essex property trust 2019 - loopnet · santee passage will offer a wide cross section of l.a.’s...

Essex Property Trust 2019

TASTER

Santee Passage is a new food hall in DTLA's Fashion District, at the corner of Los Angeles Street and 7th Street.

The project is currently under construction for a targeted late-2019 opening.

22019 | Essex Property Trust | Santee Passage

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Project Overview

Passageway ViewCourtyard ViewBuilding 700 Entry ViewBuilding 718 Entry ViewExterior SignageMediaTeam

Comprehensive Description

Site + HistoryLos Angeles Street ViewSite PlanCreative ConceptsTarget Tenants + Customers700 Los Angeles StreetBuilding 700 Plan718 Los Angeles StreetBuilding 718 PlanCourtyard + AlleywayLandscape ConceptLandscape PlanFountain Design

Technical Information

Typical 700 Tenant SpaceTypical 718 Tenant SpaceDesign CriteriaTenant Development ScheduleWork Letter

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Santee Passage’s 23,000 square feet is divided between two historic buildings on either side of a narrow pedestrian passageway—hence the name. Santee Passage will welcome the public as a single and unified destination, even as the two buildings have their own distinctive history and personality.

The two buildings, with entrances at 700 and 718 Los Angeles Street, will be unified through architecture, design, and leasing strategy.


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Santee Passage’s street-facing facade hides an extraordinary architectural surprise: a park-like courtyard. This outdoor space is open to the sky but protected from street noise and grit. The courtyard is accessible from both buildings and will provide outdoor common-area seating and a gathering place for the neighborhood. With a raised stage

at one end, string lighting, and a shaded fountain, the courtyard can also be used for future programming, such as pop-ups, picnics, food festivals, performances, and special open-air dinners.

The courtyard at Santee Passage will be an urban oasis in the heart of DTLA’s Fashion District.


Santee Passage will have stalls for up to 19 vendors. Offerings will include prepared food and sociable beverages such as coffee, beer and wine, and cocktails. (The project is being entitled for multiple Type 41 ABC licenses for beer and wine, as well as two Type 47 licenses for full bar.) Stalls are being delivered to tenants at approximately

80% completion, including stubbed-out utilities, venting ducts, and drains. A “work letter” included below will provide further details. Two stalls in Building 700 are ducted for live-fire cooking, such as a wood-burning pizza oven or a mesquite grill.

Stalls at Santee Passage range in size from under 250 sf to over 900 sf, along with a couple of smaller grab-and-go kiosks.

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Santee Passage will offer a wide cross section of L.A.’s varied and exciting food culture. Targeted vendors include a range of cuisines and categories such as tacos, noodles, sandwiches, bowls, craft beer and natural wine, frozen desserts, sweet baked goods, BBQ (whether it hails from Texas or Thailand), salads, juice, bagels, dumplings, and so on. These are just examples. But they reflect the reality of L.A. food, one that Santee Passage embraces. When we say “the best food in its category” we understand that

an inexpensive street taco and a pricey plate of handmade pasta both can—and do—represent “the best of LA food.” Santee Passage will offer an accessible, democratic variety of food to meet the needs of the Fashion District and DTLA.

At Santee Passage, food makes the neighborhood.

The creative strategy at Santee Passage is to bring together a community of food vendors who represent the best of L.A. chefs and entrepreneurs.


1 West ElevationScale: 3/32”=1’-0”

Corner of S. Los Angeles St. and 7th Street

7th Street

A1: Blade Sign Identi�cationMetal sign with combination of painted and neon graphics

Size of sign will t footprintof existing sign

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2 Detail: Blade SignScale: 3/8”=1’-0” 3 Side View: Blade Sign

Scale: 3/8”=1’-0”

White neon letters anddetail. Neon letters sit inside the reverse channel letter.

Drop shadow painted red

Red reverse channelletters painted redinside

Painted or �ashingneon arrows

Apx. 16’-0” AFF

Apx. 12’-0” AFF

Santee PassageExterior Facade Preferred

airspaceDateApril 2, 2018

ClientEssex Property Trust11911 NE 1st St, Ste B212 Bellevue, WA 98005

ProjectSantee CourtLos Angeles, CA

ArchitectStudioneleven Long Beach, CA

SubmissionPhase 4: Design Development

PageG-01A

Airspace Design IncBrooklyn, NYwww.airspace.nyc Final for Sign-o�

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@santeepassage

@santee-passage

santeepassage.com


https://www.instagram.com/santeepassage/

https://www.facebook.com/Santee-Passage-1199903623491048/

https://santeepassage.com/

Essex Property Trust

Project Managers and LeasingMike Injayan: [email protected], Nam Trang: [email protected]

Construction ManagerColin Cramer: [email protected]

Essex Property Trust is a publicly-traded real estate investment trust. Its owns approximately 250 apartment complexes on the West Coast, from San Diego to Seattle, with a total of over 60,000 residential units. In DTLA, Essex buildings include the P&E Lofts and Santee Court, adjacent to Santee Passage. Santee Passage is the first food hall from Essex. The company is committed to this substantial long-term investment to create a signature amenity for its DTLA tenants and to lead the way with economic redevelopment in the Fashion District, one of the DTLA’s fastest changing neighborhoods. Leasing is by Essex project managers Mike Injayan and Nam Trang. Onsite construction management is by Colin Cramer.

Studio One Eleven

Alan Pullman: [email protected], Matt Wister: [email protected]

Studio One Eleven is dedicated to the revitalization and enhancement of urban areas through an integrated practice of architecture, landscape and urban design. The Studio is focused on mixed-use infill, hospitality, urban revitalization, planning, and community projects that create vibrant communities, while remaining rooted in the principles of smart growth and long-term sustainability. Located in Downtown Los Angeles and Long Beach, our studio deeply understands the needs of the community and focuses on thoughtful design of incremental and implementable interventions that favor re-use and community supported improvements. While committed to architectural solutions that represent contemporary buildings of our time, our designs are not predicated by a singular language but are inspired through the careful assessment of the program and place where they stand. We believe that the best way to enhance or create the future of a place is to respect and understand its past patterns and precedents. We utilize community feedback and engagement to inform our approach to all projects, ensuring the development meets the needs of the end-user.We understand how to create environments which are attractive to guests, residents and retailers alike. Each project is a collaborative effort. Working closely with our clients, we seek to discover a project’s full potential through creative design, effective communication and positive working relationships. Designing for the lowest possible impact on the environment is the foundation for all of our work. Sustainability is integral to our creative process and we design to the highest degree preferred by our clients.

TASTER

Kevin West: [email protected]

Taster LLC is responsible for creative strategy and tenanting strategy at Santee Passage. Taster principal Kevin West and Joseph Shuldiner were formerly co-creative directors of Grand Central Market in DTLA during its revitalization from 2012–2017. Additional Taster clients include Gusto 54 Restaurant Group, Summer Ops, House of Blues, Campbell’s Soup Company, and the DTLA Donut Festival at Union Station. Te

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ADDITIONAL CONSULTANTS

Identity and SignageAirspaceairspace.nyc

Marketing, media, and social mediaBread & Butter PR: [email protected] breadandbutterpr.com

Entitlements and ABCVeronica Becerra: [email protected]

General ContractorSTS ConstructionJed Edson: [email protected]

Kitchen DesignInteractive Restaurant ConsultingGregg Golem: [email protected]

LightingOculusoculuslightstudio.com


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rySantee Passage, at the corner of Los Angeles Street and 7th Street, comprises two historic buildings, an architecturally notable central courtyard surrounded by mid-rise apartments, and a wide pedestrian alleyway that links the courtyard to the cul-de-sac of Santee Street. The site sits just north of the Fashion District and west of the Flower District. The transformed shopping district around the Ace Hotel is a five-minute walk.

The site's history stretches back nearly 100 years to the early days of downtown's garment district. The building once operated by the George S. Bailey Hat Company factory now houses Santee Court Apartments, and the ground floor of the Brownstein-Lewis Company building, once a Stronghold overalls factory, holds the modest food court currently at 718 Los Angeles Street. Building 700, with its landmarked Art Deco facade, has operated as a department store and drugstore.

The two buildings front the open-air courtyard and protect it from the noise and grit of the street. With its narrow entry points leading to an open interior plaza, Santee Passage is an urban oasis, a neighborhood secret to make your own.

Building 700

Building 718Courtyard

Fountain


https://www.google.com/maps/d/viewer?mid=1IwK1twnzsvU1IIxXirlZTCnBbsmZUbDi&ll=34.042392658317866%2C-118.25097378467945&z=19

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BLDG 700 326

BLDG 718 265

COURTYARD 77

BLDG 718 BLDG 700

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SCALE 1/32” = 1’-0”0 16 32 648

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Central Gathering PlaceSantee Court aspires to be the heart of the district—a neighborhood social hub. The site’s F&B program, as well as its design, encourage visitors to interact with the space in flexible ways. Some will grab a quick bite on the run, others will settle in to meet with colleagues, still others will join friends there for a night out. Food is the attraction, but the adventure and discovery of an authentic social experience is what draws people back.

Urban OasisSantee Court offers an unexpected break from downtown’s dense urban setting. Multiple entryways bring visitors into an enclosed central courtyard, which feels like a restful vest- pocket park protected from the loud street.

Word of MouthSantee Court belongs to the neighborhood, and the foundation of its success will be locals who discover the place and adopt it as their own. When they spread the story of Santee Court through their networks, the audience will grow. Media buzz and visitors from outside the neighborhood will follow naturally.

Morning to MidnightSantee Court will open for coffee and stay open until last call. Food offerings will cover every hour in between: breakfast, lunch, happy hour, dinner, and late- night. Santee Court will also accommodate the mid-morning and mid- afternoon crowd that comes to work, to meet, or simply to socialize with friends.

DemocraticThe food hall at Santee Court is a neighborhood amenity, not a stylized fantasy to tantalize Yelpers, journalists, and other elite “foodies.” Vendors will represent the creativity of the Los Angeles food scene and appeal to the social and economic diversity of a downtown audience. Successful vendors will have an authentic culinary identity and a voice to communicate their passion with the public.

Local AlliancesThe residents of Santee Court, nearby buildings, and the surrounding districts are crucial allies. They will be engaged enthusiastically with programming of community interest, such as movie screenings, pop- up dinners, musical performances, and public conversations.

Sustainable by DesignSantee Court will adopt current best practices for energy efficiency and waste disposal. Progressive pilot programs, such as zero- waste initiatives, will be reviewed for financial viability.


Tenant ConceptsThe tenants for Santee Court will offer prepared food, sociable beverages (coffee, beer, wine, cocktails), and lively conversation at their counters and bars. In other words, Santee Court is a place to go eat and drink; it is not intended to be a market hall for grocery shopping. Vendors whose primary offering is raw ingredients (such as a butcher, greengrocer, or fish monger) are not currently part of the tenant plan. It is possible that some vendor categories, such as an upscale deli, might offer meals-to- go or a few select pantry staples or fresh items including fruit, cheese, and bagged salad greens. However, even in that special case, prepared food would be the basis of the vendor’s business plan and concept identity. The legacy bodega on the courtyard will continue to offer quick- grab essentials for the kitchen, as well as beer, wine, and other necessaries for apartment dwellers.

Target Customers• Local loft dwellers and young professionals • Freelancers and self- employed creatives• Showroom owners, fashion entrepreneurs, and fashionistas • District workers—at all income levels• Visitors to the Flower District and • Fashion District (aka, bargain hunters and destination shoppers) • FIDM students• Ace Hotel denizens• Cool hunters, foodies, Yelpers

Target Vendors• Service Styles: counter service, "chef casual," QSR, grab & go

• Culinary Styles: Fourth- wave coffee, new- style tacos, healthy bowls, noodles, Asian/Indian QSR, better burgers, creative salads, sandwiches, Mediterranean (falafel/kababs), fancy deli, seafood, ice cream/frozen desserts, tea/matcha, baked goods, craft beer, wine, full bar

• Anchor Tenant, Building 700: full- service bar with strong food offerings

• Anchor Tenant, Building 718: iconic coffee bar

• Existing Legacy Tenants: Pizza Hut, Bronze Aussie, Brunch, courtyard bodega, Subway

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Building 700, at the corner of Los Angeles Street and 7th Street, is the larger of Santee Court’s two parcels. The plan for its adaptive reuse envisions twelve stalls, from 300 to 587 square feet, and three small grab- and-go kiosks, 81 to 275 square feet. Windows along Los Angeles Street and 7th Street provide views into the space and connect the interior to the busy street life. The building has four access points: at the street corner, midway along its Los Angeles Street facade, on the passageway, and onto the courtyard.

Inside, the stalls and kiosks will be open to public view, giving vendors the opportunity to leverage the “theater of the kitchen” to attract visitors and advertise food offerings. Stall D—an anchor location that will set the tone for the overall project and the distinct personality of Building 700— occupies a prime spot facing Los Angeles Street. It will have ample counter seating, additional window- bench seating nearby, and the option to expand into the adjacent stall for additional kitchen capabilities. The ideal concept for this space will leverage location and visibility to draw in visitors. Offerings must include crowd- pleasing food for lunch service but also transition smoothly into cocktail hour and dinner. The stall’s location also potentially allows for late- night operation hours. Only an experienced vendor with established credentials and a proven following will pass the vetting process for this space.

The remaining spaces in 700 offer a range of sizes and layouts, adaptable any number of culinary styles that can be prepared within the relatively tight market- hall footprint. Smaller stalls provide an opportunity to take chances on promising but unproven startups.

The tenant mix in 700 will lean towards concepts geared for lunchtime, afternoon, and evening.

For instance, Stall A, just inside the corner entrance, would be ideal for ice cream or paletas. Stall I, which is easily accessible to common- area indoor seating and the courtyard, would be well placed for craft beer.

In keeping with Building 700’s intended tenanting, the design elements are somewhat more polished than in 718—more “evening”—while keeping still within the overall design guidelines with respect to the site’s urban location and industrial past.

A limited amount of additional dry and cold storage space, at the rear of the building, will be available for lease.

700 S. Los Angeles St – Circa 1913.

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Compared to 700, 718 has a relatively narrow frontage on Los Angeles Street but is more visible from the passageway. Building 718 also has a stronger visual and physical connection to the courtyard. Its entryways are on Los Angeles Street, at two points along the passageway, and via a wide elevated patio that overlooks the courtyard. Current plans show seven rentable spaces, although the largest, almost 1400 square feet and comprising both a bar and a coffee bar, will likely need to be split between two vendors.

Stalls in Building 718 align with the south wall and have enclosed kitchens behind a unified line of service counters. Four are significantly larger than anything in Building 700, with between 800 and 1279 square feet, making them suitable for high- volume concepts where functionality and storage space is more important than kitchen theater. The two smallest stalls, around 250 square feet each, benefit from being near doorways, although food- prep options will be limited because vented hoods are not planned.

The anchor for Building 718 will be Stall G overlooking the courtyard, whether occupied by one vendor or two. Its extensive counter seating at two bars, outdoor access, and the calm atmosphere of the courtyard are prime assets. The smaller bar is perfectly sized for in- the- round coffee service. Placing the coffee bar in the courtyard is a strategic decision to draw morning visitors into the heart of the project and define Building 718 as the social hub Santee Court’s daytime clientele. A long library table inside (wired to the hilt with electrical outlets and USB plugs) will provide mobile-office space for laptop creatives, remote workers, and FDIM students. These “shoulder hour” users (mid- morning and mid- afternoon) work and take meetings on the fly. They will contribute to Santee Court’s identity as a neighborhood gathering place and provide addition sales during traditionally quiet mid- morning and mid-afternoon hours.

The larger bar in Stall G, with its long narrow counter, could be a happy- hour gathering place as a wine bar or mescal bar. Given the large number of upstairs residential units with windows on the courtyard, however, noise concerns should limit operating hours in the courtyard.

The factors that distinguish Building 718—its large enclosed kitchens, spaces for “shoulder hour” guests to linger, and nighttime noise concerns—explain our strategy to define 718 as the preferred location for daytime concepts.

In keeping with the building’s factory past—and its potential as a modern- day flexible workplace for the mobile freelancer’s laptop life—the design for 718 is somewhat more industrial with plainer finishes.

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From the corner of Olive and 7th Street, looking east down 7th Street – Circa 1913.


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The courtyard connects to Santee Street via an underutilized but potentially charming alleyway that also provides residents access to the dog park. Along the way, it passes the mosaic fountain, firepit area, and shade trees before it tunnels through an apartment building to emerge at Santee Street. The alleyway represents an opportunity. Properly activated, it could evoke urban revitalization and the renewal of a post- industrial neighborhood—somewhat reminiscent of Soho in the 1980s.

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JANITOR112 SF

GRAB-N-GO KIOSK B142 SF

VENDOR I [C]515 SF

VENDOR H [C]389 SF

VENDOR G [C]422 SF

VENDOR K [C]300 SF

GRAB-N-GO KIOSK A81 SF

VENDOR J [C]290 SF

UTENSILS & TRASHGRAB-N-GO KIOSK C

227 SF

SKYLIGHTS ABOVE

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VENDOR E(PIZZA HUT)

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VENDOR D800 SF

VENDOR C800 SF

VENDOR B940 SF

VENDOR A236 SF

VENDOR G1383 SF

PATIO711 SF

VENDOR F267 SF

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CORNELL BLDG. ECKHARDT BLDG. GRETHER & GRETHER BLDG. BROWNSTEIN-LEWIS

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(1,715 SF)

EXISTING BUILDING716 S LOS ANGELES

(THE BAILEY HATBUILDING)


(THE BROWNSTEIN-LOUIS BUILDING)


(THE CONNELBUILDING)


(THE BAILEY HATBUILDING)

EXISTING BUILDING743 SANTEE ST(THE SANTEE

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EXISTING BUILDING730 LOS ANGELES ST

(GRETHER & GRETHER LOFTS)


(THE ECKHARDT BLDG)


(THE ECKHARDT BLDG)

EXISTING BUILDING746 LOS ANGELES ST(THE CORNELL BLDG)

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KEYNOTES

Menu Board allotted area. Hanging Signage should fit within a 2'-0" sq area. Signage should be internally illuminated. Signage should not be mounted below 10'-0" AFF or above 12'-0" AFF.

Hanging Signage to be mounted at far left or far right of the tenant space. Side to be determined by approach from entrance. Signage to hang no more than 24" from edge of tenant space.

Signage

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1. Additional signage beyond tenant lease line. Subject to review.

2. Additional signage beyond lease guidelines subject to review by landlord/architect for approval.

3. Subject to review by landlord/architect for approval.

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KEYNOTES

Bulkhead Tenant Signage to not exceed 11'-0" wide by 6'-0" high.

Menu Board allotted area. Flag-mounted Signage should fit within a 2'-0" sq area. Signage should be internally illuminated. Signage should not be mounted below 10'-0" AFF or above 12'-0" AFF.

Flag-mounted Signage to be always justified and mounted at west side of tenant space to favor entry/flow from Los Angeles Street.

Signage

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GENERAL NOTES

1. Additional signage beyond tenant lease line. Subject to review.

2. Additional signage beyond lease guidelines subject to review by landlord/architect for approval.

3. Subject to review by landlord/architect for approval.

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APPROPRIATE TENANT COUNTER FINISHES

Sealed wood

Concrete

Stone basalt Stone marble Treated metal

Corian solid surface Quartz

INAPPROPRIATE TENANT COUNTER FINISHES

Vibrant color

Plastic laminate Stainless steel Tile

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APPROPRIATE BAR DIE FINISHES

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Metal meshDecorative brick Decorative pre-fabricated panel


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INAPPROPRIATE BAR DIE FINISHES

Stainless steel

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Vibrant color Vibrant color

Plaster Plastic laminate


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APPROPRIATE TENANT SEATING


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TENANT SIGNAGE CRITERIA: BUILDING 700


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TENANT SIGNAGE CRITERIA: BUILDING 718


Santee Passage - Tenant Improvement Conceptual Schedule

1 Architectural Schematic Design, includes conceptual kitchen layout: within 45 days

2 Arch. / MEP Construction Document Development: within 45 days

3 Kitchen Base Plan Development: within 45 days (in tandem with arch. CD’s)

4 Submit all Plan Documents to Essex for owner Review: 1-2 days

5 LA County Health Dept. Submittal First Review: 4 weeks (21 business days for review)

6 Building Department Submittal / Permit: 2 months

7 Address LA County Health Dept./ Building Department Corrections: 1-2 weeks (assumes approval on resubmittal)

8 Construction Phase: 2-3 months

Month 7 Month 8 Month 9Month 1 Month 2 Month 3 Month 4 Month 5 Month 6

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Building 700: Work Letter

LANDLORD'S WORK

1. Floor Slab The existing floor slab shall consist of exposed concrete floor, level, clean and broom swept suitable for acceptance of sealer or Tenant flooring/finish. 2. Perimeter, Exterior Walls and Interior Demising Partitions All building perimeter exterior walls shall be exposed finish and/or 5/8” painted gypsum board. Non- rated interior demising partitions shall be constructed to the minimum standards dictated by the governing code or authority including insulation and 5/8” type drywall, fire taped. All interior demising walls shall be non-rated, constructed with metal studs and extended to 9-10ft above finish floor with metal studs/bracing extending to the concrete floor above. Areas of demising walls located behind Landlord provided kitchen plumbing fixtures shall be provided with clean, non-porous light colored finish acceptable to the Health Department and governing codes.

3. Ceiling Open ceiling, restored and in good condition with underside of upper level floor structure exposed/painted. 4. Doors If not existing, all required new base building exit doors shall be glazed aluminum storefront doors with panic hardware and closer as required by code. 5. Glass + Glazing Storefront per base building design and governmental approvals. 6. Heating, Ventilating + Air Conditioning (HVAC) HVAC system plenum and distribution throughout the Premises, approx. 1 ton per 200sf. HVAC units shall be sized and zoned to accommodate a cooling load to meet or exceed efficiency requirements of Title 24 energy efficiency standards. Duct detectors shall be installed per code. The HVAC distribution shall be by Landlord, HVAC system maintenance will be by Landlord.

7. Kitchen Hood Exhaust Commercial kitchen ductwork distributed to Tenant space and wrapped with 2-hour protection within the space, routing to the roof area shall be providedby Landlord. Grease exhaust ventilation system designed to capacities outlined below, commercial kitchen hoods and connection to Landlord provided ductwork to be provided by Tenant:

• Vendor S 1015 CFM 6’x4’6” Type 1 STD Hood • Vendor T 2250 CFM 10’x4’6” Type 1 STD Hood• Vendor U 2250 CFM 10’x4’6” Type 1 STD Hood• Vendor O 1125 CFM 6’x4’6” Type 1 STD Hood• Vendor R 2250 CFM 10’x4’6” Type 1 STD Hood W

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• Vendor Q 2250 CFM 10’x4’6” Type 1 STD Hood• Vendor N 2250 CFM 10’x4’6” Type 1 STD Hood• Vendor M 2250 CFM 10’x4’6” Type 1 STD Hood• Vendor L 2250 CFM 10’x4’6” Type 1 STD Hood• Vendor J 2250 CFM 10’x4’6” Type 1 STD Hood

8. Wood Fired Kitchen Hood Exhaust Commercial kitchen ductwork for wood-fired ovens, ducted / wrapped with 2-hour protection within the space and routed to the roof area shall be provided by Landlord. Wood-fired hood exhaust ventilation system designed to capacities outlined below, commercial kitchen hoods and connection to Landlord provided ductwork to be provided by Tenant:

• Vendor S 1505 CFM 6’x4’6” Type 1 Wood Fire Hood (Final location TBD)• Vendor O 870 CFM 4’10”x4’10” Type 1 Wood Fire Hood (Final location TBD)

9. Fire Suppression Systems Fire suppression system for kitchen hoods shall be installed by Tenant and tied to the building fire alarm system as required by local code jurisdictions, blank junction box shall be provided at ceiling by Landlord.

10. Fire Sprinklers Per base building requirements, code, and pursuant to Landlord’s plans for open floor plan and open ceiling in Premises. Modifications to fire sprinkler system due to Tenant’s improvement plans shall be performed at Tenant’s cost.

11. Plumbing One and one-half inch (1.5”) domestic water-line, 30 total fixture units available (11 taken with Landlord provided fixtures in tenant space). Grease waste connection provided for tenant beneath floor slab, 15 grease waste fixture units available (11 grease waste fixture units taken with Landlord provided fixtures in tenant space) and installation/connection to grease interceptor provided by Landlord (which may serve more than one tenant). An additional 3” sanitary connection below the floor slab of each space shall be provided, 15 fixture units will be available for tenants to tie-in non-grease waste fixtures. One (1) 3” vent to accommodate 30 fixture units shall be provided at each space for any additional sanitary loads and the grease waste loads in Tenant’s design. Cold and hot water shall be provided, piped up and connected to fixtures provided by Landlord. Two (2) 199 BTU water heaters shall be provided for each Tenant space located in the mezzanine area. Gas for each Tenant space will be provided with a stub below the floor slab for future gas appliances not to exceed 700 CFH / 700,00 BTU.

12. Restrooms New men’s and women’s ADA compliant and fully functioning restrooms shared with other ground level building tenants shall be provided.


13. Utilities All permanent utility services to the Premises, including operational phone/data infrastructure and conduit , water, gas, electricity, and public sewer, will not be separately metered to the Tenant space by meters or sub-meters (or other measuring devices).

14. Electrical Electrical panel with 150 amps capacity, three phase, 4-wire, 120/208V with main breaker only and stubbed to Tenant space with 1-1/2” conduit.

15. Tele-com Empty 3/4” conduit from Tenant space to common distribution point, main telephone backboard shall be provided by Landlord.

16. Shared Common Areas Shared common area dry storage, walk-in refrigeration unit, and dishwashing scullery are provided for Tenant’s use by Landlord. Spaces shall be designated by Landlord. Common area seating shall be provided by Landlord, additional counter seating may be provided by Tenant at Tenant’s cost and mutually acceptable (including basic fixtures and lighting placement) to Landlord and Tenant. 17. Signage Tenant shall pay for all signs and installation thereof, subject to Landlord’s sign criteria and Landlord’s reasonable approval.

18. Lighting Landlord to provide lighting for the Premises with open floor plan in common areas, compatible with open ceiling plan. Improvements to lighting within Tenant’s area shall be at Tenant’s cost and at subject Landlord’s Approval (including basic fixtures and lighting placement) to Landlord and Tenant. 19. Fire Alarm Exit signage with horns and strobe lights as required by code for base building.

TENANT'S WORK 1. The work to be done by Tenant shall include, but not be limited to, the purchase and/or performance of the following: • Electrical panel circuit breakers (bolt-on only), fuses, wiring, and fixtures beyond that provided by

Landlord;

• Additional lighting and signage within Tenant space beyond that provided by Landlord subject to Landlord approval;

• Revisions to Landlord’s demising wall(s) dividing the Premises from that of adjacent lease space;

• Tenant’s interior partitions including finishing, electrical wiring, and connections within the Premises subject to Landlord approval

• Kitchen equipment including cook line and prep area counter(s) etc.;

• Modifications to base building fire sprinklers and fire alarm as required to accommodate Tenant’s improvements;

• Interior painting and other finishes;

• Tenant’s sales and dining counter including seating;

• Store fixtures and furnishings;

• Plumbing fixtures additions and/or relocation within the Tenant area beyond Landlord furnished base building;

• Fire extinguishers per local fire authority;

• Telephone and CATV service to the Premises;

• Any HVAC equipment beyond that provided by Landlord;

2. Tenant shall provide adequate isolation and drainage around and under all coolers, freezers, and other food service equipment to provide for elimination of condensation on any building surface. This is the Tenant’s responsibility. If a condensation problem occurs, it shall be Tenant’s sole responsibility for corrective action to satisfy the Landlord.

3. All kitchen areas shall have a Landlord-approved waterproof membrane between the structural floor and the finish floor, extending 4” up each wall.

4. Tenant to use Landlord approved contractor for any modifications to building fire alarm and fire sprinkler systems.

5. Miscellaneous: All work undertaken by Tenant shall be at Tenant’s expense and shall not damage the building or any part thereof. Prior to any floor penetration concrete scanning will be performed to avoid existing rebar or conduit at Tenant’s expense. Any floor penetration shall be sealed by Landlord’s approved contractor and shall be performed only after Landlord has given consent, which consent shall in part be conditioned upon Tenant’s approved plans, including materials acceptable to Landlord. Tenant shall also be responsible for obtaining and paying for professional inspections of any structural work and/or mechanical work (including, without limitation, any roof work or concrete work) as required by Landlord.

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