Coconut Point (Community Center) Estero/Bonita Springs, Florida · workable store designs that are...

Coconut Point (Community Center)Estero/Bonita Springs, Florida

The community of Coconut Point will introduce a new lifestyle to Southwest Florida, creating a mixed-use environment for living, working and playing. The development integrates a range of shopping, housing, office, hotel and recreational facilities with distinctive design and exceptional environmental characteristics of the area.

Estero/Bonita Springs, FloridaCoconut Point (Community Center)

Coconut Point is a planned 500-acre, mixed-use town center site located in Estero/Bonita Srpings, Florida, halfway between Myers and Naples on U.S. 41.

Estero/Bonita Springs, FloridaCoconut Point (Community Center)

Estero/Bonita Springs, Florida

The Tenant Information Package is intended to provide the you with the project’s design and construction criteria and consists of two parts:

• Tenant Design Manual• Landlord’s Drawings

This Tenant Design Manual will provide you with the basic architectural, sign and engineering design criteria. The Landlord’s Drawings are are the specific architectural and engineering building drawings for your particular space and will indicate the work to be performed by the Landlord in accordance with your executed Lease. The Landlord’s Drawings are delivered via separate package from this manual.

If you have any questions regarding the Landlord’s design and construction requirements, please contact your Tenant Coordinator or call 317-636-1600 and ask for Tenant Coordination.

Coconut Point (Community Center)

Estero/Bonita Springs, Florida

This Manual contains information that you will need to design your store. The contents of the Manual are also burned onto a CD inside the back cover. Additionally, the Manual, the Landlord’s Drawings, contractor lists, permitting requirements and other useful information will be available on our BuzzSawTM project WEB site. An invitation to BuzzSawTM will be sent to you, your architect and engineer as soon as we obtain your email address.

Once you have access to BuzzSawTM, you and your architect/engineer will be able to download either a .pdf image of the Landlord’s Drawings or a .dwg drawing file for direct import into your CAD system. As updated information is available, Bulletins will be issued through BuzzSawTM with automatic notification to you and your architect. If you have any difficulties working with BuzzSawTM, please contact your Tenant Coordinator.

Coconut Point (Community Center)

Coconut PointEstero/Bonita Springs, Florida

This Tenant Design Manual (hereinafter referred to as "Manual"), referenced in Exhibit B of the Lease Agreement, is by that reference incorporated into and made a part of the Lease (should any conflict exist between this Manual and the Lease, the Lease shall take precedence). The Manual describes Tenant Work required to complete and place the Premises in finished condition ready to open for business and shall be in addition to any work described in Exhibit B.

The Manual is intended to provide the Tenant and his design team with criteria necessary for design and construction of the Premises. The information in this document is separated into sections specifically pertinent to the Architect/store planner, the engineering disciplines, and Tenant contractors.

Throughout this Manual, the term "Landlord" used to describe an agent in the review/approval process shall mean the Landlord’s Tenant Coordinator named in the Project Directory. The term "Landlord's Field Representative" shall mean any designated local property management or construction personnel, such as an on-site Tenant Coordinator or Operations Director.

This Manual is a part of the Tenant Information Package which may also include (if available) the Tenant Scenario Drawing (TSD), Lease Outline Drawing (LOD), Previous Tenant Drawings, Landlord’s Drawings, Project Directory, copy of the basic Exhibit B and Exhibit C ("Mall Rules and Regulations") of the Lease Agreement, and miscellaneous details as may be necessary for Landlord/Tenant Work interface.

Introduction

Unless otherwise negotiated in the Lease, these Criteria set forth the division of responsibility for work and materials between the Landlord and the Tenant. In every instance where responsibility is not specifically vested in the Landlord with respect to supplying and paying for the labor or materials or any other item involved, it is to be assumed that the entire responsibility therefore is the Tenant's (consult the executed Lease for final negotiated terms and conditions).

Tenant's design consultants and contractors are expected to use this document as the guide to insure that certain basic minimum provisions are incorporated into the design, and that the necessary coordination is achieved between Landlord's Work and Tenant's Work.


Introduction (cont’d)

The Landlord's drawings define the building design, materials, systems, configurations, and relationship of Tenant's leased space to the remainder of the Shopping Center. The Tenant's architect must coordinate his work to assure full compliance with the Landlord's shell space as constructed, dimensionally and otherwise, as represented on the Landlord's drawings. The Tenant's architect and consultants are expected to exercise their professional capabilities and expertise to assure that the necessary Tenant design requirements and construction are sufficient to complete the Tenant's space within the intent of the Landlord's criteria drawings, specifications and Lease Agreement.

General Provisions

It is understood and agreed between Landlord and Tenant that costs incurred by Landlord, if any, as a result of Tenant's failure or delay in providing the information required by these Criteria or by the Lease, shall be the sole responsibility of Tenant, and that Tenant will pay such costs, if any, promptly upon Landlord's demand.

Landlord shall have the right to require Tenant to furnish Payment and Performance Bonds or other security in a form satisfactory to Landlord for the prompt and faithful performance of Tenant Work, assuring completion of Tenant Work and indicating the Landlord will be held harmless from payment of any claim, either by way of damages or liens, on account of bills for labor or material in connection with Tenant Work. Tenant shall not commence Tenant Work, nor employ any contractor or person to do Tenant Work, without Landlord's prior written approval of such contractor or other person.

Store Planning

These guidelines are intended to give the Tenant's store planner maximum flexibility and freedom to create innovative and workable store designs that are compatible with the architecture of the Center. Tenants are encouraged to be individualistic with optimum merchandise presentation as a vital consideration.

These design guidelines are to be used as a common point of departure for all Tenants, both new and those existing Tenants who are planning to remodel.


Fixturing

Store planning should be the careful selection of a fixturing system, incorporating such items as free-standing elements, wall-mounted units, special display items (such as ceiling-hung grids) and cash-wrap counters. Consideration should be given to durability and construction detailing, lasting design characteristics, and the versatility of the fixture for new product uses. The fixture layout should facilitate customer movement in a logical path through product offerings, as well as identify and enhance display areas.

Exterior Finishes

No alterations, additions, changes or modifications to the Base building finishes or construction shall be permitted without obtaining Landlord’s prior written approval (such approval shall be requested by Tenant via letter specifically addressed to Landlord’s Tenant Coordinator).

Any modifications of the Landlord's work caused by the proposed Tenant occupancy must be clearly indicated on the drawings submitted for Landlord's approval.

Interior Finishes

Material choices and color selections for floor, walls and ceilings complete the package of elements required for effective merchandise presentation. All interior finishes should be selected to complement each other, the fixturing and the product in both texture and hue. In considering the design choices, finishes should also be evaluated for quality, durability and maintenance, and the appropriateness of the application.


Interior Finishes (cont’d)

Flooring

Concrete Floor Slab – All concrete work by Tenant for slab on grade or structural slab shall comply with the more stringent of Landlord’s project standards, the American Concrete Institute’s standards for installation, performance and finishing and ASTM specifications and requirements.

Flooring is used to define display areas, traffic patterns and shopping paths. Floors should be finished with durable materials suitable to the intended retail environment. Material changes, colors and textures can be used in a variety of combinations to distinguish between sales areas, aisles or service areas. A smooth transition between material changes shall be detailed and maintained.

Suggested Materials: Carpet or carpet squares, Ceramic tile, Hardwood, Patterned concrete, Vinyl tile or sheet goods, Quarry tile, Painted or stained concrete, Natural stone

Walls and Wall Treatments

Stockroom Partition – Wall shall be Type X gypsum board, taped/sanded ready to receive primer and paint with one hollow core wood door. At least one layer of drywall must extend to the bottom of the overhead roof-deck or floor (if multi-story) and sealed air-tight. Wall shall contain air transfer grille or dampers as required by Code.

Interior Partitions – All interior partitions shall receive ½” or 5/8” gypsum board finished on 20-gauge 3 5/8” or 6” metal studs 16” O.C.

Walls - Walls may be utilized for fixturing systems, graphics, signing or lighting elements, in which case these items become the finishes. In some store designs, walls may be treated discreetly as a neutral backdrop to the product.


Interior Finishes (cont’d)

Walls and Wall Treatments (cont’d)

Suggested Materials: Painted drywall (smooth or textured), Vinyl or fabric wallcovering, Brick Glass mirror,Ceramic tile, Painted or stained wood, Metal, Back-lit glass block, Stone (marble, granite, slate, etc.),Plastic or metallic laminates, Quarry tile, Slat wall (* Pegboard is not allowed).

Ceiling and Light Fixtures

Ceiling – Unless otherwise approved by Landlord, Tenant shall utilize either a gypsum board ceiling or a “lay-in” tile ceiling (of at least Landlord’s minimum standards as established for the project) in the sales area.

Light Fixtures – Unless otherwise approved by Landlord, fixtures shall be recessed incandescent or 2’ x 4’ recessed fluorescent fixtures with acrylic-prismatic lenses in the sales area. Eight-foot single tube fixtures in stockroom are permitted.

Storefront

Tenant’s storefront (excluding awnings or canopys) shall be designed and installed to work in concert with and berespectful of, the Landlord’s building façade, thematic architectural expression and landscaping. Landlord piers or columns in the Tenant’s storefront that are clad or otherwise designed as part of the Landlord building architecture shall be perserved without alteration by the Tenant. Piers or columns in the Tenant’s storefront shall be incorporated into the Tenant’s storefront design. Any changes desired by Tenant in the design and construction of the storefront shall be requested, in writing to Landlord and, if approved, shall be performed by Landlord’s contractor at Tenant’s expense.


Storefront (cont’d)

All show window lighting must be directed either downward or toward the store interior. All window coverings must be installed on a permanent basis with Landlord's full approval. No paintings of the interior surface of glass will be permitted.

All Tenant storefronts and floors shall be watertight and must properly slope to drain and to meet flush with Landlord’s finishes and/or pavements at the storefront. All exterior Tenant storefront materials shall be suitable to outdoor weather, use and wear.

Storefront Design Control Zone - The Tenant Storefront Design Control Zone is the area of the store extending from the storefront lease line into the store a minimum of three feet (3’) across the entire width of the store. Since the appearance of this zone is critical to the overall store appearance, the design zone will be closely reviewed by Landlord for appearance and use.

Sprinkler heads shall be fully recessed with cover plates at entry vestibule and storefront show windows.

The backs of Emergency Exit signage/lights (over the entry doors) must not be visible from the street.


Storefront (cont’d)

Storefront security systems, if used, must be unobtrusively incorporated into the Tenant’s design control zone. Storefront security system design and installation details shall be included in the Tenant storefront design and drawings submitted to the Landlord for approval prior to installation.

Slatwall and gridwall are not permitted within the control design zone.

Landlord, Landlord's agent, an independent contractor, or an authorized utility company, as the case may be, shall have the right, subject to Landlord's written approval, to run utility lines, pipes or conduits where necessary or desirable, through attic space or other parts of the Premises, and to repair, alter, replace or remove the same, all in the manner which does not interfere unnecessarily with Tenant's use of the leased Premises.

Signage

Tenant will not erect any signs except in conformity with the sign criteria. Landlord’s criteria shall be subject to all authorities having jurisdiction over signage for the project and is not intended to preclude Tenant’s conformance to same should there be a conflict between Landlord’s criteria and local code/authority requirements.

Landlord shall not be responsible for the cost of refabrication of signs fabricated, ordered or constructed, that do not conform to the sign criteria or local codes and requirements. Also, Landlord will not be responsible for timely submission of signs to local agencies for approval. It will be Tenant's responsibility to submit drawings to Landlord in sufficient time to receive Landlord's comments and approvals in advance of required submission to local agencies.

Tenant will not erect any signs except in conformity with the sign criteria:


Signage (cont’d)

The responsibility to provide this sign criteria to the sign manufacturer prior to the manufacturing of any signs is solely that of the Tenant.

Building Signs

The size of all Tenant signs shall be limited. The scale and concept of the shopping center requires the use of appropriate signage. Tenant signs shall be located on the designated sign panel within the limits of its storefront and shall not project more than 8" beyond the face of the sign panel. The letters shall be mounted to the sign fascia on the framing provided by Landlord concealed in the sign panel construction. Tenant shall install no pylon signs or rooftop signs.

Wording on Tenant identification signs shall be limited to store or trade name only, as defined in the Lease document. National signature or logo, hallmark, insignia, or other trade identification will be respected and consideration given during Landlord's review and approval process within the guidelines set forth in the Exhibit B – Article II General Provisions, C. Signage.

No exposed raceways, ballast boxes, switches or electrical transformers will be permitted except as required by Code and as required by special conditions, unless approved by Landlord.

Neon signs and box signs in display windows are prohibited.


Signage (cont’d)

Building Signs (cont’d.)

The maximum height of any single letter for storefront width of twenty feet (20’) or less shall not exceed 24” (logos and letters). If the storefront width is greater than twenty feet (20’), the maximum overall height of sign design (logos and ll letters) shall be 30”. If Tenant’s square footage exceeds 5,000 sq. ft., Landlord shall allow Tenants a maximum overall height of 36”. This will only be considered if the designated sign band area is designed to accommodate this installation.

The total sign square footage shall not exceed 10% of the total storefront (height x width). The 10% sign sq. ft. includes: 1) storefront sign, 2) blade sign and, 3) awning/blade signs.

Approved sign types are: 1) internally illuminated reverse channel letters, 2) blade signs either internally or externally illuminated, 3) edge-illuminated channel letters, 4) dimensional cut or cast letters, 5) sign cut from opaque panels, 6) pin-mounted metal letter with external lighting and, 7) 3D iconographic signs with external lighting.

Except as otherwise approved in writing by Landlord, only one sign per Tenant will be permitted on the sign panel, except that corner Tenants may have two such signs, if approved by Landlord.


Storefront Signs

No signs will be permitted at the rear of any building, except in the case of stores with customer entrances opening directly onto a parking area and then only with Landlord approval.

Signs with exposed lamps, exposed neon and signs of the flashing, blinking, rotating, moving, animated, or audible type are not permitted.

Painted or printed signs on the exterior surface of any building shall be prohibited. Small-scale signs naming starting store hours, which are neatly lettered on the glass of the storefront (not to exceed 1”), shall be permitted subject to Landlord's approval. In addition, any non-customer door for receiving merchandise will have the name of Tenant in two-inch (2") block letters, approved by Landlord to meet Landlord's criteria, at Tenant's expense.

Public safety decals or artwork on glass (not to exceed 4” in height) to comply with applicable Code, subject to the approval of Landlord, may be used, as required by building codes or other governmental regulations.

Paper signs, stickers, banners or flags are prohibited.

Under-awning/canopy Signs

Where required, one (1) non-illuminated Tenant sign will be installed by the Tenant under the awning/canopy and above the storefront. This sign shall be either a wall mounted or awning/canopy hung sign sized to comply with local ordinances. Where acceptable, Tenants can elect to use a variety of media for their sign, however, all under-awning/canopy blade signs are required to meet the criteria as outlined in Exhibit B, Article II “General Providions.” The signs will be designed and installed in accordance with the approved criteria for the Center at Tenant’s expense.


Awnings

• Awning minimum depth shall be 4’ and maximum depth shall be 6’ and must be constructed of umbrella-type material.

• No vinyl letters shall be permitted (letters must be sewn or painted on).

• No under-illumination shall be permitted.

• Valences cannot exceed 6” in height with text not exceeding 4”.

Blade Signs

• 5’ sq. ft. maximum size (the shape is not restricted but, the maximum length along any one side shall not exceed 36”. Maximum letter height of 6”. Minimum clearance height to sidewalk of 9’-6”.

• The graphic element of the sign may be paint, enamel, applique, dimensional graphic/lettering or may be pushed out of the panel material for a three-dimensional appearance (routed or incised is also approved).

• The panel shall be supported by a bracket mounted at a right angle to the tenant’s storefront with a complimentary design, color and finish.

• Must be fabricated from one, single panel and constructed of metal, wood, glass, or other solid surface material (no plastic). The blade sign shall not be internally illuminated (but, may be indirectly illuminated).


Signage Submittals

A complete set of sign drawings must be submitted to the Landlord for approval before fabrication. Tenant's sign drawings must include the following:

1. Provide a complete written and graphic description of every sign to be installed at the Premises.

2. Provide elevation views of storefront showing all signs (drawn to accurate scale) with dimensions of height of letters and length of signs.

3. Provide color samples of sign panel for perpendicular signs and painted channel frame for letters.

4. Provide color samples of sign letter faces (unless they are to be WHITE).

5. Provide a cross section view through sign letter and sign panel showing location of sign relative to the storefront line, mounting height, and the dimensioned projection of the face of the letter from the face of the sign panel.

6. Any awning design and installation detail.


Visual Merchandising

Visual merchandising is a theatrical and informational presentation of the product, not only in storefront display but throughout the store. Storefront window displays decorated with props, graphics and/or focused lighting will capture the interest of potential customers and invite them inside.

Visual merchandising techniques run the gamut from dramatic to whimsical according to the intended environment, product and season. Visually exciting displays with professionally executed graphics shall be considered an integral part of the store planning process and an ongoing management function.

Design Guidelines

HVAC Building System Design

Individual packaged rooftop units shall be designed in accordance with ASHRAE requirements and the criteria set forth in Landlord’s MEP Criteria Drawings included in the Tenant Information Package.


Design Guidelines (cont’d.)

Tenant's Work

Except as provided by Landlord's Work, a complete heating, ventilating and air conditioning systems shall be furnished and installed by Tenant. Tenant's systems and ventilation shall meet all codes and A.S.H.R.A.E. standards and shall adequately heat and air condition the Premises to satisfy Tenant's normal requirements.

Roof openings, including necessary curbs and flashings to accommodate the installation of the Tenant's Work, shall be provided by the Tenant. Roof openings shall be located as directed by the Landlord. Tenant shall employ Landlord's roofing contractor for such work and the work shall be done in such manner that the Landlord's roofing guarantee will not be affected.

Rooftop installations shall utilize matching full perimeter curbs. Curb adapters are not acceptable (If existing RTU is supported on post and rail system it shall be replaced with a full perimeter curb). Flashing, cant strips and weatherproofing wil be performed by contractor designated by Landlord.

Tenant shall design all additional piping and ductwork to present a neat and orderly appearance, running lines parallel with building structural grid or walls. Keep piping and ductwork free from contact with adjacent surfaces to prevent noise transmission. Systems should be designed to accommodate thermal expansion.

Locate all above floor piping, ductwork, equipment, etc., in the joist space or adjacent to the bottom of joists and beams.

Piping and ductwork shall be concealed in walls, above ceilings, or, if left exposed, it shall be located out of public reach, finished to blend with surrounding surfaces.


Roof Mounted Equipment

Only packaged equipment, air intakes, exhaust components, refrigeration condensers, etc., that cannot be installed in the building interior may be installed on the roof.

Technical Guidelines

Equipment locations shall be restricted to designated areas and in no case shall be closer than five feet away from the demising wall of the Tenant(s) directly below or adjacent.

Condensate drain and trap shall be copper. Condensate trap should be at a depth sufficient to overcome positive/negative static pressure of fan (3” minimum).

All equipment shall be low silhouette design and located in areas that are least visible by the public and from the street. Installations shall be finished in a color to blend with background or screened from vision as directed by the Landlord’s Field Representative

No weight shall be placed on the roofing materials or insulation. Supports shall extend to building structure and span multiple building structural members where necessary to distribute the load.

All connections to roof-mounted equipment shall be made inside the respective equipment curb or through a manufactured piping curb. No pitch pockets will be allowed for condensate drains, refrigerant piping, or power and control wiring.


Plumbing

Plumbing shall not be installed in the demising walls of a space. Piping exposed to freezing ambient conditions shall be heat traced and insulated. PVC piping shall be limited to code allowable installations.

Domestic Water

Domestic water shall be available either directly from the local utility or Landlord redistribution system. The Tenant shall be responsible for coordinating available capacity, pressure, service connection, utility meter installation, etc., with the utility. All deposits or fees for this service is the Tenant's responsibility.

Domestic water is supplied at the pressure available from the utility minus piping pressure losses to the point of connection.

Tenant supplied water heaters may be instantaneous or storage tank type. Tank type heaters shall be installed in a four-inch deep overflow pan. Pan and water heater relief shall be piped to the nearest drain.

Utilities (Sanitary Sewer - Connected to toilet facilities.)

Grease Waste Code-approved grease interceptors must be installed to prevent grease-laden waste from entering the sanitary waste system. Interceptors located within a space must be surface-mounted above the floor (if permitted by code or local jurisdiction). Larger interceptors may be located outside the building. Coordinate with the Landlord to determine the allocated area for interceptor, routing of piping and the extent, if any, of existing provisions.

Mop Sink and/or Drinking Fountain (As required by Code. Installed by Tenant at Tenant’s cost.)


Utility Meters

Where available, gas service is to be purchased directly from the local utility. The Tenant shall be responsible for coordinating available capacity, pressure, service connection, utility meter installation, etc., with the local utility.

Utility meters are as follows:

1. Water meters (and gas meters, if gas is supplied) shall be located at a location determined by the Landlord or in a common use area made available by the Landlord.

2. Electrical meters shall be provided at a location determined by the Landlord.

3. Deposits for connection charges by any utility company furnishing service to a Tenant shall be paid by the Tenant.

Utility Meters (cont’d.)

During the construction period for the Tenant's Work, Tenant shall provide and pay for connections and meters for temporary water, gas (if supplied), electrical services brought to such points as determined by Landlord. Tenant shall pay for all water, gas (if supplied), electrical current and fuels used during the construction period.

technical guidelines

Roof-mounted gas piping shall be installed on free floating prefabricated supports or equipment supports with roller assemblies.

All piping shall be finished with a rust inhibitive primer, color coded finish and identification labels.


Fire Protection

The Landlord's shall provide and install an initial sprinkler system (or main with connection for the Premises – depending on the Lease) based on a standard grid and spacing. Any changes to Landlord’s initial system due to Tenant's use, installed partitions, bulkheads, decor, lighting or other features which are part of Tenant's Work, shall be by Landlord’s approved sprinkler contractor at Tenant's expense.

All systems shall be charged and operational when the Contractor is not on the Premises. Schedule all work with the Landlord's Field Representative.

Kitchen Exhaust

A manufactured roof-protection system (Grease Guard or approved alternate) shall be installed around all kitchen exhaust fans. System shall include a containment basin and replaceable grease absorbing media.

Grease filtration equipment shall be selected for optimal efficiency.

The Tenant shall be responsible for preventing odor migration to adjacent areas. Supplemental air treatment systems required to remove objectionable odors and smoke shall be installed by the Tenant.

Kitchen exhaust systems shall terminate on the roof in a manner that disperses effluents to avoid contamination of outside air intakes. Wall penetrations for exhaust systems are not allowed.


Electrical Guidelines

The Tenant’s electrical service and equipment must be compatible with the overall electrical system for the Center with a special emphasis on energy conservation and energy management.

The design, materials and installation shall conform to the best current practice and shall be consistent with good engineering practice, manufacturer's recommendations, industry technical references and standards.

Modifications to existing systems that are required to accommodate Tenant improvements shall be clearly defined in both the contract documents and a written request for deviation. Modifications to existing Landlord systems shall be performed by a contractor designated by the Landlord.

Documentation Calculations and documentation are required to validate design requirements. Information shall be sufficient to allow thorough analysis of the design. Completed Landlord forms shall be submitted in addition to any consultant-specific forms, code compliance submittals or software outputs.

Service Entrance All Tenants are customers of the utility company. Only one single service will be permitted. Permanent service supplied to Tenant spaces shall be delivered from a location designated by the Landlord with an empty conduit an pull wire to the Premises (conductors by Tenant at Tenant’s expense).

Grounding All equipment, devices and fixtures shall be grounded in compliance with NEC and UL requirements. The plumbing piping system shall not be used as a ground. Transformer neutrals shall be securely grounded to the building steel only using a Cadweld connection.

Electrical Service Sized for connected load, electrical service shall be 277/480 volt, three phase, four wire, for combined power and lighting requirements. Tenant shall pay meter deposit or connection charge, if any.

Other Utilities Signing and storefront illumination is to be time clock controlled.


Telecommunications

Landlord may provide telephone service cable from Landlord/operating company distribution points located within the building at Tenant cost.

Floor Penetrations

All floor penetrations through concrete slabs must be core-bored or saw cut. All piping sleeves shall extend a minimum of four inches in height or equal to the height of the base.

Structural

Proposed modifications to the base building shall be designed, sealed and signed by a Professional Structural Engineer licensed to practice in the state of the building site. Tenants shall notify the Landlord in writing of any loads in excess of Landlord's design.

Any and all of Tenant’s equipment or fixtures to be hung from Landlord's structure shall be suspended from the top chord of a joist at the intersection of the top chord and diagonal members (nothing is allowed to be hung from Landlord’s Roof deck).

Additional structural reinforcement shall be provided for all openings and equipment.

No ram-setting will be permitted into any exterior masonry or concrete finish, for either temporary or permanent work. If Tenant or Tenant's contractor damages exterior masonry, they must remove and replace all damaged areas in full masonry units. Damage to exterior concrete walks must be repaired by removing entire sections to the scored joints and replacing same. Tenant shall not penetrate the exterior Dryvit finish.


Satellite Dish/Antenna Applications

Ballast mounts for supporting roof-mounted communication equipment are not permitted. Five-inch masts must be attached to an interior building column and not in a valley line or next to other roof-mounted equipment. Building structure shall be reinforced to withstand additional loading. Final connection of the mast shall be bolted to building structure. Contact the Landlord Representative for correct installation detail.

The mast and wiring must penetrate the roof through a factory-fabricated curb and piping waterproofing system. The mast shall include a rain collar.

Wiring shall be affixed to the building structure. It cannot lie on the ceiling or be attached to conduit, sprinkler pipes, etc.

General Provisions

All Tenant Work is subject to Landlord approval and shall conform to the guidelines presented in the Tenant Information Package. Tenant should discuss their design concept and raise any specific questions with the Landlord's Tenant Coordinator before beginning preliminary design work.

Compliance

All Tenant Work shall conform to applicable statutes, ordinances, regulations, codes, all requirements of Fireman's Fund Insurance Company, and all rating bureaus. Tenant shall obtain and convey to Landlord all approvals, tests and inspections with respect to electrical, HVAC, plumbing and telephone work, all as may be required by any agency or utility company.

Landlord's review of contract documents is for design intent and criteria compliance only.


Site Verification Tenant shall be obligated to have his agent conduct an on-site verification of all dimensions and field conditions prior to proceeding with Tenant Work. Discrepancies shall be reported to the Landlord prior to acceptance of space.

Design Team It is suggested that the Tenant retain an Architect and a Professional Engineer, licensed to practice in the state of the building site, to prepare contract documents.

The Tenant shall notify the Tenant Coordinator of the name, address and telephone number of his design team.

Tenant Coordinator Role

The Landlord has assigned a Tenant Coordinator to assist the Tenant through design and construction of the Premises. See Project Directory for name, address and telephone number of the Tenant Coordinator.

Included among the specific responsibilities of the Tenant Coordinator is the coordination of activities in the following areas:

Design Phase Provide the Tenant with a Tenant Information Package that includes Landlord information necessary for the preparation of preliminary design submittal and contract documents, respond to questions pertaining to the intent of information contained in the Tenant Information Package and, review and approve Tenant’s contract documents.

Construction Phase Monitor Tenant construction for compliance with Landlord approved contract documents and to interface with Tenant or Tenant's agents during construction of the Premises to facilitate any required modifications that may be directed by local building officials or predicated by field conditions.


Submittal Requirements All submittals must be specifically to the attention of the Tenant Coordinator and must be clearly identified with the following:

Mall name and locationTenant store name and space numberTenant's Architect/Store Planner/Engineers

To fulfill the requirements of the lease, the Tenant must complete the following items of work prior to occupancy of the lease Premises (all of which must comply with Landlord’s criteria, code and ADA requirements):

1. Finish all interior walls with paint, wall covering, title, etc. (floors must be finished in all areas that are accessible to the public).

2. Provide for telephone installation.

3. Install toilet accessories including toilet paper holders, soap dispensers, mirrors, shelves, and towel dispensers.

4. Install a storefront sign and awning, blade or under-canopy sign in accordance with Tenant Sign Criteria and approved drawings.

5. Provide for a dry rubbish storage area in accordance with Landlord's plan and a wet garbage storage area withinthe Premises.

6. Insure that all utilities have been transferred to Tenant and that a correct billing address is listed with utility companies.

7. Insure that any Tenant improvements comply with any and all applicable codes, regulation and guidelines.

• For final contract document review, the Tenant must submit two sets of contract documents (working drawings) within the time frame set forth in the Lease Agreement.


Document Submittal

Contract documents shall contain the following:

1. Key plan showing location of Premises within Center.

2. Demolition plans showing all existing equipment and installations to be removed.

3. Floor plans to scale indicating construction, materials, colors and finishes, closure location(s), and toilet room(s).

4. Merchandising fixture plans and details.

5. Reflected ceiling plans indicating any revisions to Landlord supplied conditions, location and type of sprinkler heads, and HVAC devices.

6. Finish schedule.

7. Samples and color chips firmly attached to illustration boards and labeled clearly.

8. HVAC, plumbing and fire protection contract document requirements are defined in the “Mechanical Checklist” included in the Tenant Information Package.

9. Electrical contract document requirements are defined in the “Electrical Checklist” included in the Tenant Information Package.

10. Shop drawings of all proposed signing, awnings and special equipment.

Contract Document Resubmittal If the contract documents are required to be resubmitted, Tenant must revise and resubmit within the time frame as set forth in the Lease Agreement. The resubmittal must include two (2) reproducible documents. Revisions must be numbered and clouded.


Record Drawings Upon completion of construction, a reproducible form of record drawings of the Premises must be submitted to Landlord. This submittal shall also include test and balance reports with the Tenant Engineer of Record approval.

General Provisions

It is the responsibility of the Tenant or his agent to submit contract documents to local authorities, obtain approvals and building permits, and pay all review, inspection or occupancy fees.

Within five (5) days prior to commencement of construction, Tenant shall submit to Landlord’s Field Representative the name, address and telephone number of his General Contractor and other vendors responsible for work in the Premises.

Tenant shall take all necessary action to prevent labor disputes and difficulties on the project, and shall do all things to avoid any work stoppage or delay on account thereof.

It is the Tenant General Contractor and Tenant's agents' responsibility to schedule all inspections required by regulatory agencies.

The Landlord's Field Representative may, under extreme circumstances, deem it necessary to temporarily halt construction for failure to comply with terms of the Lease.

Access to Leased Premises In addition to the signed lease and the Landlord approved construction documents, the Tenant shall secure from the Tenant Coordinator a “Delivery of Premises” letter. This letter will indicate the date which access is to begin Tenant's construction. The Tenant's contractor work area, parking and delivery areas, security, trash removal, working hours, etc., must be approved by the Landlord. An approved set of "Construction Documents" and the "Start of Construction Letter" must be available at the Premises during all phases of construction prior to occupancy. Tenant's contractor must submit to the Landlord a copy of his insurance certificate. These insurance amounts must comply with those amounts called out in the lease document.


Utilities & Code Compliance At the time that access is given to the Tenant, he and/or his contractor shall inspect the Premises and insure that the Landlord's Work, as described herein, has been completed. At this time, the Tenant is responsible for ensuring that the utilities are transferred to the Tenant's name. All costs for utilities during the construction period are borne to the Tenant.

The entire completed Tenant's Premises, including items furnished and/or installed by the Tenant, shall be in full compliance with the Building, and Zoning Codes and Regulations having jurisdiction over the Project. It shall be the Tenant's responsibility to obtain a Certificate of Occupancy and any additional permits, licenses, or certificates required for the use of the Premises for its intended purpose.

Contractor documents and fees

A copy of the Building Permit, a Payment and Performance Bond (if required by Lease), and a Builder's Risk certificate of insurance must be provided.

Insurance Requirements - For a period beginning prior to the commencement of Tenant Work and ending either at the completion thereof, or at the commencement of the lease term, whichever is the latter, Tenant shall effect and maintain Builder's Risk Insurance covering Landlord, Tenant and Tenant's contractors, as their interest may appear, against loss of damage by fire, vandalism and malicious mischief and such other risks as are customarily covered by a so-called "Extended Coverage Endorsement" upon all Tenant Work in place and all materials stored at the site of Tenant's Work, and all materials, equipment, supplies and temporary structures of all kinds incidental to Tenant Work, and equipment, all while forming a part of or contained in such improvements or temporary structures, or while on the Premises or within 100 feet thereof, or when adjacent thereto, while on sidewalks, streets or alleys, all to the full insurable value thereof at all times.

In addition, Tenant agrees to indemnify and hold harmless Landlord against any and all claims for injury to persons or damage to property by reason of the use of the Premises for the performance of Tenant Work, and claims, fines and penalties arising out of any failure of Tenant or its agents, contractors and employees to comply with any law, ordinance, code requirements, regulations or other applicable requirement.


Contractor documents and fees (cont’d.)

A list of all project Subcontractors, indicating company name, contact and business telephone number, must be provided.

Prior to construction, the Tenant General Contractor must deliver a check for damage deposit and other Pre-Construction Fees as outlined on the Pre-Construction Meeting Drawing in the Tenant Information Package.

Landlord information

As a general rule, all Tenant Work shall be confined to the interior of the leased space, with the exception of sign mountings, which shall be performed in compliance with the Tenant Sign Criteria and the approved sign drawings. Nothing will be approved for construction in the storefront area that will alter the appearance, design character or design intent of the Shopping Center.

Scheduling & Coordination

Scheduling and/or coordination with the Landlord's Field Representative is required for the following installations or procedures:

1.Any work requiring the use of heavy equipment, cranes, etc.--

2.Modifications to existing sprinkler system--

3.Installation of grease interceptors located outside the Premises--

4.Any work required on the roof--


Guidelines for Conduct

It is the Tenant’s responsibility to assure that any and all of his agents abide by the Rules and Regulations published by Landlord from time to time, including, but not limited to, those pertaining to parking, safety, conduct, delivery of materials and supplies, and trash storage or collection or removal.

The Tenant General Contractor and Tenant's agents are held responsible for the actions and behavior of all parties under their direction. Safety for their own personnel and other Center occupants should always be foremost considerations.

priority concerns

The following shall be strictly enforced:

1.No loitering in the Center Common Area is permitted.

2.Alcoholic beverages, excessively loud audio equipment, and firearms are strictly prohibited on the property.


Guidelines

Access to the Center roof is restricted and must be scheduled through the Landlord’s Field Representative. One day advance notice is required for coordination when cranes are to be employed for installation of any additional rooftop equipment.

Temporary protection of all openings shall be provided.

Notify Landlord’s Field Representative in advance of any cutting, grinding, excavating, jack-hammering, welding or any other work that could disrupt business or pose a hazard to the safety of Center occupants.

No Tenant improvements shall be attached to or suspended from Landlord systems, such as ductwork, piping, lateral bridging, conduits, etc.

All personnel working in the Premises must use only designated parking areas. Use of the driveways or fire lanes are restricted to loading and unloading only.

The Premises and surrounding areas will be kept clean of debris and trash accumulation. Construction debris must be deposited daily into Tenant supplied trash containers. Frequent trash pickups are required and will be monitored by Shopping Center personnel.

Sprinkler system work

Before any work can begin on the Tenant’s sprinkler system, the Landlord’s Field Representative must be given one day advance notice.

The Contractor will be required to pay a drain down/re-filling fee to Landlord’s Field Representative in advance.

The sprinkler system must be fully charged and operational when the contractor is not on the site. Under no circumstances will a sprinkler system be left drained overnight.


Coconut Point (Community Center) Estero/Bonita Springs, Florida · workable store designs that are...

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