Professional Documents
Culture Documents
ARCHITECTURAL
DESIGN CRITERIA
HANDBOOK #1
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Briarwood Mall 100 Briarwood Circle Ann Arbor, Michigan 48108 (734) 769-9610
Briarwood Mall
TABLE OF CONTENTS
TEXT
Introduction
In-line Retail Design Criteria
Storefronts
Ceilings
Floors
Walls
Fixtures
Lighting
Retail Store Signage
In-line Fast Food Tenant Criteria
Storefronts
Closures
Seating Areas
Counters
Floors
Walls & Doors
Ceilings
Lighting
Signage & Menu Boards
Tenant Submission Requirements
Tenant Design Review Process
Contact Information
2
3
5
6
7
7
8
9
11
11
12
12
13
14
15
15
15
17
18
19
ILLUSTRATIONS
Lease Plans
First Floor Plan
In-line Retail Stores
Neutral Pier Details
Typical Storefront Plan
Typical Storefront Elevation
Food Tenants
Typical In-line Plan
Typical Corner Tenant Plan
Typical Section
A01
A02
A03
A04
A05
A06
A07
December 2006
INTRODUCTION
Briarwood Mall is located outside of Detroit in Ann Arbor, home of the University of Michigan. Briarwood
is a one level retail center with 4 anchor stores and over 110 in-line merchants. The Mall contains over
375,000 square feet of GLA.
All Merchants at Briarwood Mall are required to provide top quality, innovative and creative store designs.
These Criteria have been designed to emphasize the retail experience and the Tenants merchandise. All
Tenants are expected to have imaginative shop designs and quality graphics to promote a high level of
retail merchandising.
The following Criteria are being provided to relay the design expectations of the Landlord. Variety and
creativity are allowed by these Criteria and encouraged by the Landlord. This Criteria document applies to
all Tenant designs including those of nationally or regionally recognized retailers. Such Tenants shall be
permitted to retain their overall design concept but will be expected to adapt specific design details to
conform to the Briarwood Mall Design Criteria.
Each Tenant is required to retain the services of a creative architect who is professionally registered in the
State of Michigan to design their installations. Store plans must be drawn to comply with all applicable
National, State of Michigan and City of Ann Arbor Building Department codes, as well as all applicable
ADA guidelines. The Landlord does not have the authority to exempt a Tenant from any level of
compliance with those codes. Illustrations and design details are included at the end of this package for the
reference of the Tenants and their design professional.
All improvements proposed by the Tenant must be reviewed and approved in writing by the
Landlord prior to fabrication, purchasing, construction or installation.
This handbook deals with Architectural Design Criteria issues. Under separate cover, each Tenant will also
receive the following information and documents:
1.
2.
MEP Criteria
3.
Pre-construction Requirements
4.
Insurance Requirements
Briarwood Mall
Briarwood Mall
Upper case, lower case and script letters shall have a maximum overall height of 18 for ascending
or descending letters. Lower case letters without ascending or descending elements shall have a
maximum height of 12.
2.
If a Tenant name is 4 letters or less, then the lower case letter height limit can be raised to 16
from 12 as described above.
3.
If a Tenant name contains 14 letters or more, then the lower case letter height limit is reduced
down to a maximum of 10 from 12 as described in item # 1 above.
4.
Storefront letters may project out a maximum of 4 past the Tenants storefront.
5.
No part of a storefront sign may be placed lower than 3-0 above the mall finish floor, nor closer
than 2-0 from the edge of the demising neutral pier, nor less than 12 down from the upper edge
of the Tenant storefront.
6.
Only one primary sign location is allowed. Tenants with a significant side elevation will be
permitted signage on both front and side elevations.
7.
The length of a tenant sign may not exceed 50% of the overall storefront elevation width.
8.
All store signs shall be limited to the Tenant trade name only as per lease. Logo signs can be
reviewed by the Landlord on an individual basis.
9.
Store name signage with 4 high letters mounted 36 a.f.f. is permitted on the inside of storefront
glass. The maximum quantity of individual safety signs is four per elevation.
10. All primary signage must be illuminated in some manner. Except with written permission from the
Landlord, the source of that illumination must be contained within the Tenants leased premises.
Briarwood Mall
11. Signs must be attached to a 7 day, 24-hour timer to be operated during all hours of mall operation.
12. Dimmers must be installed on all neon signage.
13. All required transformers must be remote to the sign and concealed. Metal access doors on the
Tenants side of the lease line are required.
14. Interior exit signs shall be installed as required by code. The rear of the exit signage may not be
visible from the Mall common area.
15. The Tenant shall repair any and all damage to the Landlords premises caused by the sign
contractor.
16. Contractor sign shop drawings should indicate locations for all required conduits and sleeves.
17. In order to change the name of a store the Tenant must present a modified lease stating the
licensed name. The Mills Corporation must provide legal authorization for the name change. Once
these requirements are met, the Landlord will review signage submittals.
18. On an individual basis, the Landlord will consider allowing perpendicular signage for Tenants
located down a side corridor. Perpendicular signs are not permitted in the main Mall.
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STOREFRONTS
1.
The exact existing conditions, available opening heights and lease line locations and for each
individual space will have to be verified in the field by the Tenants architect.
2.
3.
The available opening height for storefront treatments is plus or minus 12-0.
4.
In most cases, the Tenant front lease line traces along the Mall / Tenant tile transition line at the
front and/or side of the space.
5.
All Tenant storefront treatments must utilize the full available height and width.
6.
Tenants are permitted, but are not required, to build a maximum 3-0 tall vertical signage fascia
down from the ceiling at the front of their stores. This fascia must be set back a minimum of 12
from the lease line. Use a 3/4 black reveal detail to separate this fascia from the Landlords
ceiling and side neutral piers.
CLOSURES
1.
Tenants are not permitted to use roll down grille closures on their front counters. Tenants with
seating areas may use grilles at their lease line.
2.
There must be a door between the front sales area and the enclosed kitchen. This door should have
an automatic closer and be lockable.
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SEATING AREAS
1. Depending on lease agreement and space configuration, Tenants may be permitted to have a
seating area within their leased premise.
2. Design of seating area tables, chairs and trash receptacles should support the overall design motif
of the store.
3.
All furniture for seating areas will have to be specified and submitted as catalog cuts for approval.
4.
All furniture should be commercial grade. Residential or lawn and garden type furnishings will
not be permitted.
5.
Layouts, including quantities, for all seating areas will have to be submitted as part of the overall
design package.
COUNTERS
1.
Tenants are required to install a continuous service counter. Location of this counter will need to
be determined by the footprint of each space.
2.
The height of the front counter, including any glass casework or equipment, may not exceed 4-6.
3. The leading edge of the countertop material or counter casework, must be placed back a minimum
of 4-0 from the front face of the Landlords neutral pier. See sheets A07.
4. The vertical counter front must be set back 6 from the edge of the countertop. See sheet A07.
5. All front counters must contain some type of lighting element hidden under the front lip of the
counter top in order to wash light down over the face of the front counter. All light fixtures used in
this area must be protected. No exposed lamps or tubes are allowed. See sheet A07.
6.
All front counters must be designed incorporating a flush mounted 6 high cove tile base to match
the Tenant floor treatment.
7. There must be variety in the appearance and form of the counter design. No counter may run
longer than 8-0 without either a significant material and or height change.
8.
9. All counter materials must meet City of Ann Arbor fire code requirements.
10. Any cooking equipment that requires an exhaust hood must be placed back at least 6-0 behind
the lease line.
11. All cash registers and soda machines that sit on the front counter must be recessed a minimum of
6 down into that front counter. Shields designed to match the counter top materials must be
constructed to cover the unfinished visible backs of any pieces of equipment.
12. Condiment displays must be integrated into the design of the counter top. Freestanding containers
for silverware, straws, ketchup/mustard etc will not be allowed to sit out on the front counter.
13. For all corner tenants, the front counter material treatment must continue around the public side of
all exposed corners.
14. Tenants must provide catalog cuts to the Landlord for any refrigerated casework used as part of
the front counter. Front counter cases must be cosmetically adapted to the design motif of that
counter i.e. panels in the material of the front counter to cover any bases, vents or grilles.
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12
15. Tenants must design their front counters to contain areas for food display.
16. Sneeze guards, where required by law, must be a metal tube frame construction with
glass held in place by metal clips. No silicon joints permitted.
18. All back counters visible to the public must have a finished look with lower cabinets having doors.
Counter tops supported by pipe framing will not be allowed.
19. All beverage cases, ice machines, cooking equipment etc. used in the Merchandising Zone must be
new and have a brushed stainless finish.
20. All freestanding equipment located on a back or side counters should be treated as an integral part
of the tenant design and should have a built-in appearance.
21. Tray rails or tray slides may be incorporated into the front service counter if desired. These tray
rails must be set back at least 3-0 from the Tenants lease line. Acceptable materials for open
type tray rails are stainless steel, brass or bronze tubing.
FLOORS
1.
In the Merchandising Zone, the Tenant is required to use a resilient flooring that blends with their
storefront materials from the lease line, up to and under any service counter area or seating areas.
2.
In the back of house kitchen areas all flooring should be quarry tile.
3.
4.
In all areas with liquid, such as service counters, kitchens, ice machines, bathrooms, water
fountains and seating areas, merchants must install a new waterproof membrane under their floor
and 6 up the demise walls. Flood testing of this membrane is required for the Landlords review
and approval at the Tenants expense.
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13
5.
6.
Saw cutting or core boring of the slab may be permitted subject to the Landlords written approval
of all cut locations and sizes.
7.
The floor structural system of the Mall is designed to carry a live load of 75 lbs per square.
8.
During the construction phase it is the Tenants responsibility to protect all of the Landlords
finished surfaces inside the construction barricade and on the route of travel through the Mall. Any
damage will have to be repaired at the Tenants expense by their contractor.
9. Moving materials or equipment exceeding the floor loads listed in item #7 requires evaluation by
the Landlords recommended structural engineer and written permission from Mall Management.
No walls over 4-6 high are permitted within the Merchandising Zone.
2.
The Merchandising Zone must be separated from the kitchen / back of house area with a full
height partition wall. Open kitchens are not permitted.
3.
The finish treatment on the back wall separating the Merchandising Zone from the kitchen must be
designed to visually match the overall store design motif.
4.
Any shelf standards used in the Merchandising Zone must be fully recessed into the wall and must
not compromise the demising wall fire rating.
5.
Tenants must use full height metal doors into their kitchen areas. Partial height doors or swinging
gates will not be permitted.
6.
All doors leading into the back of house must be equipped with automatic closers.
7.
All wall construction must conform to the applicable local fire and building department codes.
8.
Tenants must install a tile wall finish in the Merchandising Zone. This finish should be flush with
the back of the neutral pier and separated from that pier by a 3/4 reveal detail.
9.
10. All demising walls between Tenants shall be metal stud construction, 16 on center, with one layer
of 5/8 type X gypsum board on each side, taped and sanded with sealed penetrations to
maintain a one-hour fire rating. Gypsum board shall extend from the floor to the deck above.
11. All wall separating the Tenants back of house from the service corridor shall be metal stud
construction, 16 on center, with two layers of 5/8 type X gypsum board on each side taped
and sanded with sealed penetrations to maintain two hour fire rating. Gypsum board shall extend
from the floor to the deck above.
12. All service corridor exits must be one hour rated steel doors and frames with automatic closers.
13. Partial height interior partition materials such as glass block or glass panels, mirrors or metal
panels shall be considered on an individual basis during the design process.
14. The Landlord provides a drywall construction barricade at the Tenants expense. Tenants will be
invoiced $60 per lineal foot for construction of this wall. At the start of construction, Tenant
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contractors will be allowed to relocate this wall 3-0 past the lease line. The gap at the upper edge
of this structure must be sealed by the contractor with Visclean.
15. Doors from the Tenant back of house to the service corridor must be recessed so that when they
swing out they dont swing past the lease line into the exit corridor and block the required exit
width within that corridor. Tenant must provide corner guards for any walls with exposed corners.
CEILINGS
1.
2.
Maximum available ceiling heights within Tenant spaces are generally +/- 12-0. See sheet A0_.
3.
Tenant ceilings within the closed kitchen areas may be washable lay-in tile to meet local codes
and Health Department requirements.
4.
All ceilings must be non-combustible and meet all local fire and building department codes.
LIGHTING
1.
The Landlord does not provide any lighting for In-line Food Tenants.
2.
General overhead lighting in the Merchandising Zone must be by incandescent track, downlight or
pendant fixtures.
3.
4.
Within the Merchandising Zone fluorescent lighting is only permitted within light coves.
5.
Tenants must use low voltage track lighting to illuminate their front counter display and menu
boards. All track fixtures should be white.
6.
7.
Interior emergency lighting must be installed as required by all applicable local codes.
8.
See the separate MEP criteria package for information regarding electrical specifications.
Graphic designs for store name signage, menu boards and any other directional signage must be
presented for Landlord review as part of the overall design review process.
2.
Tenants are encouraged to use a graphic designer to develop their storefront sign package. The
Landlord expects these signs to be of the highest quality for design, materials and production.
3.
Tenants are required to design, fabricate and install one primary storefront sign. This sign is to be
installed on either the vertical fascia shown on sheet A07 or suspended as a box sign.
4.
Upper case, lower case and script letters can have a maximum overall height of 16 for ascenders
or decenders. Lower case letters without ascenders or decenders can be a maximum height of 12.
5.
If a Tenant name is 4 letters or less, then the lower case letter height limit can be raised to 16
from 12 as described above.
6.
If a Tenant name contains 14 letters or more, then the lower case letter height limit is reduced
down to a maximum of 10 from 12 as described in item # 4 above.
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15
7.
8.
Photographs are not permitted as any part of the storefront identity sign.
9.
All neon transformers must be remote with metal access panels in the Tenants ceiling.
10. All wiring from tenant signage must be concealed. No wiring may be visible to the public.
11. Dimmers must be installed on all neon signage.
12. Surface mounted cabinet menu signs are not permitted. If cabinet signs are used then they need to
be recessed into the Tenants back wall or vertical signage fascia.
13. All menu boards must be designed with a changeable daily specials area. Handmade or temporary
cardboard signage announcing specials will not be allowed.
14. Canopy structures or awnings that extend out past the Tenants lease line are not permitted.
15. Storefront signs may contain the Tenants name only. Tag lines are not allowed.
16. Interior exit signs shall be installed as required by code. The rear of that exit signage should not be
visible from the common area of the Mall.
17. Tenants are required to provide sign shop drawings for approval. Shop drawing must show the
storefront sign, menu boards and any directional signs on a full storefront elevation. These
drawings must show all sizes, color, material and mounting details for all sign elements.
18. Tenant storefront signage should be tied to a 24 hour, 7 day time clock.
The following sign items are not permitted in the Food Court:
Temporary or hand made signage
Free standing sign pylons in front of the Tenants counter.
Moving, rotating or flashing signs
Signmaker labels, exposed raceways or conduits visible to the public
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Briarwood Mall
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FLOOR PLAN
SHEET
A01
08/06
TYPICAL ELEVATION
SHEET
A02
08/06
TYPICAL PLAN
IN-LINE FOOD TENANT
SHEET
A05
08/06
TYPICAL PLAN
CORNER FOOD TENANT
SHEET
A06
08/06
TYPICAL SECTION - AA
FOOD TENANT
SHEET
A07
08/06