ADDENDUM LOG...Nick Toulatos [email protected] (888) 436-1051 Office (801) 436-1051 Cell...
Transcript of ADDENDUM LOG...Nick Toulatos [email protected] (888) 436-1051 Office (801) 436-1051 Cell...
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August, 2009 Criteria Manual Series updated via current template
October, 2009 AdditionstoMallRequiredContractors list(gi11)perA.Pratt
December, 2009 Contact Directory revised/TC contact info updated
February, 2011 Trash/Dumpster contact info updated
October, 2011 RequiredContractorinformationupdated(Chait)
December, 2011 RequiredContractorinformationremoved- referencedtonewRequiredContractorList (separate document)
January, 2013 RequiredContractorinformationupdated
April, 2013 AdditionstoMallRequiredContractorslist(gi11) per M. Chait
January, 2014 UpdatedMallOperationsandRequired Contractors contact info per TC (gi10, gi11)
April, 2014 UpdatedMallRequiredContractors(gi11)
July, 2015 ForDataServicesinformationcontact(gi10)
February, 2016 Data Service contractor Granite Grid contact info updated
April, 2017 CommunicationsServicesinformationnote added (gi11) AddedLowVoltagecontactinformation(gi11)
June, 2017 UpdatedLayoutApril, 2014 UpdatedMallRequiredContractors(gi11)
July, 2015 ForDataServicesinformationcontact(gi10)
February, 2016 Data Service contractor Granite Grid contact info updated
April, 2017 CommunicationsServicesinformationnoteadded(gi11) AddedLowVoltagecontactinformation(gi11) February, 2018 Citycontractorinformationupdated(gi10)
March, 2019 TC contact info updated
March, 2020 RequiredContractorinfoupdated(gi11)
ADDENDUM LOGTWENTY NINTH STREET
GENERAL MALL INFORMATION
Mission Statement gi4 Vicinity Map, Site Plan, Lower Level, Upper Level gi5-gi8
Center Views gi9 Contact Directory, Mall Required Contractors gi10-gi11
Building Type & Code Information gi12
Sustainable “Green Buildings” gi13-gi23 Glossary gi24 Condition of Premises gi25 Field Conditions gi26 Tenant’s Work Defined gi27
Landlord’s Work Defined gi28
PLEASE VISITWWW.MACERICH.COM
TO VIEWPLAN SUBMITTAL & APPROVAL
PROCEDURESand CONTRACTOR RULES &
REGULATIONS
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ARROWHEAD TOWNE CENTER TABLE OF CONTENTS TWENTY NINTH STREET
Theretailenvironmentisprimarilyinfluencedbytwofactors:1)Overallsetting(Mallcommonareas);and2)Individualcomponents(Tenantstorefronts).BothaffecttheperceptionofTwentyNinthStreetasaprimeretailestablishment.
Generally,storefrontdesignstylesaretheprovenanceoftheTenant.TheLandlordprovidesinputtowardsthefulldevelopmentofthedesignconcept,promotescompatibilitywithadjacentTenantsandcommonareasandinsurescompliancewithdesigncriteria.
Criteriaapplicabletospecificareas intheMallspecifycertainrequirementssuchastheextentofverticalandhorizontalprojections, theuseofthree-dimensional formandpropermaterialuse.Thesecriteriaareintendedtoprovideabasisforallstorefrontstopresentmerchandiseinanexciting,promotionalfashion.
AllareasexposedtopublicviewaresubjecttoathoroughdesignreviewandapprovalprocessbytheLand-lord.Tenantsmustaddressstorefrontandinteriordesign,materials,colors,signageandlighting.Additionally,specificarchitecturalcriteria,applicabletovariouslocationsintheMall,mustbemet.
ThesecriteriaactasaguideforthedesignofallworkbyTenantsinconjunctionwiththeprovisionsoftheTenant’sleasewiththeLandlord.Furthermore,thesecriteriaaresubjecttorevisionbytheLandlordandtheLandlord’s interpretationofthesecriteria isfinalandgoverning. AllTenantsshouldrefertotheTechnicalCriteriaforelectrical,mechanical,plumbingandlifesafetyinformation.
Tenantsareencouragedtoexpresstheirownuniquedesignstatementwithintheparametersofthedesigncriteriaasoutlinedinthismanual.Thedesigncriteriacallsforathree-dimensionalstorefrontthatcarriesintothestoresalesareaandisexpressiveofthemerchandisesold.
Nationalandregional“standard”storefrontconceptsarerespectedtotheextentthattheymeetthedesigncriteria.However,TenantsshouldbeawarethatsomeconceptmodificationsmightbenecessarytocomplywiththeCentercriteria.ThesameistrueforproposeddesignsthatareoverlysimilartoaneighboringTen-ant’sstorefrontdesign.WewishtomaketheMallasdiverseand interestingaspossibleandenableeachTenanttomakeasingularstatementwiththeirdesign.
Three-dimensionalopportunitiesaffordedbythefollowingcriteriatoemphasizecreativeanddynamicformsanddesigns.Storefrontelements shallde-emphasize linearorboxy formsby theuseof recesses,angles,curves,gablesandmaterialchangesinbothverticalandhorizontalviews.
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M I S S I O N S TAT E M E N T
TWENTY NINTH STREET
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Mall Address:1600 28th Street
Boulder, CO 80301(303)444-0722Phone
Mall Hours:Monday-Saturday:10:00AMto9:00PM
Sunday:11:00AMto6:00PM
ARROWHEAD TOWNE CENTER
V I C I N I T Y M A P
TWENTY NINTH STREET
PARKINGSTRUCTURE
GRADE + 2
16-SCREEN48,510 SF
CENTURY THEATERS
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PARKING BELOW
STRUCTUREPARKING
ELEVATOR & STAIRSTO PARKING
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TO PARKINGESCALATOR
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THE HOME DEPOT141,373 SF
MACY'S150,281 SF
BJ'S RESTUARNT |BREWHOUSE
8,500 SFTRADER JOE'S
14,000 SF
WELLS FARGO5,000 SF
Mall Address:
TWENTY NINTH STREETBOULDER, CO
NORTH
SITE PLAN
Note:This is a schematic plan onlyintended to show the general
layout of the shoppingcenter or part thereof. This
plan is not to be scaled.
LAST UPDATED: 02.21.18BY: G2
visit our web site atwww.macerich.com
For LeasingInformation Contact:Meghan KaltensteinNicole Vanlaecken
1710 29th StreetSuite 2048
Boulder, CO 80301Phone: (303) 444-0722
Fax: (303) 449-5079
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C E N T E R V I E W S
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ENVIRONMENTAL HEALTH:BoulderCountyPublicHealthBusinessSustainabilityTeam(303)441-1300PhoneSustainabilityOffice(720)564-2720Phone3450N.BroadwayBoulder,CO80304(303)441-1564Phone
FIRE DEPARTMENT:City of Boulder Fire DepartmentDavidLowrey,[email protected],Boulder CO 80301(303)441-4356Phone(303)441-4350Fax
FireInspections&PlanReviews(303)441-4179Phonehttps://bouldercolorado.gov/fire-rescue/division-of-fire-safetyEmailfiresystempermitapplications(applicationform,firesprinkler,firealarm,kitchenhoodfiresuppressionsystems,specialhazardsystems,retrofitbackflowpreventers)to:[email protected]
LOCAL UTILITY AGENCIES:Electric(ElectricalcontractormustbeusedforLLrequiredelectricalconnections)PleasecallMallManagement(303)444-0722Phone
GasXcelEnergy(303)481-4700Phone
WaterCity of Boulder1777Broadway,1stFloorBoulder, CO 80302(303)441-3260Phonewww.bouldercolorado.gov/water
BUILDING AND SAFETY:City of BoulderPlanningandDevelopmentServicesProjectSpecialists1739 Broadway, 3rd FloorBoulder, CO 80302(303)[email protected]
BUSINESS LICENSING:CityofBoulderBusinessLicensing1777Broadway,1stFloorBoulder, CO 80302(303)441-3050Phonewww.bouldercolorado.gov/finance/business-licensing-form
CityofBoulderEnergyConversationCodeChristinWhitco,EnergyCodeCoordinator1739 Broadway, 3rd FloorBoulder CO 80302(720)[email protected]
Landlord/Owner:The Macerich Company401WilshireBlvd.,Suite700SantaMonica,CA90401(310)394-6000Phone
Tenant Coordinator:KrisVesely,SeniorManager,TenantCoordinationMacerich11411NorthTatumBlvdPhoenix,AZ85028(602)953-6708Phone(602)[email protected]
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C O N TA C T D I R E C T O R Y
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FIRE SPRINKLERSFreedom Fire(303)[email protected]
FIRE ALARMFireAlarmServicesJennifer Allen(303)[email protected]
HEATING & AIR CONDITIONINGGreenBuildingTechnologiesJoe Newell(303)640-4340Office(303)[email protected]
ELECTRICALRequiredforallconnectionsinthemallselectricalroomsTeam ElectricNateRons(303)[email protected]
ROOFINGB&MRoofingJohn Weber(303)443-5843Phone
TRASH / DUMPSTER ConstructionEmail:[email protected] or [email protected]:KeterServices.
COMMUNICATIONS/DATAEd AznavorianGraniteServices(617)[email protected](844)735-5472CustomerService(855)478-4743Repair LinePleaserefertotheTechnicalCriteriaManual,Paget6forCommunicationsServicesinformation.
LOW VOLTAGEMattOlemGraniteServices(617)[email protected]
[email protected](888)436-1051Office(801)436-1051Cell
GreenBuildingTechnologiesJoe Newell(303)640-4340Mustfollowthetechnicalcriteriaforthemall.
ENGINEERS OF RECORD:
STRUCTURAL ENGINEERMonroe&NewellEngineers1701WynkoopStreet,Suite200Denver, CO 80202(303)623-4927Phone
MECHANICAL/PLUMBING ENGINEERABSConsultants1123AuriariaParkway,#400Denver,CO80204(303)623-6200Phone
ELECTRICAL ENGINEERSparling/Candela720OliveWay,Suite1400Seattle,WA98101(800)667-0610Phone
ARCHITECT (BASE BUILDING)SEMArchitects677S.ColoradoBlvd.,Suite200Denver,CO80246(303)220-8900Phone
NOTE:Landlord reserves the right to require the Tenant to use certain contractors for specific types of construction. This list will be updated from time to time. Please verify your contractors with the Operations Manager during the pre-construction meeting.
ARROWHEAD TOWNE CENTER
M A L L R E Q U I R E D C O N T R A C T O R S
TWENTY NINTH STREET
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NOTE:Prior to the commencement of construction, building and other permits shall be obtained by Tenant and posted in a prominent place within the premises. All Tenant improvements must comply with governing building codes in effect at the time the application for the building permit is submitted. The Tenant is required to determine the jurisdiction and comply with all applicable code requirements. The Tenant shall secure their own building permits. All Tenants involved in food sales or service shall submit plans for review and approval by the local health department.
NOTE: It is the sole responsibility of the Tenant’s Architect, Engineer(s) and Contractor(s) to comply with all applicable federal, state, local codes and ordinances for their occupancy type.
BUILDING TYPE:Twolevelregionalshoppingcenterofapproximately829,397squarefeetofGrossLeasableArea.
OCCUPANCY TYPE:Mercantile
CLASSIFICATION: CoveredcenterbuildingtypeII-Bconstruction,mercantile,withbusiness,storageandfullysprinklered.
BUILDING CODE INFORMATION:Thefollowingisageneralreferencelistofapplicablecodes.ItisthesoleresponsibilityoftheTenant’sArchitect,Engineer(s)andContractor(s)tocomplywithallapplicablefederal,state,localcodesandordinancesfortheiroccupancytype.
APPLICABLE CODES:CurrentlyadoptededitionoftheUniformBuildingCodeasamendedandadoptedbytheCityofBoulder.
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B U I L D I N G C O D E I N F O R M AT I O N
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ARROWHEAD TOWNE CENTER
S U S TA I N A B L E “ G R E E N B U I L D I N G S ”
A Commitment To The Environment
Environmental Mission Statement
Wearecommittedtoplanning,designing,constructingandoperatingTwentyNinthStreetinanenvironmentallysoundmanner.Wewillimplementgreen-buildingstrategiesandtechnologieswhereverpracticaltominimizetheenvironmentalimpactofthedevelopmentasareflectionofBoulder’sownethicsandvalues.– Twenty Ninth Street
Boulder, Colorado - A Unique Opportunity
AsthedeveloperofTwentyNinthStreet,WestcorandTheMacerichCompanyareproudtobeapartoftheBouldercommunity.ThetimeandeffortputintothisprojectbytheCityofBoulder,thecommunityitselfandthedevelopmentteamhasbeenextraordinary.Ithasbeenarewardingcollaborativeeffort.
Inthisspiritofcollaboration,ithasbeencriticalfromtheoutsetthatTwentyNinthStreetadoptsthevaluesofthisspe-cialcommunityandspecialplaceineveryway.SowhentheCityofBoulderandlocalcommunitymembersrequestedthatwemakeTwentyNinthStreetanenvironmentallysustainableproject,weacceptedthechallenge.“Green-build-ing,”asitiscommonlyreferenced,hasbeenanoptionforquitesometime,butonlyrecentlyhasitstartedtogainrealmomentuminthedevelopmentcommunity.AtTwentyNinthStreet,wefirmlybelievethatgreen-buildingwillbecomethenormintheverynearfuture.Inthislight,TwentyNinthStreetiscommittedtobeingaleaderinthisimportantarena.
Weexpectandwillstronglyencouragethesameforward-thinkingfromTwentyNinthStreetretailers.Notonlyisittherightthingtodo,butgreen-buildingalsowillpayhugedividendsinacceptanceandloyaltyinacommunitythatunder-standsandvaluesenvironmentalsustainability.Asdeveloperandretailer,wearepartnersincreatingsomethingspecial–somethingthatweallcanbeproudof–some-thingthatwillbefullyembracedbytheBoulderCommunity.Green-buildingwillbeasignificantpartofcreatingthisspecialenvironment.
Throughthepracticeandimplementationofgreen-buildingstrategiesandtechnologies,TwentyNinthStreetcanandwillmitigatetheproject’senvironmentalimpact.Theprojectisalreadyofftoafantasticstartandweneedyourhelpandcommitmentincarryingtheenvironmentaltorchtothefinishline.Thefollowingpagesdetailthegreen-buildingtech-nologieswehaveincludedintheTwentyNinthStreet’sdesign.
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A Framework For Sustainable “Green Buildings”
What Is Green-Building?
Whilethereisnosingledefinitionofgreen-building,thefundamentalprinciplescanbeadheredtothroughdesignandconstructionpracticesthatsignificantlyreduceoreliminatethenegativeimpactofbuildingsontheenvironmentandoccupantsinthefollowingareas:
• Sustainablesiteplanning
• Safeguardingwaterandwaterefficiency
• Energyefficiencyandrenewableenergy
• Conservationofmaterialsandresources
• Indoor environmental quality
Thedesign,construction,andmaintenanceofbuildingshasatremendousimpactonourenvironmentandournaturalresources.Therearemorethan76millionresidentialbuildingsandnearly5millioncommercialbuildingsintheU.S.today.Thesebuildingstogetheruseone-thirdofalltheenergycon-sumedintheU.S.,andtwo-thirdsofallelectricity.Bytheyear2010,another38millionbuildingsareexpectedtobecon-structed.Thechallengewillbetobuildthemsmarter,sotheyuseaminimumofnonrenewableenergy,produceaminimumofpollution,andcostaminimumofenergydollars,whileincreasingthecomfort,health,andsafetyofthepeoplewholive,workandshopinthem.Theonusisonus,thedevelopersandretailers,tomakethisapriority.
A Framework For Green-Building:LEED™ (Leadership In Energy & Environmental Design)
Earlyonintheproject,theTwentyNinthStreetdevelop-mentteamlookedtoadoptaframeworkbywhichtotacklethegreen-buildinggoalsoftheproject.ThemostestablishedframeworkandtheonewehavechosentoguideoureffortsistheUnitedStatesGreenBuildingCouncil’sLEED.
LEEDprovidesacompleteframeworkforassessingbuildingperformanceandmeetingsustainabilitygoals.Basedonwell-foundedscientificstandards,LEEDemphasizesstateoftheartstrategiesforsustainablesitedevelopment,watersavings,energyefficiency,materialsselectionandindoorenvironmen-talquality.LEEDrecognizesachievementsandpromotesexper-tiseingreenbuildingthroughacomprehensivesystemofferingprojectcertification,professionalaccreditation,trainingandpracticalresources.
TheLEEDframeworkhasproventobeaninvaluabletoolasithaskeptusfocusedandgivenusaplanofattack.
Green-Building Partners
ENSAR Group
InadditiontoestablishingLEEDasaframework,webroughtinconsultantsfromENSARGroup.Since1977ENSARGrouphascontributedtotheenergyefficiency,daylightingandenviron-mentalqualityofhundredsofprojectsthroughouttheworld,spanningmanydiverseclimatesandmostbuildingtypes.
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LocatedinBoulderCO,theENSARteamiscomprisedofskilledarchitects,engineers,lightingandinteriordesigners,andenergyanalystswhoarecommittedtoeffective,efficient,andinnovativedesignsolutions.Throughanintegrated,cross-disciplineapproach,ourspecialistsworktogethertocombinebeautywithpracticality,meldamenitywitheconomics,whilehonoringtheneedsofbothpresentandfuturegenerations.
ENSARhasbeeninstrumentalinnavigatingusthroughthisprocessandpushingusinthesustainabledesignoftheproj-ect.
City of Boulder
ElizabethVasatka,theCityofBoulder’sEnvironmentalPlanner,isatremendousresourceforthecityandthedevelopmentcommunity.ShehasbeenandwillbeatremendoushelpinthedevelopmentprocessandoperationofthenewTwentyNinthStreet.
Encouraging “Green Buildings”
Green-Building Accomplishments At Twenty Ninth Street
Whilethedevelopmentteamcontinuestoevaluateandidentifyopportunities,therehavemanygreen-buildingstrate-giesandtechnologiesalreadyincorporatedintoTwentyNinthStreet.Inmakingthedecision(s)toimplementornotimple-mentcertainstrategiesandtechnologies,theteamusesthelensof“greatestpracticalefficiency.”Thatmeansausethatistechnicallyandfinanciallyfeasible.
High Expectations
Asmentionedintheforeword,TwentyNinthStreetandtheBouldercommunityhavehighexpectationsfortheproject.Asdeveloper,weareholdingthisprojecttothehigheststan-dardsbecausethatiswhatthecommunityhasaskedforandbecauseitistherightthingtodo.
As our partner, we challenge you to raise the bar.
Inthespiritofraisingthatbar,theTwentyNinthStreettenantcriteriacontainsrequirementsthatmaynothaveexistedinpreviouscriteriamanualsyouhavereceivedfromWestcor,Macerich,orotherrealestatecompanies.Thiswasdone,inpart,tohelpyouidentifyopportunitiesforgreen-buildingstrategiesandtechnologiesinthebuildoutofyourstores,butmostlybecauseithelpsstrengthentheproject’scommitmenttotheenvironment.Whilewehavelistedthoseitemsthatarerequired,wearealsoprovidingyouwithothergreen-buildingstrategiesandtechnologiesthatareoptional.
Itisourhopethatyouwillstronglyconsiderimplementingasmanygreen-buildingandLEEDstrategies/technologiesthatyoucanwiththe“greatestpracticalefficiency.”Inordertohelpyouevaluateandidentifythegreen-buildingopportuni-ties,weincludedsomeusefuldocumentsintheappendixandprovidedlinkstovaluableinformationontheinternet.
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Helpful Resources:
LEED™ – Commercial InteriorsIfLEEDcertificationisthegoalforyourtenantspace,thisdocumentprovidesthenecessaryframework.
Green strategy/technology checklistCreatedbytenantcoordination,thischecklistsummarizestheopportunitiestenantshavetoshowtheir“green”commit-ment.
Twenty Ninth Street – Green Accomplishments & Commit-mentsThisliststheaccomplishments/commitmentsthatwe’vealreadyimplementedacrosstheproject.
www.usgbc.comUnitedStatesGreenBuildingCouncilwebsite–hereyoucanfindresourcesdedicatedtogreen-buildingandLEED.
www.greenerbuildings.comInformationandresourcesonthefullspectrumofenviron-mentalissuesrelatedtobuildingsandfacilities.GreenerBuild-ings.comisapartnershipbetweentheU.S.GreenBuildingCouncilandtheNationalEnvironmentalEducation&TrainingFoundation’sGreenBiz.com.
Sustainable “Green Buildings” Design Elements & Principles
Thankstotheforward-thinkingoftheCityofBoulder,theEnsarGroup,andtheentiredevelopmentteam,TwentyNinthStreetwillbebuiltwiththeenvironmentstronglyinmind.Tohelpguideourthinking,weleveragedtheBoulderValleyCom-prehensivePlan(specificallySection1.03and4.0addressingPrinciplesofSustainabilityandEnvironment)andtheLEED™Core&Shellguidelines.
Principles Of Sustainability
(Section1.03–BoulderValleyComprehensivePlan):
A. Renewableresourcesshouldnotbeusedfasterthantheyarerechargedorreplenishedbytheenvironment.
B. Non-renewableresourcesshouldbeusedwiththegreat-estpracticalefficiency,andsomeofthoseshouldbeusedtodeveloprenewablereplacements.“Greatestpracticalefficiency”meansausethatistechnicallyandfinanciallyfeasible.
C. Wasteshouldnotbedumpedintonatureanyfasterthannaturecanabsorbit.
D. Theeconomyisasubsystemoftheenvironmentanddependsupontheenvironmentbothasasourceofrawmaterialinputsandasasinkforwasteoutputs.
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LEED™ (Areas of Focus):
1. SustainableSites
2. WaterEfficiency
3. Energy&Atmosphere
4. Materials&Resources
5. Indoor Environmental Quality
Inevaluatingsustainabledesignoptions,theteamlookedatthefunctional,technical,andfinancialfeasibilityofeach.Thisfallsevaluationapproachisconsistentwiththe“greatestpracticalefficiency”definedinBVCP–Section1.03.Basedonthoseevaluationcriteria,aknowledgeabledecisionwasmadeastowhatsustainablestrategiesandtechnologiesshouldandcouldbeincludedatTwentyNinthStreet.Itshouldbenotedthatoptionsarecontinuouslybeingevaluated.
Asacommitmenttosustainabledesign,TwentyNinthStreetwillimplementthefollowinggreen-buildingstrategiesandtechnologies.TheyhavebeengroupedbyLEED™areaoffocus(asindicatedabove).Alongwiththestrategiesandtechnolo-gies,theimpactofeachstrategyandtechnologyisfurtherdefined.
Implemented Strategies
Sustainable Sites
1. Asaredevelopmentproject,TwentyNinthStreetwillreducethetotalautomobileparkingspacesacrossthesiteby11%(ascomparedtotheoldCrossroadsMallsite).Impact – This equates to 422 fewer spaces or the equivalent of nearly 150,000 square feet. That is 150,000 square feet now being dedicated to further densification of the site, increased landscaping, and open space.
2. Morethan50%ofthesite’sparkingwillbeplacedinpark-ingstructures.Morethan40%ofthesite’sparkingwillbecovered.Impact – This helps to reduce the surface parking by approximately 645,000 square feet (or nearly 15 acres). This not only increases the density of the site, but more importantly it drastically reduces the heat islands to minimize impact on microclimate and human and wild-life habitat.
3. Bicyclestoragewillbeprovidedbythedeveloperincon-venientanduser-friendlylocations.Nofewerthan200spaceswillbelocatedthroughoutTwentyNinthStreet.
4. Atleastone(1)changingroomandtwo(2)showerswillbeprovidedformallemployees(notincludingtenantemployees).Tenantswillbeencouragedtoincorporatethisamenityintotheirspacesaswell.
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5. Thirty-five(35)automobileparkingspaceswillbepro-vided/designatedforalternativefuelvehicles(e.g.,hybrid),aswellasnine(9)car/vanpoolvisitors.Inaddi-tion,four(4)electriccarrechargingstationswillbeprovided.Operationswillanalyzeusageofthesepreferredspacesandmaydecreasethequantityiftheyarenotfullyutilized.
6. Thesiteplanprovidesconvenientandfunctionalaccesstopublictransportation.Publictransportationaccesscanbefoundatthecornerof28thStreet&Arapahoe,aswellasalong29thStreetintheheartoftheproject.Impact – This will help to encourage alternative modes of transportation, reducing pollution and land develop-ment impacts from automobile use.
7. Inoperation,TwentyNinthStreetwilluselowphos-phorousfertilizerinlandscapingareas.Impact – This helps to minimize the amount of harmful chemicals introduced to the environment and improves the quality of water runoff that reaches the stormwater system and nearby creeks.
8. Twostorminterceptorswillbeplacedonthesite.Impact – These storm interceptors provide storm-water treatment designed to remove suspended solids prior to entering the stormwater system. These systems should be able to remove at least 80% of the average annual post-development total suspended solids.
9. Highemissivityroofingmaterialwillbeusedthrough-outtheproject–alsoknownas“coolroofs.”seeappendixforBenefitsofCoolRoofing
10.Atleast50%ofpedestrianareasandstorefrontwillhavevegetatedareasand/orcoveredwalkways.
11.Atleast30%ofareaimmediatelyadjacenttothebuildingperimeterswillhavevegetatedareasand/orcoveredwalkways.
12.Abrickpaversystemisbeingusedthroughouttheplazaareaand29thStreetnorthofCanyon.Inaddi-tion,paverswillbeusedinlandscapeareaswherepedestriancrossingsmayoccur.Impact – This reduces heat islands to minimize impact on microclimate and human and wildlife habitat.
13.Theprojectentailstheredevelopmentofanurban,infillsite.Impact – This helps to protect green-fields and pre-serve habitat and natural resources by channeling development to urban areas with existing infra-structure.
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14.Tenantswillbegivendesignandconstructionguide-lines.Impact – Tenant design and construction guidelines will provide tenants with a descriptive tool that both educates and helps them implement sustain-able design and construction features in their tenant improvement build-out.
Implemented Strategies (Continued)
Water Efficiency
15.High-efficiencydripirrigationsystemsarebeingimplementedthroughouttheproject’slandscaping.
16.Drought-tolerantandnativeplantspecieswillbeplantedthroughouttheproject’slandscaping.Impact – This will help the project use upwards of 50% less potable water for irrigation purposes.
17.Waterlessurinalswillbeinstalledincommonareabathrooms.Tenantswillberequiredtoinstallwater-lessurinalswhereveraurinalisinstalled.
18.Operationsensorsonsinksandtoiletswillbeinstalledincommonareabathrooms.Tenantswillberequiredtoinstalloperationsensorsonsinksandtoilets.
Impact – Each waterless urinal can save approxi-mately 7,800 gallons of water per year over tradi-tional flush urinals. While waterless urinals can save valuable water resources, they also require less cleaning time and have no flushing mechanics that can breakdown.
Energy & Atmosphere
19. DesignthecoreandshellbuildingtocomplywithASHRAE/IESNAStandard90.1-1999.Impact – Establish the minimum level of energy effi-ciency for the core and shell base building and systems.
20. Installcontinuousmeteringequipmentfortheon-goingaccountabilityandoptimizationofbuildingenergyandwaterconsumptionperformanceovertime.
21. Automaticoccupancylightingcontrolswillbeinstalledinspacesnotregularlyoccupied.Tenantswillberequiredtoinstallthesedevicesaswell.
22. Non-emergencylightingwillberunonaprogrammabletimerthatturnslightingoffduringnon-businesshours(providingmanualoverridecapabilities).Impact – In an effort to achieve increasing levels of energy performance above the prerequisite standard to reduce environmental impacts associated with excessive energy use.
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23.Newhigh-efficiencyheating&coolingtechnologywillbeinstalled.
24.Low-Eglasswillbeusedthroughouttheproject.Ten-antswillberequiredtouselow-Eglassintheirstorebuild-outs.
25.ThecaulkingandsealingofallpenetrationswillexceedASHRAE90.1-99code.Impact–Helpstoachieveincreasinglevelsofenergyperformanceabovetheprerequisitestandardtoreduceenvironmentalimpactsassociatedwithexces-siveenergyuse.
26.TheprojectwillmeetorprovidelowerlightlevelsanduniformityratiosthanthoserecommendedbytheIESNARP-33-99.WewilldesignexteriorlightingtocomplywithUSGBCSSc8tocomplywithdarkskyguidelines.
27.Theprojectwillsubmitpointtopointphotometricanalysisoflightingdesignuptopropertyline,includ-ingsiteandbuildingmountedfixtures.
28.Nounshieldedfloodlightswillbespecifiedorinstalled.Impact – Eliminate light trespass from the building and site, improve night sky access and reduce devel-opment impact on nocturnal environments.
29.HVAC,refrigeration,andfiresuppressionsystemswillnotcontainHCFCsorHalons.
30.Buildingorientationisnorth-south.Impact – This will enable tenants to take full advantage of the sun’s light and energy if desired.
Implemented Strategies (Continued)
Materials & Resources
31.Two(2)existingbuildings(totalingapproximately230,000squarefeet)andone(1)parkinggaragewillbereusedintheredevelopment.Impact – This will extend the life cycle of exist-ing building stock, conserve resources, retain cultural resources, reduce waste and reduce environmental impacts of new buildings as they relate to materials manufacturing and trans-port.
32.Wewillusematerialswithrecycledcontentsuchthatthesumofpostconsumerplusonehalfofthepostindustrialcontentconstitutesatleast5%ofthetotalvalueofthematerialsintheproject.Impact – Increase demand for building products that incorporate recycled content materials,
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therefore reducing impacts resulting from extraction and processing of new virgin materials.
33.Paralamwoodbeamswillbeusedwherepracticalthroughouttheproject.Impact – Made from scrap wood, using paralam prod-uct will help reduce the project’s impact on our forestry system.
34.Useaminimumof20%ofbuildingmaterialsandprod-uctsthataremanufacturedregionallywithinaradiusof500miles.
35.Wherepractical,concretematerialwillincluderecycledcontent material and the concrete will be manufac-turedwithin500milesoftheprojectWherepractical,concrete material will include recycled content mate-rialandtheconcretewillbemanufacturedwithin500milesoftheprojectsite.
36.Steelusedinnewconstructionwillcontainrecycledcontentmaterialandbemanufacturedand/orsourcedwithin500milesoftheprojectsite.Impact – This increase demand for building materi-als and products that are manufactured within the region, thereby supporting the regional economy and reducing the environmental impacts resulting from transportation. In addition, it reduces the impacts resulting from extraction and processing of new virgin materials.
37.Durableandlowmaintenanceweatherskinwillbeinstalledonbuildings.Inaddition,aweatheriza-tionmembranewillbeinstalled.Impact – This reduces the need for replacement and use of resources.
38.Theprojectwillusematerialswithrecycledcon-tentwherepractical.Tenantswillbeencouragedtodothesameinstorebuild-outs.Impact – Increasing the demand for building products that incorporate recycled content materials will reduce the impacts resulting from extraction and processing of new virgin materi-als.
39.Areaswithintheshoppingcenterwillbedesig-natedforseparation,collectionandstorageofrecyclableitems.Impact – This will facilitate the reduction of waste generated by building occupants that is hauled to and disposed of in landfills.
40.Wherepractical,theprojectwillusebuildingmaterialsandproductsthatareextracted,har-vested,orrecoveredwithin500milesoftheprojectsite.Tenantswillbeencouragedtodothesameinstorebuild-outs.
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Impact – Increasing the demand for building mate-rials and products that are extracted and manu-factured within the region supports the regional economy and will reduce the environmental impacts resulting from transportation.
41.80%oftheinertbuildingmaterialsfromthedecon-structedCrossroadsMallwillbedivertedfromlandfills.
42.Aconstructionwastemanagementplanwillbedevel-opedandimplementedquantifyingmaterialdiver-sion.
43.Wewillrecycleand/orsalvageatleast50%oftheconstructionwaste.Impact – Divert construction, demolition and land clearing debris from landfill disposal. Redi-rect recyclable recovered resources back to the manufacturing process. Redirect reusable materi-als to appropriate sites. In just one example, 2,000 tons (400,000 pounds) of steel will be recycled. In another, concrete and asphalt will be ground-up and used for south end fill requirement.
44.WewilluseFSCcertifiedwoodforatleast50%ofthesupportsandconcreteformwork.Impact – Encourage environmentally responsible forest management.
Implemented Strategies (Continued)
Indoor Environmental Quality
45.DevelopandimplementanIndoorAirQuality(IAQ)ManagementPlanfortheconstructionandpre-occupancyphasesofthebuilding.Prevent indoor air quality problems resulting from the construction/renovation process in order to help sustain the comfort and well-being of con-struction workers and building occupants.
46.Low-emittingmaterialswillbeusedandencouragedwithTenants.
47.MeettheminimumrequirementsofvoluntaryconsensusstandardASHRAE62-1999,Ventilationfor Acceptable Indoor Air Quality, and approved AddendausingtheVentilationRateProcedure.
48.TheVOClimitofadhesivesandsealantsusedwillbelowerthanthecurrentVOCcontentlimitsofSouthCoastAirQualityManagementDistrict(SCAQMD)Rule#1168,ANDallsealantsusedasfillersmustmeetorexceedtherequirementsoftheBayAreaAirQualityManagementDistrictRegulation8,Ruling51.
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49.VOCemissionsfrompaintsmustnotexceedtheVOCandchemicalcomponentlimitsofGreenSealrequirements.
50.Zero exposure of non-smokers to EnvironmentalTobaccoSmoke.Impact – Reduce the quantity of indoor air contami-nants that are odorous, potentially irritating and/or harmful to the comfort and well-being of installers and occupants.
ThisSustainableDesignPlanisbeingprovidedtotheCityofBoulderforinformationalpurposesonly,andtodem-onstratehowWestcorintendstocomplywithConditionNo.10oftheNoticeofDispositionofLUR2004-00007(the“EnvironmentalConditions”).
Thegreen-buildingstrategiesandtechnologiessetforthinthisSustainableDesignPlanforimplementationbyWestcormaybemodified,amendedorupdatedbyWest-corfromtimetotime,andWestcorshalldeliveranysuchamended,modifiedorupdatedmaterialstotheCityofBoulder.
Notwithstandingtheforegoing,innoeventshallthegreen-buildingstrategiesandtechnologiesimplementedatTwentyNinthStreetbelessthanthoserequiredbytheEnvironmentalConditions.
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COMMON AREAAnyandallareaswithintheMall,whicharenotleasabletoaTenantincludingpublicareas,servicecorridors,etc.DEMISING WALLSCommonwallbetweenindividualTenantspaces.Thewallshallextendfromthefloorslabtotheundersideoftheroofdeck(Thisdoesnotapplyineverycase).Thedemisingwallsaretomaintainaone(1)ortwo(2)hourfireratingdependentupontheTenantuseandthegoverningcodes.DESIGN CONTROL AREA “DCA”/DISPLAY AREATheDCA(DesignControlArea)isallareaswithintheneutralframeandleaselinesandareasdesignatedforTenant’sstorefrontandsignlocations.TheDCAismeasuredfromtheleaselineorpopout/projectedstorefront,toaspecificdistancebeyondtheinnermostpointofclosure“POC”ofthepremisesandextendsthefullwidthandheightoftheTenant’spremises.TheTenantisresponsibleforthedesign,constructionandallcostsforworkwithintheDCA.ThisareahasbeendefinedmoreexplicitlyintheArchitecturalDesignportionoftheTenantCriteria.HAZARDOUS MATERIALSAnysubstancethatbyvirtueofitscompositionorcapabilities,islikelytobeharmful,injuriousorlethal.Forexample:asbestos,flammables,PCB’s,radioactivematerials,paints,cleaningsupplies,etc.LEASE LINELineestablishingthelimitoftheleasablespace.ThePremiseswithalltheFloorArea(GLA)providedintheLease,includingthepopoutzone.DimensionsoftheTenantpremisesaredeterminedinthefollowingmanner:A. BetweenTenants:centerlineofdemisingwall.
B. Atexteriorwall:tooutsidefaceofexteriorwall.
C. Atcorridor(s),stairwells,etc.:tocorridororstairwellsideofwall.
D. Atserviceorequipmentrooms:toserviceorequipmentroomsideofwall.
E. Neutralpier(s)areNOTsubtractedfromfloorarea.
F. NodeductiontotheGLAshallbemadeforanyducts,shafts,conduits,columnsorthelikewithintheleasespaceunlesssuchitemsexceedonepercent(1%)oftheGLAinwhichcasethepremisesshallbesubjecttoaremeasureattheTenant’ssolecost.
LEASE OUTLINE DIAGRAM “LOD”AttheLandlord’ssolediscretion,aLeaseOutlineDiagram(LOD)maybeprovided.TheLODshallshowthelegalextentoftheTenantpremisesasdefinedtheTenantLeaseandshallincludethe“Popout”Zoneareasnotedinthesecriteria.TheLandlordmakesnowarrantyastotheaccuracyofanythingshownorrepresentedontheLODandsuchinformationwhethershownornotistheresponsibilityoftheTenanttofieldverify.NEUTRAL PIERS/NEUTRAL STRIPAuniformframeseparatingtheTenant’sstorefront,whichmayormaynotbeprovidedbytheLandlord.POINT OF CLOSURE “POC”ArealorimaginarydemarcationsuchasthecenterlineoftheGlassoranyEntryDoor(s)intheirfullyclosedposition.RECESSED STOREFRONTAnyportionofthestorefrontlocatedbehindtheleaseline,theareabetweentheleaseline,thepointofclosure(POC)andthestorefrontshallbeconsideredpartofthedesigncontrolarea.SERVICE CORRIDORSApartofthecommonareausedprimarilyfordeliveries,employeeentranceandfireexitsfortheTenantspaceandgenerallynotusedbythepublic.
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UpontheDeliveryDate,Tenantshallacceptdeliveryofthepremisesinan“AsIs”conditionand“WithAllFaults”andLandlordshallhavenoobligationtoimprove,remodel,alterorotherwisemodifyorpreparethepremisesforTenant’soccupancyexcepttotheextentotherwiseexpresslystatedintheLeaseDocuments.Tenantherebyrepresentseachofthefollowing:
1. Tenantoritsauthorizedrepresentativehasinspectedthepremisesandhasmadeallinquiries,testsandstudiesthatitdeemsnecessaryinconnectionwithitsleasingofthepremises.
2. TenantisrelyingsolelyonTenant’sowninspection,inquiries,testsandstudiesconductedinconnectionwithandTenant’sownjudgmentwithrespectto,theconditionofthepremisesandTenant’sleasingthereof.
3. Tenantisleasingthepremiseswithoutanyrepresentationsorwarranties,express,impliedorstatutorybyLandlord,Landlord’sagents,brokers,finders,consultants,counsel,employees,officers,directors,shareholders,partners,trusteesorbeneficiaries.
4. TheWorktobecompletedbyLandlord,“Landlord’sWork”undertheTenantLeaseshallbelimitedtothatdescribedintheforegoingsections.
5. Allotheritemsofworknotprovidedforherein,tobecompletedbyLandlord,shallbeprovidedbytheTenantatTenant’sexpenseandishereinreferredtoas“Tenant’sWork”.
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1. Tenantisrequiredtoinspect,verifyandcoordinateallfieldconditionspertainingtothepremisesfromthetimepriortothestartofitsstoredesignworkandthecommencementofitsconstruction.AnyadjustmentstotheworkarisingfromfieldconditionsnotapparentondrawingsandotherbuildingdocumentsshallreceivewrittenapprovalofLandlordpriortostartofconstruction.
2. ImmediatelyfollowingtheinstallationbyLandlordofmetalstudframingdefiningthepremises,theTenantshallverifytheaccuracyofsaidinstallationandshallimmediatelyadviseLandlordofanydiscrepancies.FailuretosonotifyLandlordshallbedeemedasacceptancebyTenantofsaidinstallationandlayout.
3. Landlordshallhavetherighttolocate,bothverticallyandhorizontally,utilitylines,airducts,flues,drains,cleanouts,sprinklermainsandvalves,andsuchotherequipmentincludingaccesspanelsforsame,withinthepremises.
4. Landlord’srighttolocateequipmentwithinthepremisesshallincludetheequipmentrequiredbyotherTenants.Landlordshallalsohavetherighttolocatemechanicalandotherequipmentontheroofoverthepremises.
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“Tenant’sWork”meansallworkofimprovementtobeundertakenuponthePremises(excludingLandlord’sWork,ifany),including,withoutlimitation,allrelateddocuments,permits,licenses,feesandcosts,allofwhichshallbeatthesolecostandexpenseofTenant.Tenant’sWorkshallinclude,withoutlimitation,thepurchase,installationandperformanceofthefollowing:
1. Engagingtheservicesofalicensedarchitect(“Tenant’sArchitect”)topreparethePreliminaryDocuments,ConstructionDocumentsandtheAs-BuiltDocuments.
2. PreparationoforiginalsandcopiesofthePreliminaryDocuments,ConstructionDocumentsandAs-BuiltDocuments.
3. FeesforplanreviewbyLandlordandlocalgovernmentalauthorities.
4. SuchotherimprovementsasLandlordshallrequirepertheLeasetobringthePremisesintofirst-classconditionbaseduponLandlord’sreasonablestandardsofappearance,materials,specifications,designcriteriaandLandlordApprovedFinalPlansfortheCenter,aswellasthatpartoftheCenterinwhichthePremisesarelocated.
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GENERALLandlord’sWorkDefined.“Landlord’sWork”meansthework,ifany,whichLandlordisexpresslyobligatedtoundertakeinaccordancewiththeLease.Landlordshallhavenoobligationtoimprove,remodel,alterorotherwisemodifyorpreparethePremisesforTenant’soccupancy.
CENTERLandlordoritspredecessor-in-interesthasconstructedtheCenter,andtheBuildingandotherimprovementsupontheCenter(exclusiveofimprovementsconstructedbyoronbehalfofeachpresentandpriorOccupantoftheCenter).TenanthasinspectedtheCenter,theBuilding,theutilities,thetypes,quantitiesandqualitiesoftheUtilitiesandtheothersystemsandTenanthasfoundthesametobesuitable,sufficientandinacceptableconditionforthepurposeofTenantconductingthePermittedUseuponthePremises.LandlordshallhavenoobligationtoundertakeanyworkorfurnishanyadditionalmaterialsuponanypartoftheCenterorprovideanyadditionalutilitiesorothersystemsforthebenefitofthePremises.
ForthepurposeofallTenantCriteriaManuals,allreferencestoPreliminary/Construction“Plans”areconsideredthesameasPreliminary/Construction“Documents”.
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