2. The demising piers at the front counter have been designed to “open” the food stalls and increase visibility. All equipment and fixtures abutting the demising pier shall not project above the Equipment Control Line.

3. No “used” equipment may be installed.

4. Beverage machines, cash registers, cup dispensers and other “miscellaneous equipment” on the front counter are subject to design review. They must be recessed into the front counter and placed below the 4’-6” high Equipment control Line. Attention should be given to the use of these items in the overall design of the storefront.

5. No simulated wood grain finish is permitted on equipment within public view.

6. All napkin holders, straw dispensers, and plastic utensils must be kept off the sneezeguard.

7. All paper goods and supplies are to be stored in areas not visible to the public.

8. Heating lights are to be horizontal.

Displays

1. Movable and/or portable displays are not permitted on the front counter. No displays are permitted beyond the Lease Line.

2. Plants (live or artificial) are not permitted.

3. Tenants are encouraged to provide food displays at the back or side walls. The displays shall be illuminated and neatly stocked by the Tenant. Metal rack or wood/glass shelves are permitted.


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4. The placement and handling of photographs of food items requires careful consideration. Avoid the casual look of several cheaply framed photographs mounted directly on the walls overlapping a tiled accent wall. The photographs can either be internally backlit transparencies or mounted directly to a stiff backboard and either box framed or mounted within separate frames.

5. Because of the depths of backlit photographs it will be necessary to recess or semi-recess the box into the wall-especially on the side walls where the edges of the box are more prominent.

6. Multiple photographs are to be assembled into group arrangements.

7. Displays set in front counters are limited to 4’-6” overall height above finished floor. Low pie cases and condiment trays are permitted. Front counter displays shall be protected by transparent glass or acrylic guards.

8. Rotating cases or displays are not allowed.

9. All showcases and display cases must be lighted and vented. Direct visual exposure of incandescent bulbs and/or fluorescent tubes is not permitted. Display cases must have glass front (preferably curved glass) with mirrored sides and back. Glass must be tempered or safety.

10. Acrylic Plastic is not permitted.

Security

Roll-down or side closing security closures are not permitted at front counter.

Signage

Many forms of signage will occupy a relatively small area within the Tenant envelope. A strong graphic program, that ties all signage to a common theme, is essential Tenants must us a preapproved sign fabricator for general and blade signage.

Innovative signage typefaces with a creative use of color and material enhances the Tenant’s Primary sign installed on the curved metal grille provided by the landlord above the storefront.

Letters must be individual dimensional characters unless Tenant’s identity is of script-type letters.

Sign letters are to be non-illuminated as illumination is provided by Landlord.

Maximum letter heights are 20” with leading Capitols extending to an overall height not to exceed 24”.

Additional supporting ornamental graphics are encouraged, and must be reviewed and approved by the Landlord.

Each in-line Food Court Tenant is required to install one Primary Sign mounted within the designated sign area above the front counter. A blade sign is also required.

Secondary signage (logo, graphic neon, or general graphic) is encouraged on side or back wall subject to Landlord approval.

Tenant’s primary sign is limited to trade name and approved logo only.

All signs will be illuminated during the hours the Mall is open

Suspended or free-standing signs, unless noted otherwise, will not be permitted over the front counter.


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Handpainted and other point of sale sign at the front counter, side or back walls are prohibited. Organized temporary signage for “specials”, “slogans”, “discounts”, sales and promotional messages may be incorporated into the framework of the menuboard, or neatly applied to the rear wall fo the service area subject to approval by the Landlord.

No signage is permitted outside the Lease Line.

Menuboards

1. Customized menuboards with an artisan quality and remote illumination by gooseneck lamp fixtures are most desired.

Material: Internally or externally illuminated acrylic, glass or metal, with changeable acrylic, painted plastic, silk screened or vinyl copy.

2. Menuboards must have a black background and feature colored or white lettering.

3. Commercial product advertising or suppliers logo on menuboards are not permitted. Paper signs are not permitted.

4. The menuboard may be suspended or mounted on the wall separating the customer service and food preparation areas. Minimum distance from the Lease Line is 8’-0”.

5. “Dialy Specials”, advertising signs or signs for season or temporary, promotions must be integrated into the menuboard or into permanent sign holders.

6. Large, overblown graphed not internally illuminated and featuring breads, fruits, or other items of merchandise are desired at the side walls.

7. Menuboard design is to be submitted as part of submittal 1 including fabrication technique, layout, latter style, and quality of design, color illustration or photographs.

Miscellaneous Signage

Many tenants require signs indicating specific location for customers to order and pay for the items. These signs are subject to the following criteria:

1. Sign panels are limited to 8” high x 16” long.

2. Sign copy shall not exceed 2” high on a single line and contain only the following messages:

“ORDER HERE”

“PAY HERE”

3. Signs are to be suspended from drywall soffit on the same line as suspended light fixtures with 1/16” stainless steel cable or monofilament. Metal or plastic chains are not acceptable. Signage that spells out specific food items should be located on rear of side walls.

Food Storage in Storage Rooms Outside Food Court Area

1. Submit drawings and or specifications of all storage devices (shelving, cabinets, etc.) and refrigeration equipment.

2. Wood shelving and cabinets are not allowed. All storage shall be of metal and raised at least 6” above finished floor.

3. The overall height of any shelving, cabinets or equipment shall not obstruct the sprinkler coverage.

4. All equipment must meet local Codes.


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Restaurants

Any and all design proposals are subject to Landlord approval.

Restaurants are located thought the Mall at various entrances. Where possible Tenants are encouraged to take advantage of exterior exposures by installing an exterior entrance and adjacent glazing. These opening will allow access into the Restaurant from the entry court and views into and out of the Restaurant to the entry landscaping. Rough framing penetration of Landlord’s exterior wall shall be by Landlord’s designated contractor at Tenant’s expense.

The types of exterior treatment installed by Tenant may include glass storefronts or greenhouses. In addition, and owning attached to the building façade or freestanding awning/canopy is encouraged to provide weather protection and add color and identity to the Restaurant entrance. Tenant shall submit to Landlord the proposed exterior entrance and samples of material for approval. Maintenance and replacement of exterior treatments will be by Tenant.

Interior Storefront

The Tenant is encouraged to consult with Landlord early in the design process to discuss specific proposals.

Maximum transparency is required. Minimal use of curtains, blinds, shutter, or planters is encouraged along the Districts to allow customers to see into the Restaurant. Under no circumstances shall plain painted drywall be allowed as part of the storefront.

Awnings (not continuous) may be incorporated over the storefront but must not be installed closer than 10 feet from the Mall entrance doors or adjacent Tenants and must be at least 9’-0” above the Mall finish floor and extend no more than 3’ beyond the Lease Line. Awnings must be made from flame-resistant fabric.

If awnings interfere with Mall sprinkler system coverage, additional sprinklers will be installed by Landlord at Tenant’s expense.

Noncontinuous pop-outs or bay windows may not project more than 12” from the lease line. Tenants are encouraged to extend seating (café style) into the Mall area past their Lease Line, where possible, to allow greater exposure and presence to potential customers. The extent of allowable area, if any, will be shown in the Space Layout Drawings (S.L.D.).

Signs

All signage shall be reviewed and approved by Landlord prior to fabrication and erection.

Signs shall be in character with the Restaurant’s theme and conform to the following criteria:

1. Each Restaurant Tenant is required to install one Primary Sign parallel to the Lease Line.

2. The following sign types may be incorporated:

a. Internally-illuminated letters

b. Silhouette or halo-illuminated latters

c. Luminous tubing

d. Applied letters on awnings

e. Applied letters on glass storefront

See General Criteria Section for specific criteria.


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3. Exterior Signs

The following sign types are acceptable:

a. Applied letters to awning or canopy

b. Luminous tubing mounted on the interior of the storefront glazing

Menu Signs

Framed, tamper resistant menu signs displaying actual dining table printed menus may be attached to the storefront adjacent to the entry. Maximum size is 2 feet wide by 3 feet high. Materials utilized must compliment the restaurant design.

Interior Furnishings and Finishes

All interior furnishings and finishes visible to the public are subject to review and approval by the Landlord.

Kitchens

Kitchen and storage area floors shall be quarry or ceramic tile installed by Tenant. Consult applicable building and health codes for finish and wall construction requirements for kitchen, storage, and related food preparation areas.

In – Line Food Tenants

Tenants on the Districts with a counter operation must adhere to the following:

1. The edge of the counter top must be held back a minimum of four (4) feet from lease line.

2. See Food Court Criteria section 4.0 for additional criteria.


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Submittal Requirements

Introduction

Any renderings, drawings and floor plans contained in this Handbook are included for Illustrative purposes only the Landlord’s actual configurations and design of Great Lakes Crossing, as constructed, may vary in certain aspects from such renderings, drawings and floor plans.


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Tenant Design Package

1. Landlord will furnish Tenant with one (1) copy of the Great Lakes Crossing Tenant Handbooks 1 and 2 and two (2) copies of the Space Layout Drawings (S.L.D.) or White Box Drawings (W.B.D.) containing the following information:

a. Demising wall layout and constructions

b. Utility stub-in locations

c. Base building mechanical, electrical and structural systems

d. Storefront elevation and details

2. Tenant should review the S.L.D. or W.B.D. and make it available to Tenant’s architect, engineer, and general contractor engaged in the design and construction of the demised premises. Any questions with respect to the information provided should be immediately directed to Landlord’s Tenant Coordinator for clarification.

3. Tenant is required to visit the Leased Premises to verify all existing conditions prior to the start of store design.

4. Tenant is required to retain the serviced of a licensed professional Architect/Engineer in the State of Michigan to design their space and prepare the required documents. Tenant is encouraged to retain the services of a professionally trained graphic designer to design their graphics and signage.

5. Tenants are not required to provide Submittal 1 if they are provided a White Box Space, and the scope of tenant work is limited to interior finishes, signage and display fixtures.

6. Tenant shall make submittal to Landlord by an overnight delivery service. Final submittal shall bear the seal and signature of the registered Architect/Engineer.

The design submittal must be completed as outlined below. Each design submittal will be considered on its individual merit. No design will be approved until all required documents have been received.

Submittal 1 – Design Drawings

Submittal 1 shall be within 30 days of Lease execution or Tenant receipt of Tenant’s Design Package, whichever is later to occur. The purpose of this phase is to acquaint the Landlord with the Tenant’s intentions and to fully coordinate them with these Criteria, before the construction document phase. Included in this submittal will be conceptual ideas for store signage.

Tenant must submit to Landlord drawings, specifications and samples as follows:

a. One set of reproducible sepia prints on 24” by 36 paper

b. Two sets of blueline prints on 24” by 36” paper

c. Specifications, if not included in the drawings, shall be submitted on 8-1/2” x 11” paper. Identify the Tenant name and Space Number on the cover.

d. Samples and color ships shall be firmly applied to illustrations board(s), no larger than 8-1/2” x 11”, and clearly labeled.

Drawings shall include the following information at a minimum. Additional information is encouraged.

1. Floor plan (scale: 1/4” = 1’-0”, 1/2” = 1’-0” for food tenants) indicating interior layout.

2. Reflected ceiling plan (scale: same as floor plan)

3. Typical interior elevations / sections (scale: same as floor plan).


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4. Storefront, counter and partition elevations and sections including graphics, displays, casework, signage, materials and color of finish (scale: 3/4” = 1”-0”, 3” = 1’-0” for food tenants).

5. Signage sketches indicating locations, size materials, color and letter type and logos (scale: 1”=1’-0”).

6. Schematic plumbing, HVAC and electrical (scale: same as floor plan – see Handbook 2 for requirements).

After Receipt of Submittal 1

1. Landlord shall, within fourteen (14) days, return to Tenant one (1) set of bluelines with modifications and/or approval.

2. Tenants failing to submit drawings within 30 days, as outlined above, will be officially notified by Landlord. Tenant will have five (5) days to submit drawings or be penalized in accordance with Terms of the Lease.

Should submittal not be approved by Landlord, Tenant shall resubmit within 10 days of receipt of not approved drawings.

Tenants with approved Submittal 1 shall prepare final Submittal 2 for Landlord review within 21 days from receipt of Submittal 1 approval. If Submittal 1 is not required, Tenant shall prepare final Submittal 2 for Landlord review within 30 days after receipt by Tenant of an executed Lease or a White Box Drawing, whichever is later to occur.

Submittal 2 (construction documents)

Submittal 2 constitutes the working drawings and specifications used by Tenant’s general contractor to construct Tenant Space. Submittal 2 shall include, at a minimum, the following;

a. One set of reproducible sepia prints on 24” x 36” paper

b. Tow bound sets of bluelines on 24” x 36” paper.

c. One set of Specifications shall be submitted on 8-1/2” x 11” paper.

d. Material samples shall be firmly applied to illustration board(s), no larger than 8-1/2” x 11”, and clearly labeled (if not previously submitted).

Architectural Drawings

1. Floor plan (scale: 1/4” = 1’-0”, 1/2” = 1’-0” for food tenants) indicating storefront, counter and partition construction by Tenant; materials; samples for colors and finishes; location of partitions and type of construction; door by Tenant; toilet room locations; and placement of fixtures and equipment.

2. Reflected ceiling plan (scale: same as floor plan) and details.

3. Storefront elevation (scale: same as floor plan) and details (scale: same as floor plan) and details (scale 1/4” = 1’-0” or larger as required) if applicable. Include graphics display, casework, signage, materials and finishes.

4. All additional interior elevations, sections, and details necessary for construction (door schedules and jamb details, scale: 1” = 1’-0”).

5. Drawings must indicate weight and location to column lines of heavy equipment, cases, etc.

6. Fixture layout plan (scale: same as floor plan).

7. Merchandising zone layout (scale: same as floor plan).

Electrical Drawings

(See Handbook 2 for requirements).


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Plumbing Drawings


HVAC Drawings


Sign Submittal

(Scale: 3” = 1’-0” for details, 1/4” = 1’-0” storefront elevation)

1. Describe sign construction and materials as well as installation techniques with detail shop drawings.

2. Actual samples of prints and materials may be required. Actual size, style and color of the sign shall appear on the sample.

3. Include the name of sign fabricator and/or installer in sign submittal.

4. Full-size mock-ups may be required by Landlord prior to final approval of all signs. Mock-up may be of paper, including color and finish. The Landlord reserved the right to test the sign submitted with full-size mock-ups in or on the completed building.

After receipt of Tenant Submittal 2

1. Landlord will return to Tenant, within fourteen (14) days one (1) set of bluelines with comments and/or approval.

Should submittal be returned to Tenant without approval of Landlord, Tenant shall resubmit within ten (10) days for a Building Permit.

2. If Tenant fails to submit drawings within twenty-one (21) days as outlined above, Tenant will be officially notified by Landlord. Upon receipt of this notification, Tenant will have five (5) days to submit drawings, or be penalized in accordance with Terms of the Lease.

Building Codes

Tenant has total responsibility for compliance with all applicable federal, state and local codes and ordinances.

Construction

1. Tenant shall submit to Landlord a construction information package containing the following information as detailed in Lease Exhibit “B”, Section VI, prior to start of construction:

a. Name and Address of general contractor

b. Construction schedule

c. Performance and payment bonds (if required)

d. Itemized estimated of the total construction cost

e. Certificates of insurance

f. Copy of all permits

g. Security deposit of $2,000 (two thousand dollars)

h. 24-hour emergency telephone list


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2. Tenant work shall be performed by a licensed and bonded general contractor in the State of Michigan. All work shall be in good, usable condition when completed. Tenant shall require any person performing such work to guarantee the work to be free from any defects in workmanship and material for one (1) year form date of store opening. All warranties or guarantees as to materials or workmanship with respect to Tenant’s work shall be so written that such guarantees or warranties shall inure to the benefit of both Landlord and Tenant, as their respective interests appear, and can be directly enforced by either. Tenant covenants are to give Landlord any assignment or assurances necessary to effect the same.

3. Tenant’s work shall be coordinated with the work being performed by the Landlord and other Tenants in the Project, to such extent that the Tenant’s work will not interfere with or delay the completion of any other construction. Tenant shall provide liability and property damage insurance for all work performed by Tenant’s contractors, subcontractors and/or their suppliers in accordance with the Lease Agreement (Refer to Lease Exhibit “B”, Section VI). Tenant agrees to deliver to the Landlord, within thirty (30) days of substantial completion, a release from all liens arising out of the Tenant’s construction work.

4. Changes made between approved Landlord drawings and actual construction will require the work to be revised to comply with approved drawings.

5. Tenant’s General Contractor is required to schedule a Pre-Construction Meeting on-sire with Landlords’ Tenant Coordination prior to start of construction. All documentation identified in the Construction Information Package is to have been provided prior to the Pre-Construction Meeting. The Pre-Construction Meeting should be schedule by the Tenant’s General Contractor a minimum of 48 hours in advance of the desired meeting date.

Tenant’s work is to be performed in compliance with Landlord’s approved construction drawings. Any deviation or change must receive Landlord approval prior to execution.

Compliance with Construction Rules and Regulations

Tenant’s General Contractor will be provided with a copy of the Tenant Construction Rules and Regulations for the project at the Pre-Construction Meeting. All subcontractors and suppliers are required to comply with the Rules and Regulations at all times. The Tenant’s General Contractor will be held responsible for the conduct of all subcontractors, suppliers, and tenant agents on the job site throughout the course of construction. Any damage or disruption to mall facilities, adjacent tenants, or construction operations will be deducted from the general contractor’s Security Deposit.

Tenant’s Project Summary Checklist

1. Execute Lease Agreement and obtain Design Package from Tenant Coordinator.

2. Select architect, engineer and design consultant. Send S.L.D. or W.B.D. and Tenant Handbooks 1 and 2 to architect and or/ appropriate consultant.

3. Prepare and submit complete design documents for Landlord’s review (Submittal1) within 30 days of lease execution or receipt of Design Package, whichever is later to occur (if provided).

4. Landlord has fourteen (14) days to review Submittal 1 if required and approve or suggest modifications.

5. Within twenty-one (21) days of obtaining design approval, Tenant is to submit complete construction documents for Landlord’s review (Submittal 2); or thirty (30) days after the later to occur, executed lease or receipt of the Design Package if Submittal 1 is not required.

6. Landlord has fourteen (14) days to review Submittal 2 working drawings and either approved or suggest modifications.

7. File for Building Permit via the Landlord. Contact on-site Tenant Coordinator for procedure and forms.


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8. Landlord officially notifies Tenant in writing that space is available and delivered for construction in accordance with the Lease agreement

9. Submit the Construction Information Package including contractor, insurance and scheduling information with the construction deposit. Arrange pre-construction meeting between Tenant Coordinator and Tenant’s general contractor.

10. Tenant’s general contractor begins construction of Tenant’s premises.

11. Tenant applies for Certificate of Occupancy.

12. Acceptance of Tenant’s work by Landlord.

13. Store Opening.

The Tenant Coordinator will work with the Tenant in order to expedite any or all of the above schedules. The information furnished in the Tenant Handbook is meant to assist the Tenant and the Tenant’s Architect/Engineer and Contractor to prepare plans and construct the Tenant’s demised premises in conjunction with the Space Layout or White Box Drawing provided for the store. All dimensions and locations for demising wall, services, utilities, HVAC, structure, job conditions, etc. shall be field verified by the Tenant prior to start of design and construction.


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