architectural design criteria...architectural design criteria the village at the oaks. a2 august...

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A R C H I T E C T U R A L D E S I G N C R I T E R I A

THE VILLAGE AT THE OAKS

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August 2015 Manual generated

October 2016 Neutral Pier Detail (a5)

November 2016 updatedelevationdwgsadded(a8-9)

March 2017 updatedelevationdwgs(a8-9)

August 2017 Updated layout

ADDENDUM LOG THE VILLAGE AT THE OAKS

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ARCHITECTURAL DESIGN CRITERIA General Storefront Requirements a4

Neutral Pier Details a5

Drawings a6-a14

Plans a6-a7

Elevations a8-a12

Curb Details a13

PipePenetrations a14

RoofPenetrations a15

StorefrontDesignCriteria a16-a18

Windows&Glazing a16

AwningType,AwningSignage,Awning

Logos a17

Overhangs,Umbrellas,FabricAwnings a18

Materials a19-a22

GeneralMaterialRequirements,Metals, Stone a19

Wood,Tile,Pre-castStoneandConcrete, Plaster a20

FauxFinishes,PaintedSurfaces a21

Prohibited Materials a22

Interiors a23-a27

DCA,Ceilings a23

Lighting a24

Walls/Partitions,FloorandWallBase a25

ToiletRoomRequirements,SecurityDoors a26

Exiting a27

PLEASE VISITWWW.MACERICH.COM

TOVIEWPLANSUBMITTAL&APPROVAL

PROCEDURESandCONTRACTORRULES&

REGULATIONS

TABLE OF CONTENTS THE VILLAGE AT THE OAKS

Thefollowingcriteriaapply:• 14’-0”Storefrontheightisrequired

for lower level tenants. (refer topg.31,detail3).

• Upper level tenants are required toconstructstorefront2’-0”belowparapet.Storefrontinthisareawillvaryfrom19’-0”to22’-0”(refertopg.31,detail2).

• Lowerleveltenantshaveanoptiontopop-out18”-24”fromleaselineabove 10’-0” A.F.F. (refer to pg.31 for lower and upper popoutdetails).

• Upper level tenants are required toPop-out18”-24”fromleaselineabove10’-0”A.F.F.

• Northelevationtenantstodesign/construct exterior facades tomatchstorefrontdesign.

• All storefront construction shallbe self supporting from the floorand independent of the building fascia and bulkhead structure.Storefronts may be braced to the overhead structure within theTenantSpace.

• A minimum of 60 % of the storefrontistobedisplaywindows.

• Threedimensionalarticulationsinboth store front plan and height are required for all storefronts in thenewtenantareas.

• Storefronts visible from the upper level must take special care that thetopsofstorefrontsarefinishedto match the storefront design.There are to be no exposedconduits,raceways,accesspanels,or equipment visible from upper level. In addition, all surfaces ofany visible projections must alsobefinishedtomatch.

• Theundersideof theentryportalsoffitshallbefinishedtomatchthestorefront.Gypsumboardwillnotbepermitted.

• Stores less than eight hundred (800)squarefeetshallberequiredtohavedurablefloorsandgypsumboard ceilings throughout the salesarea.

• Swinging doors shall not swingacrosstheTenant’s lease line intothecommonarea.Allentrydoorsare to be recessed a minimum of three feet (3’-0”) into Tenant’sspace.

• Sliding doors must recess into pockets,outofpublicview. Doorpocketingparalleltodemisingwallareencouraged.

Materials used in the constructionof storefronts shall be high quality,durable, authentically portrayed andcodecompliant.Theentirestorefrontarea is subject to the Landlord’s scrutinyforqualityoffinishes,detailingandconstructionmethods.

The success of storefront design islargely dependent on how creativelymaterials and design details are used todevelopauniquebutwellexecutedimage for each Tenant. The followingare minimum standards for the use and installationofmaterials forstorefrontconstruction. Proposed materials/colorsaretobesubmittedonasampleboard to the Landlord for reviewduring the preliminary design reviewprocess.(RefertoPLANSUBMITTAL&REVIEWPROCEDURES)

• Theoverallimageshouldbewellcoordinated,fullyintegratingcom-ponentssuchasentries,displaysandsignage.Storefrontsmustbeofthehighestcaliberexpressingstateoftheartandmaterialquality,andmeetingorexceedingtheverybestexamples.Toachievethisgoal,Tenantsshallberequiredtoselectanarchitectwhohasexperienceinretailtenantdesign.

• Open air retail shops are encour-agedtoselectmaterialsthatwillwithstandoutdoorelementsthatmay cause typical materials to dete-riorateoveraperiodoftime.

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G E N E R A L S T O R E F R O N T R E Q U I R E M E N T S


TYPICAL NEUTRAL PIER DETAIL*CONTACT MALL T.C. FOR MORE INFORMATION

CL

TENANT SPACETENANT SPACE

LEASE LINE

DEMISING STUDBY L.L. (V.I.F.)

TENANT FINISHES

NEW 2" X 1" BLACKALUMINUM CHANNELBY TENANT

TENANT FINISHES

N.T.S.

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N E U T R A L P I E R D E TA I L S


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Z O N E P L A N S

148,165 SF

127,

410

SF

137,918 SF

4'-5

"

144,000 SF

MEN'S & HOME

37'-4"

13'-7

"

66'-2

"

28'-3"31'-6"

E001

C001

A001

B00

1

J003

A

L001A

L001

B

K02

4

FC10

FC09

FC07

FC06

FC01 FC02 FC03 FC04 FC05

J001

B

J006

E137

E11

7

E11

5

E10

5

E10

7

E12

3E

103

E13

0

E10

1

E12

9

E11

1

E10

9

E12

7

E12

1

N01

5

N02

0

N00

7

J002

A

L014

L008

M00

8

N00

1

M00

6

M00

2

M00

1

N01

9

N01

8

N01

7

N01

1

N01

0A

N00

9

N00

6

N00

5

N00

4

N00

3

N00

2J005

J004

J003

J002

B

L010

L015L011

L006

L005

L004

L003

L002

L001

K02

0

K01

9

K01

8

K01

7

K01

6

K015K014K013K012

K01

0BK

010A

K00

8

K00

3

K00

2

K00

1

E11

9

E10

8

M00

5

CL121

K00

9

N01

0B

CL123

LEVEL ONE ZONE PLAN

LEVEL ONE STOREFRONT HEIGHTS - UP TO 14’-0”


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Z O N E P L A N S

LEVEL TWO ZONE PLAN

FIRST - 14,742 SF

SECOND - 6,247 SF

TOTAL - 20,989 SF

B00

1

A001

C001

E001

ST

Ele

ct.

Ve s

tibul

e

Ves

tibul

e

ST

148,165 SF144,000 SF

2 LEVELS3 LEVELS

MEN'S & HOME

2LE

VE

LS12

7,41

0S

F

FE

ER

FEER

ER

ST

ER

ERFE

ER

FE

ER

137,918 SF2 LEVELS

FE

SERVICEAREA

FE

89'-9"

38'-4"

STAIRSTAIR #6

15'-11"

44'-11"

95'-2

"

MAINTENANCE

12'

-5"

42'-4"

6'-10"

29'-7"24'

22'-6"30'-1" 25'

E137

20,989 SFFOREVER 21

S PO RTI N G GOO D S

D001

44,153 SF

107,930 SF

E306

90'-7"

O00

4

O00

3

O00

2O00

1

T00

1

T00

2

T00

3

T00

4

T00

6

T00

7

T00

9

T01

0

T01

1

T01

2

T01

4

T016

T01

7T

019

T02

0

T02

2

T02

4 T02

5

S00

1

S00

2

S00

3

S00

4

S00

6

S00

7

E20

1

E20

3

E20

5

E20

7

E20

9

E211 E216

E21

7 E21

9

E22

0

E22

3

E249

E247

E24

1

E23

9

E23

7

E23

5

E23

3E23

0

E22

9E

229B

E22

5

R01

6

R01

2

R01

0

R00

9

R00

8

R00

7R00

6

R00

5

R00

3

R00

2

R00

1

P01

9

P022A

P02

2C

P01

8

P01

6A

P01

6B

P01

7

P01

5

P00

7

P01

0

P01

3

P00

8

P00

2

P00

3

P00

4P00

1A

Pad B

Pad AC162-4

C162-3

C162-2

C162-1

LEVEL TWO STOREFRONT HEIGHTS - UP TO 16’-0”


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E L E V AT I O N S

SOUTH EXTERIOR

SOUTH ENTRY ELEVATIONCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.



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C O N T I N U E D

E L E V AT I O N S

SOUTH INTERIOR


SOUTH COURT ELEVATIONCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.

E L E V AT I O N S


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C O N T I N U E D

E L E V AT I O N S

NORTH INTERIOR

CONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.

NORTH ELEVATIONCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.

NORTH EEVATION


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C O N T I N U E D

E L E V AT I O N S

WEST INTERIOR AND CORRIDOR ELEVATION

WEST ELEVATIONCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.

CORRIDOR ELEVATIONSCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.


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E L E V AT I O N A N D S E C T I O N D E TA I L

ELEVATION DETAILCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.

ELEVATION DETAILCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.

SECTION DETAILCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.

ELEVATION AND SECTION DETAILS


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C U R B D E TA I L S

TYP. WATERPROOFING DETAIL - RECESSED TENANT ENTRYCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.

SECTION DETAILCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.


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A R C H I T E C T U R A L D E TA I L S - P I P E

PIPE FLASHINGCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.

PIPE PENETRATIONCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.

ROOF DETAILCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.


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A R C H I T E C T U R A L D E TA I L S - R O O F P E N E T R AT I O N S

ROOF HATCHCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.

VENT STACKCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.

ROOF PENETRATION DETAILCONTACT MALL T.C. FOR MORE INFORMATION - N.T.S.


STOREFRONTWINDOWSANDGLAZING

The transparent surfaces of the storefront servean important design role to the storefront and the interior by creating an architectural display area.The use of glazing should be creatively exploredand carefully detailed. Window configuration andglazingcomprisethelargestcompositionalelementsof storefronts. They establish a great deal of thedesigncharacteranddefinetherelationshipbetweeninteriorandexterior.TheglazingsystemsestablishtheframeworkforthedisplayoftheTenants’imageandmerchandise.Size,proportion,andpatternshouldbecarefullyconsidered.

Thefollowingcriteriaapplies:

1. Weathertightconditionsmustbemaintained.

2. Reflective glass (including the extensive use ofmirror) and/or tinted glass is not permitted onstorefrontsorinthestorefrontentryzone.

3. Noreflectiveortintedglasswillbeallowed.

4. Glazing shall be a minimum of ½” thick, cleartempered glasswhere used in conjunctionwithmullionsorframedsystems.

5. Tenantsarenotrestrictedtoasymmetricaldesign,particular proportions, sizes, or types of glazingsystems.

6. Tenantsareencouragedto“open-up”theirstorefrontbyextendingtheirglazingtotheextentsoftheirleaseline.

7. Northside tenants are strongly encouraged to use glassthatwillreducesolargainwithintheirstores.

8. Butt-jointglazingisencouragedforshowwindowsthat infill larger storefront forms. Glass shall beclear polished plate or tempered glass as required bycode.

9. Windowmullionsarerequiredtomeetallmaterialandfinishstandards.

10.Glazing should be predominantly clear toemphasizemerchandisedisplay.

11.Decorative glazing such as colored, beveled,sandblasted or etched glass may be used to create accentpatternandinterest.

12.Large panes of glass should be engineered by code requirements.Sectionsofglassaretobeinstalledsothatcornersandabuttingsectionshavenosashmaterialprovidingseparationorsupport.

13.Exterior glass units shall be a minimum of 1”insulated,lowEunits.

14.Stained, leaded, etched, beveled, fritted, glassblock and other types of innovative glazing areencouraged.

15.In framelessassemblies,glasspanel jointdetailsmust be top quality and are subject to strict Landlordreview.Glazingedgesmustbepolished,groundorchamfered.Glazingchannelsatcornerconditionsmustbemitered.

16.Tenantsmayberequiredtoprovideseismicclipstostabilizetallexpansesofglass.Siliconesealantat glazing joints is not permitted. Only exteriortenantswillbeallowedtousesiliconesealant.

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S T O R E F R O N T D E S I G N C R I T E R I A


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AwningRequirements• Alltenantswillberequiredtoprovideawnings.Awningsmustbedesigned

for exterior application and must provide complete protection from allweatherconditions.

• Minimum36”projectionisrequired.

• Awningsmustbedesignedtocomplementandenhancetheoverallstore-frontdesignandmustnotbeanafterthought.

AwningType

Creativematerialsandformsofawningsarerequiredtopromoteidentityamongtenants.• Creative,imaginative&unusualshapesareencouraged

• Multipleawningsarerequired

• Unusualmaterialssuchaslouvers,wood,wire,metal,etc.subjecttoreviewbyLandlord’sTenantCoordinator.

AwningSignageSignagemaybeincorporatedintotheawningdesignwhichmaybepainted,silk-screenedorintegratedwithintheawningitself.Thesignageshouldbeproportionaltotheawningsizesothatitdoesnotclashoroverpowerthestructure.WordingshallincludeTenant’snameand/orlogoonly.Taglineswillnotbepermitted.

AwningLogosLogosarehighlyencouragedonawnings.SymbolsappliedtoawningsprovideahighlyeffectivemethodofTenant identitywhileaddingcolorand interest to thestorefrontdesign.Logosshouldbesilk-screenedorpaintedwhenonafabricawning.Three-dimen-sional‘medalliontype’logosshouldbeintegratedwhentheawningisdesignedoutofglassand/ormetal.Sizeoflogoshouldbeproportionaltotheoverallsizeoftheawning,subjecttoLandlordapproval.Logoshallbesubmittedalongwithawningandsignageshopdrawings.

• Thelowestpointofanyawningorshadeelementshallbe8’-0”abovethefinishedfloor.Itisthedesigner’sresponsibilitytoensurethatawningsconformtoallappli-cablecodes.

• Awningframeworkshouldbepaintedtomatchtheawningfabric.

• Materialssuchasplasticorvinylwillnotbepermitted.

• Innocaseshallawningsbeenclosedontheundersideandinternallyilluminated,allowingtheawningtofunctionasacannedlightsource.

• AwningsmustbecleanedandmaintainedingoodconditionbyTenantatTenant’sexpense.

C O N T I N U E D

AWNING DESIGN GUIDELINES



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OVERHANGS

Overhangsarepermittedinstorefrontsprovidedthattheyareanintegralpartofthestorefrontdesign.Theundersideofoverhangsmustbearticulatedwitharchitecturalelementssuchasbrackets,coffersorexposedbeam-ends.

UMBRELLAS

Umbrellas are only allowed in the Tenant’s exterior Leased Premises andcannotoverhang into thepublic right-of-way.Umbrellas shouldbe small inscale(maximum6’-0”indiameter)andnomorethan9’-0”highatthepeak.Wood or wrought iron are the only acceptablematerials for the umbrellastructure.No insignia, graphicsor text ispermittedon theumbrella fabric.TheumbrellafabricmustbeflameretardantmaterialinacolorapprovedbyLandlord’sTenantCoordinator.

FABRICAWNINGS

• Allfabricawningsmustbereplacedafterfiveyears.Tenantisresponsibletoreplaceawningiffadingoccurspriortofiveyears.

• TenantisrequiredtosubmitaswatchofawningfabricforLandlordreviewandapproval.

• BlackFabricawningsarenotallowed.

C O N T I N U E D



GENERALMATERIALREQUIREMENTS

Materialsused in theconstructionofstorefrontsshallbehigh quality, durable, authentically portrayed and codecompliant. The entire storefront area is subject to theLandlord’s scrutiny for quality of finishes, detailing andconstructionmethods.

• Theuseofnaturalmaterialsisencouraged.Allmaterialsusedinstorefrontsmustbedurableandnon-corrosive.

• Carefulattentiontothedetailingorjoineryofdifferingmaterialsisnecessary.Acarefullydefinededgemustbeestablished between differentmaterials and surfacesonthestorefront,aswellasbetweentheTenantandLandlordfinishes.

• Allfinishedstorematerialswithin6’-0”ofthestorefrontpointofclosureshallbedurablesuchasglass,tile,metal,stone,terrazzo,plaster,hardwood,orsimilarmaterialsapprovedbytheLandlord. Reflectivewallpaper,vinylwall coverings, plastic laminates,mirror, slat wall, ortambourwillnotbepermitted.

• Any wood material used for storefront constructionmustcomplywithallcoderequirements.

• Open air retail/exterior Tenants are encouraged toselectmaterialsthatwillwithstandoutdoorelementsthat may cause typical materials to deteriorate over time.

Metals• Highqualityisexpectedforallmetalapplications.Metal

such as shop-painted aluminum and steel, stainlesssteel, solid brass, bronze, pewter, or enamel coatedsteelmaybeusedforhardware,trimandpanelswhenwelldesignedanddetailed.

• Lap joints and seams must be even and straight and concealed when possible. Outside corners are to bemiteredorcontinuousbreakshaped.

• Fabrication must be either heavy gauge material orthinnergaugematerialshoplaminatedtosolidbacking.Innocaseisoilcanning(resultingfromlightreflectionfromanunevenorbuckledsurface),scratches,warps,dents,occlusions,visibleseamsorotherimperfectionsallowed.

• Sealants on natural metals are required to prevent tarnishing and must be maintained by Tenant atTenant’sexpense.

• Textured or brushed stainless steel, galvanized,sandblasted and etched metals are encouraged in creativeapplications.

• Uniquetreatmentssuchaspatina,rusted,etchedandimprintedmetalswillbeconsideredforspecialdesignobjectives.

• Polishedmetalsshouldbesolid,notplatedandlimitedtoaccenttrim.

• Simulated finishes, such as metallic laminates andanodizedaluminumarenotpermitted.

StoneGranite,marble,limestone,slate,adoquinandothernatu-ralstonematerialsmaybeusedinstorefrontapplications.Stonemaybepolished,unpolished, sandblasted,flamed,honed,split-faceorcarved.Careful,craftsmanlikeatten-tiontodetailisrequiredatallconnectionsandtransitionstoothermaterials.

• Edge details must prevent visible unfinished edges.Exposed edgesmust be quirkmitered, chamfered orpolishedtomatchadjacentsurfacefinish.

• Thetransitionbetweenstoneandadjoiningmaterialsmustbedefinedbyuseofmetalreveals.

• Stoneused as a pavingmaterialmust be flushwhenmeetingotherflooringmaterials.

• Natural stone must be protected against staining and discoloration bymeans of sealers appropriate to thematerial.

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M AT E R I A L S


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Wood• Paintedorstainedwoodmaybeusedinmanydesign

applications,suchaswindowframes,decorativetrimor molding and for solid areas, such as decorativebulkheads. In somecases, itmaybeused for largerarchitectural elements, such as columns andentablatures.Woodpanelingandplankconstructionare not acceptable unless presented in a highly imaginativeconceptandapprovedbytheLandlord.

• Alldetailingandconstruction is tobeexecuted inahighquality,craftsman-likemanner.

• Woodusedintheconstructionofthestorefrontmustbekilndried,millqualityhardwoodand mustmeetlocalflamespreadrequirements(ClassIII76-200).

• Paintedwoodmusthaveashopqualityenamelfinish.

• Wood without a paint finish must receive a clear,preservativesealant.

• Extensiveuseofnaturalwoodfinishesisdiscouraged.AllstainsandfinishesmustbeapprovedbyLandlord’sTenantCoordinator.

Tile• Tilemay be used in diverse applications. Its use is

encouraged to introduce light,decorative textureorgraphicqualitytoastorefront.

• Porcelain, ceramic or glass tiles in glazed or naturalfinishesmaybeusedasaccentsand in limitedfieldapplications. Patterns used over large areas areexpected to have a sophisticated, well executeddesignconcept.Standard4x4/6x6/12x12willnotbeallowed.

• Smallandintricatemosaictilepatternsmaybeutilizedfordetailandaccentonly.

• Alltilesmustbecarefullydetailedatoutsidecornerswithbullnoseedgesorspecialcornertrims.Lappedorbuttjointsarenotpermitted.

• Grout color should match the background color of the tilesonottoemphasizeagridpattern.

Pre-castStoneandConcreteMany pre-cast stone and concrete products arecurrently available that may be acceptable for storefront applications.TheuseofthesematerialsisatthediscretionoftheLandlord.

Plaster

Plaster, cement plaster (stucco) and Venetian plasterfinishes may be considered for limited storefrontapplications, provided the finish texture is a light dash,sandorsmoothfinish.

Plasterorstuccofinishesshouldbeusedincombinationwithotherhighqualitymaterialssuchasstoneormetalandnotbetheprimarystorefrontmaterial.

FauxFinishesFauxfinishesmaybeusedattheLandlord’sdiscretion.

• Actualsamplesofthefauxfinishmustbesubmittedto the Landlord. Photographs of previous examplesarehelpfulbutmaynotbesubstitutedforanactualsample.

• Faux finishes must be executed by a commercialartisanspecializinginthatmedium.

C O N T I N U E D

M AT E R I A L S


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Painted SurfacesAnypaintappliedtothematerialsinthestorefrontistobespecifiedandisundertheapprovaloftheLandlord’sDesignConsultant.Allpaintshouldbeofhighqualityforanevenanddurablefinish.Thefollowingcriteriamustalsobeobserved:

• Paintedwoodsurfacesmustbeproperlypreparedandsealedpriortotheapplicationofahighgradeenamel.

• Painted surfaces, excluding gypsum board, must be a shopgradefinish.

• Painted metal shall have a factory applied finish of bakedenamelorpowdercoattreatment.

• Painted gypsum wall boardwill be allowed onlywithin theinteriorofthestorefront,notontheexteriorstorefront.

Prohibited MaterialsThe following is a list of prohibitedmaterials. In rare instances,special consideration may be given for the use of a prohibitedmaterial if itsapplicationishighlyoriginal,creativeandessentialtothethemeordesignconceptofthestorefront.ExceptionswillbedeterminedbytheLandlordduringdesignreview:

• Plasticlaminates

• GlossyorlargeexpansesofacrylicorPlexiglas

• Pegboard

• Wood

• Mirror

• Highlypolishedorplatedmetals-exceptastrim

• Reflectiveglass

• Simulatedmaterialssuchasbrick,stoneorwoodveneer

• Distressed woods such as pecky cedar, rough sawn lumber,softwoods

• Anodizedaluminum

• Vinyl,fabricorpaperwallcoverings

• Plywoodorparticleboard

• Sheet or modular vinyl

• Luminousceilings,including“eggcrate”

• Vinylawnings

• Shingles,shakes,rusticsiding

• OthermaterialsdeemedunacceptablebytheLandlord.

Proposedmaterials/colorsaretobesubmittedonasampleboardto the Landlord for reviewduring thepreliminarydesign reviewprocess. Refer to Submittals and Approvals section for moredetailedrequirements.

C O N T I N U E D

M AT E R I A L S


Tenantsarerequiredtoproducehighquality,welldetailedandexecutedinteriorsolutionsthatareunique,imaginativeandstylized.

Thestore interior is typicallyviewedasa continuationof the storefront indesignandmaterials.Wallsaretohavemodulationofdisplaysystemsandbuiltinarchitecturalcomponentsthatreinforcethestoredesigntheme.

Tenants with above normal sound levels must provide sound isolation indemising walls, floor, ceiling including pipes, conduits and wires must bedesignedsothatinnoeventshalltenantnoiseemitsoundsand/orvibrationswhichwouldcausetheambientnoiselevelanywhereintheadjoiningprem-isestobeincreasedbymorethan3dBaduringtheadjoiningspaceoperatinghoursor(ii)whichwouldcausethevibrationlevelintheadjoiningspacetobemorethan70vdBduringtheadjacentpremisesstoreoperatinghours,or(iii)whichcanbeunreasonablyexperiencedintheCommonArea.

TheLandlordwillstrictlyenforceallTenant’srighttoquietenjoymentoftheirLeasedPremises.

Design Control Area (DCATheDCAistheareaatthefrontoftheTenantspacethatextendsfromthepointofclosuretoallpoints6’-0”intothespace.TheDCAincludesalldisplaywindowsandretailgraphics,displayfixtures,signs,materials,finishes,colorandlightingfixtureswithinthearea.

TheDCAcanbeconsideredanextensionofthestorefrontpresentationandshouldconveyastore’smerchandiseidentityandgenerateactivity.

It should convey excitement and give the consumer a reason to stop at the store.ProportionandscaleofobjectswithintheDCAisaspecificconcerninsuccessfuldesign.Aswiththeactualstorefrontdesign,theobjectswithinitmustbeinproportiontothespace around them. Incorporating elements that raise from the floor or lower fromtheceilingcancontrolthescaleoftheDCA.Pedestalstodisplaymerchandiseorlightpendantshangingdowncanbeexamplesofobjectformsthatcancontrolscale.Thesesolutionscanvaryandaresomewhatdifferentfromtraditionalandtypicaldisplayzones.

TenantsshallusethefollowingdesigncriteriafordisplayswithintheDCA:

• Design drawings shall have a display layout plan. The layout plan shall have cutsheetsforfixtureand/ormannequintypesandincludephotographsofanyexistingstorefronts a Tenantmay have thatwill enhance the layout plan. A rendering isrequiredifphotographsarenotavailable.

• Displaysshallbedeliberateanddesignatedasintegratedelementsofthestorefront.

• Securitydevicesmustbeconcealed;freestandingpedestalsarenotpermitted.

• Large temporary signs for special sales or clearances shall not be hung in the DCA includinganysignstapedorsuctioncuppedtostorefrontglazing.

• Nopegboard,slatwallormetalshelvingofanykindmaybeplacedinorextendintoanypartoftheDCA.

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I N T E R I O R S


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CeilingsTenants can choose to have an open ceilingwhichmayincorporateanopengridorbepainted.Tenant installedceilingsshallconformtothefollowingcriteria:

• Hard surface ceiling required through the entirestorefront DCA. This distance shall be a minimumwidthof6’-0”infromtheinnermostpointofclosureline.

• Custom ceiling treatments are required. Multi-levelgypsum wallboard, concealed spline, decorativepatterned ceiling panels and other “high-tech”materials are encouraged. The use of ceilings on asingleplaneisnotpermitted.Theuseofbeams,stepsand ‘islands’arerequiredalongwiththe imaginativeuseoflightingfixturesandfittings.

• Firesprinklerheadsaretobefullyrecessedinhardoracousticalceilings.

• Standard24”x48”acousticalpanelsarenotallowedinthesalesarea.

• Ceiling concepts implementing exposed structure,electrical and mechanical systems must be coordinated with the Landlord for specific technical and designrequirements.

• All suspended ceilings shall stop within 2’-0” of thedemisingwallswithintheTenantsalesarea.Suspended

ceilingsshallbeterminatedwithasoffit,covelightingdetailorothermeansofafinishededgealongpartitionwalls.Exposededgesshallbeproperlyfinished.Wall-to-wallsuspendedceilingsarenotallowed.

• Allceilings,relatedframing,blockingandaccessoriesshall be non-combustible. No combustible materialsmaybeusedabovefinishedceilingsurfaces.

LightingLightingcangreatlycontributetothedesignofaTenant’sstore, emphasizing architectural forms, highlightingsignage,andaddingcolorandvisualdramatowallsandother design elements. The creative use of dramaticlighting is encouraged at entries, show windows andmerchandise displays. All lightingmust be approved bytheLandlord.

• The DCA of the Tenant space must employ lightingfixturesconsistentwiththecharacterofthestorefrontdesign. All lighting fixtures within DCA must berecessed downlights, MR16 low voltage, or similartypes.Fluorescentfixtureswillnotbepermitted.

• Track lights shall be finished tomatch ceiling; otherfinishestobeapprovedbyLandlord.

• Trackheadsaretobeaccommodatedwithshieldsorlouvers.TracklightsarenotallowedinDCA.

• Fixturesmustbepositionedsothatbrightglareisnotdirectedontothepublicareas.

• All fluorescent, incandescent, and H.I.D. lightingfixtures in public Tenant areas, other than track anddecorativefixtures,shallberecessed.

• Bare lamp fluorescent or incandescent fixtures maybeusedonly in concealedareas and/or stockrooms.Fluorescentfixturesshallhaveamaximumsizeof2’x2’andhavesilverparaboliclouversormetallicfinishedeggcratediffusers.All lightingfixturesshallbeartheU.L.label.

• Concealed light coves to highlight architectural elementswithinthestorefrontarehighlyencouraged.

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Lighting(cont’d)

• Wall sconces may be used to cast light onto storefront forms,providedthatbarebulbsarenotexposedandthat thefinishand formof thesefixturescoordinatewiththeoverallstorefrontdesign.Fixturecutsheetswill be required to be submitted if this light form isused.

• Exterior mounted decorative light fixtures areencouraged where appropriate for the storefrontdesignconcept.Fixturecutsheetsmustbesubmittedforreview.

• Tenant shall comply with all applicable energyconservationandbuildingcodes.

• Nostrobe,spinnerorchasetypelightingshallbeused.

• Allshowcasesanddisplaycasesmustbeadequatelylitandventilated.

• Emergency lighting shall be provided by Tenant percode to illuminate stock and/or sales areas and rear exit way during power outage, which lighting shallbe battery operated, twin-head light pack(s) and/orfluorescentfixtures.Inpublicareas,emergencylightsshallbeconcealed.

Walls/Partitions• DemisingwallsmaybeprovidedbetweentwoTenants

and/or Tenant and exit/service corridors. Wallswill typically consist of 6” metal studs (provided byLandlord), and 5/8”, type X fire rated drywall, tapedfromfloortobottomofroofdeck,ordeckabove(oras required by governing code) on each side (provided byTenants).AtLandlord’soption,demisingpartitionsshallbeofunfinishedmasonry,concreteormetalstuds.Demising walls are not designed to accommodatecantileveredoreccentricloads.IfTenantplanstousea demisingwall for support of shelf standards, lightsoffitsorheavyattachments,Tenantshallreinforcethewallasrequiredbyprovidingadditionalsteelstudsorindependentsupportsfortheshelfstandards.

• ExistingcorridorseparationwallsadjacenttoTenant’sspace have finishes by the Landlord on the corridorsideonly.Tenantshallfinishasrequiredforone-hourfireratedwall.

• Aone-hourfireassemblyshallprotectpenetrationofone-hourwalls.

• DemisingwallsandceilingshallbesoundinsulatedtoachieveaminimumSTCratingof50byTenants

whoproduceabovenormalnoise, (includingbutnotlimitedtomusicstores,arcades,etc.)attheLandlord’sdiscretion.TheLandlordwillstrictlyenforceallTenants’righttoquietenjoymentoftheirleasedpremises.

• Tenant shall protect fireproofed columns and braceswithgypsumboard,andfurrasreq’d.

• No penetrations will be allowed through the MallexteriorwallsunlessapprovedbyTenantCoordinationorMallmanagement.

• Hair salons, pet shops and all foodpreparation typeTenantsarerequiredto:

a. Walls containing “wet” areas to be constructedofmetalstudswithwaterresistant5/8”type“x”gypsumboard.

b. Demisingwallsofpetshopsshallhavesheetmetalinstalled on studs, below drywall, up 3’-0” fromfloor.

• TenantPremisesadjacenttoatwo-hourwallconditionwillberequiredtoapplytwo(2)layersof5/8”type“X”gypsumboardtoTenant’ssideofstuds.

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WallPartitions(cont’d)

• Stockroom Partitions. When Tenant chooses not toinstall a ceiling within Tenant’s stockroom, Tenantshall extend the partition separating the stockroomfromotherareasofthestore,totheundersideofthestructure above in order to isolate the stockroom from thesalesareaatticspace.

• WallFinishes.Allinteriorwallsurfacesmustbefinishedinanappropriatemannerandbeincompliancewithallapplicablecodes.AllTenantspaceinteriorwallfinishesaretomeetaClassIIIflamespreadrating.Finishwoodand trim need not be fire-resistant, but shall meetClass III.Certificatesof compliancearenecessary forinteriorfinishes.One-hourcorridorsaretomeetClassIIflamespread.

• Metalorplasticlaminateinsertsarerequiredforslatwalls.Novisiblesubstrateatslats.Noneinthefirst8’ofstoreentrydoors.

• Recessed wall standards are permitted. No openshelving with visible brackets or surface mountedsystems.

FloorandWallBase:

TenantsshallinstallafloorcoveringinTenant’ssalesareawhichconformtothefollowingcriteria:

• Hard surface floor and base required through theentire DCA, including any permitted pop out areas.Carpet,vinylorrubbermaterialsofanysortwillnotbepermittedwithintheDCA.

• Exposedconcretefloorsshallbesealed.

• Tenant will provide a flush transition between their flooringandtheMallflooring.

• Wood installations shall be hardwood with wearresistantsurface.

• Ceramic, quarry and stone tile installationsmust becommercialgradewithnon-slipsurface.

• Carpet must be commercial grade and must have properfireratingstomeetlocalcodes.Carpetingwillnotbepermittedwherecolor,qualityorweaveisnotsuitableforhightrafficareas.Note:CarpetmaynotbeusedatthestoreentrywithintheDCA.

• Sheet or modular vinyl may be used in support or stock roomsnotvisiblefromthesalesarea.

• Tenant shall provide a transition strip betweenopposingfloorfinishes.Thisincludesbutisnotlimitedtocarpetandwood,orcarpetandtile.

• Tenant shall provide wood, stone or metal base insalesarea.

• Tenantsmay install vinyl compositiontile inTenant’srestroomwitha4”base.

• Anyfloormaterialsotherthanthosementionedabovewillnotbeallowed. Samplesofallfinishesmustbesubmitted for approval and included in Tenant’spreliminarysubmissions.

• Tenant will be responsible for the flooring,waterproofing,andremovaloftheLandlordprovidedcurb and concrete to ensure the proper ramping per code(seedetails)withinthevestibuleofthestorefront.Tenantwillberequiredtousetileasspecifiedintheattacheddetails.

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ToiletRoomRequirements:

• ToiletfacilitiesshallbedesignedincompliancewithallapplicableADA&BuildingDepartmentCodes.

• Providea3inchfloordrainandcleanout.• Eachrestroommusthaveanexhaustsystem.• Floor finishes in toilet rooms shall be ceramic tile

withacoved6”base.TenantisrequiredtoprovideaDex-O-TexNeobondwaterproofmembranebeneaththefinishfloorsurfaceuptoaheightof4feetalongallwalls.

• Toilet room walls and ceiling shall be constructedof metal studs with water-resistant 5/8” type “x”gypsumboardappliedtotheinterior.

DoorsandSecuritySystems:

• All swinging entry doors within the Tenant’sstorefront shall be recessed a minimum of 3’-0”creating a vestibule within the Tenant’s space.Tenant’sdoorswillnotbeallowedtoswingintothecommonmallarea.

• Entrydoorsaretobeaminimumof9’-0”inheight.

• Slidingglassdoorsarepermittedforstoreenclosures.Doorsmaystackbehindoneanother,butmustbe

pocketedinanopaqueenclosure.Doorspocketingparalleltodemisingwallsareencouraged.

• No vinyl bifold doors, slanted chain link type orsecuritygrillesarenotpermitted.

• Commercialhardwareshallbeusedthroughout.• Rear service doors shall be labeled with Tenant’s

nameandsuitenumber.• Electronicsurveillanceorothershopliftingdetection

devices and security systems shall be integrated withintheTenant’sstorefrontdesign.Freestanding“boxes,”to“columns”andsimilarequipmentarenotpermitted.

Exiting:AllretailTenantspacesmustprovidetwoexitsfromthepremisesifrequiredbycodeand/orLandlord’sTenantCoordinator.AllexitsmustbeengineeredincompliancewithallapplicableADA&BuildingDepartmentCodes.TheCityofThousandOaksrequiresthataone-hourcorridor be installed through the rear storage area to thebackexitdoor.

TenantStorefront-BackDoorSuiteNumber:

• 4”tall,1/2stroke,whitenumbersinArialfont.Thetopofthefirstnumberwillbe6”downfromtheuppermullionontransomwindow.

• Frontplaneoffirstnumberwillbeat6”heightoftheleftmostmulliononthestorefront.

Tenant’s drawings will be required to have a Macerich Stamp of Approval on all drawings prior to submitting plans for City Approvals.


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