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TENANT HANDBOOK
Chapter 1 · General Information
1.1 Introduction
1.2 Architectural Character
1.3 Landlord's Design Philosophy
1.4 Landlord's Coordinating Staff
1.5 Governmental Agencies
1.6 Utilities
1.7 Applicable Codes
1.8 Glossary
Chapter 2 · Storefront Deshm
2.1 Introduction
2.2 Storefront
2.3 General Design Criteria
2.4 Landlord Building Facades
2.5 Portal Entrance
2.6 Design Control Area
2.7 Display Windows
2.8 Store Closure
2.9 Security Systems
2.10 Floor and Base
2.11 Finishes
2.12 Planting Materials
2.13 Lighting
2.14 General Signage Criteria
2.15 Storefront Signs
2.16 Floortrhreshold Signs
2.17 Window Band Signs
2.18 Blade Signs
2.19 A wninglCanopy Signs
2.20 Additional Signs
Clay Terrace Tenant Handbook' Page 1 of 58
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Contents
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Chapter 3 · Store Interiors
3.1 Introduction
3.2 Layout, Fixturing and Merchandising
3.3 Floor Slabs
3.4 Demising Walls
3.5 ServicelExit Door
3.6 Non-Combustible Construction
3.7 Floor Finishes
3.8 Wall Finishes
3.9 Ceilings
3.10 Lighting
3.11 Landlord's Building Components
3.12 Mezzanines
3.13 Storage Facilities
3.14 Fire Protection Sprinkler System
3.15 Fire Extinguishers
3.16 Plumbing Service
3.17 Heating, Ventilating and Air Conditioning (HV AC) Systems
3.18 Exhaust System
3.19 Electrical Service
3.20 Telephone Service
3.21 Fire Alarm System
Chapter 4 · Food Service Criteria
4.1 Introduction
4.2 General Criteria
4.3 Display Windows
4.4 Store Closure
4.5 Floor Finishes
4.6 Wall Finishes
4.7 Ceilings
4.8 Lighting
4.9 Menu Boards
4.10 Exhaust Hoods
4.11 Pass-Through Opening
4.12 Storage Facilities
Clay Terrace Tenant Handbook. Page 2 of 58
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4.13 Fire Protection Sprinkler System
4.14 Fire Extinguishers
4.15 Plumbing Service
4.16 Gas Service
4.17 Heating, Ventilating and Air Conditioning (HV AC) Systems
4.18 Exhaust System
4.19 Electrical Service
4.20 Telephone Service
4.21 Fire Alarm System
Chavter 5 · Drawine: Submission & Approval
5.1 Introduction
5.2 The Tenant's Architect
5.3 Drawing Submissions
Phase I - Preliminary Design Drawings
Phase II - City of Carmel ADLS Review
Phase III - Construction Documents
Phase IV - Shop Drawings
5.4 Default
Chapter 6 · Store Construction
6.1 Introduction
6.2 Prerequisites to Tenant Construction
6.3 Permits
6.4 Insurance
6.5 Bond
6.6 Access and Deliveries
6.7 Security and Safety
6.8 Construction Schedule
6.9 Tenant Enclosures
6.10 Construction Utilities
6.11 Landlord's Prior Rights
6.12 Changes in Design or Materials
6.13 Adjacent Finishes
6.14 Clean-Up
6.15 Inspection and Acceptance
6.16 Violations
6.17 Certificate of Occupancy
6.18 Waivers of Lien
Clay Terrace Tenant Handbook. Page 3 of 58
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1 General Information
1.1 Introduction
This Tenant Handbook is a binding Lease Document, and in conjunction with Lease Exhibit C shall
guide the Tenant and the Tenant's Architect, Engineer(s) and Contractor in the design and construction
of the Tenant's leased premises within Clay Terrace. Set forth herein are design guidelines, construction
requirements, mandatory submittal/approval procedures, and a division of responsibilities between the
Tenant and the Landlord. The Tenant shall provide this Handbook and Lease Exhibit C to any
Architect, Engineer or Contractor involved in the design or construction of the leased premises.
1.2 Architectural Character
The intent of Clay Terrace is to capture the architectural character of Main Street from the mid-
Nineteenth through the mid-Twentieth Century. It is an open-air village center with small town streets
flanked by one- and two-story buildings of mixed uses and eclectic tenancies. Clay Terrace features
many pedestrian amenities - shade trees, varied pavings, plentiful street furniture, lush landscaping,
kiosks and carts. The overall ambience created by Clay Terrace's traditional design elements is a
charming urban vision of our recent past.
The buildings of Clay Terrace, inspired by middle America's architectural heritage, are uniquely
expressed in brick, stone, glass and metal. While distinctive, each structure is comfortably related to its
neighbors; they appear to have developed in a natural evolution through time. Tenant premises fronting
on the pedestrian streets may be situated entirely within an individual building of particular design, or
may stretch across adjacent buildings of different design.
1.3 Landlord's Design Philosophy
It is the Landlord's design philosophy that the ambience and historical references of Clay Terrace streets,
pedestrian environment and building architecture should extend to Tenant storefronts and premises.
Tenants and their architects, engineers and store planners are encouraged to create facilities that
successfully meld with the public character of this urban community.
Simple, flat or bland storefronts are prohibited. Tenants are encouraged to create rich and dimensional
storefronts with appropriate architectural elements, vibrant merchandising, sensitive lighting and
imaginative graphics.
Clay Terrace Tenant Handbook. Page 4 of 58
1.4 Landlord's Coordinating Staff
Tenant Coordination
Kevin See
Lauth Property Group
9777 N. College A venue
Indianapolis, IN 46280
Leasing
Ashlee Boyd
Andrew Schrage
Lauth Property Group
Development
Joe Downs
Lauth Property Group
Construction
Mark J ang
Lauth Property Group
Landlord's Project Architect
Tim Seitz
Simmons & Associates
107 S. Pennsylvania St.
Suite 500
Indianapolis, IN 46204
Landlord's Design Architect
Harold Thompson, AlA
RTKL Associates, Inc.
1717 Pacific Avenue
Dallas, TX 75201
Landlord's Code Consultant
Fred Simmons
Simmons & Associates
Landlord's Insurance Underwriter
Clay Terrace Tenant Handbook. Page 5 of 58
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317-575-3035
317-575-3076
317-575-3088
317-656-3500
214-871-8877
317-656-3500
ksee@ lauthproperty .com
aboyd@lauthproperty.com
aschrage@ lauthproperty .com
jdowns@ lauthproperty .com
mjang@lauthproperty.com
tseitz@simmonsarchitects.net
hthompson@rtkl.com
fsimmons@simmonsarchitects.net
1.5 Government Agencies
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Building Department
City of Carmel Building Department
State of Indiana Building Department
Health Department
City of Carmel Health Department
1.6 Utilities
Power Company
Cinergy PSI
Attn: Maria Coonce
1441 S. GuiIiford
Carmel, IN 46032
Telephone Company
SBC
Gas Company
Vectren
16000 AIIisonviIle Road
P.O. Box 1700
NoblesviIle, IN 46061
Water/Sanitary Department
Carmel Utilities
One Civic Square
P.O. Box 109
Carmel, IN 46032
Clay Terrace Tenant Handbook. Page 6 of 58
317-581-3027
1-800-227-1376, Option #6 - Inside Sales
317-571-2442
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1.7 Applicable Codes
Clay Terrace will be regulated by the City of Carmel Building Department. The following codes will be
the basis for plan review of Tenant plan submittals. The following may be only a partial listing. It is the
responsibility of the Tenant and/or the Tenant's Architect to verify and conform to all applicable codes
and regulations. Submittals will be reviewed under the most current editions of codes and ordinances.
The State of Indiana Building Codes, which adopt amended versions of:
· Building:
1996 BOCA National Building Code
· Mechanical:
1996 IMC International Mechanical Code
· Plumbing:
1995 IPC International Plumbing Code with 1996 Supplement
· Electrical:
1996 National Electric Code
· Fire Safety:
1996 State of Indiana Prevention Code, which adopts an
amended version of the 1996 BOCA National Fire Prevention Code
· Accessibility:
1992 CABO/ANSI A11?1
Building Classification:
· Occupancy: M - Mercantile with ancillary B - Business and A - Assembly
· Construction Type: 2C - Unprotected, non-combustible
· Floor Live Loads: 85 psf (reducible)
1.8 Glossary
As-Built Survey
Document showing completed physical conditions and improvements to the project.
Base Building
Overall project envelope of construction, including Common and Service Areas, excluding all work that
is the responsibility of any Tenant. Bulkhead, Mall or Landlord Wall, fascia, soffit or ceiling
immediately above the Tenant's storefront built and controlled by the Landlord, and defining the
maximum permissible height and extent of the Tenant's storefront.
Common Area
All areas of the Center - pedestrian streets, arcades, walkways, stairs, escalators, elevators, service
corridors, restrooms, food court, etc. - that are enjoyed in common by all Tenants and the public, and
that are not part of any Tenant's leased premises.
Clay Terrace Tenant Handbook. Page 7 of 58
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Contract Documents
Working drawings and specifications of a physical project as part of a contractual agreement directed
toward the construction and subsequent completion of the project.
Demising Wall or Partition
A common wall or partition between two adjoining premises or between a premise and a Common Area.
Demising walls or partitions typically extend back from a Neutral Pier.
Design Control Area
Area between the Lease Line and the Design Control Line in which the Landlord controls and must
approve all aspects of design, materials, finishes, lighting, etc. The Design Control Area is typically the
fowardmost 4'-0" of the leased premises, paralleling the storefront Lease Lines.
Design Control Drawings
Landlord supplied drawings containing architectural, mechanical, plumbing and electrical details and
specifications that must be incorporated into the Tenant's construction documents.
Design Control Line
A line, typically 4'-0" behind and paralleling the storefront Lease Line, indicating the limits of the
Design Control Area.
Graphics
Lettering, symbols, logos and other visual elements used for signage or brand identification at the
storefront and throughout the interior of the premises.
Kitchen Area
Portion of a food service Tenant's premises used for food preparation, storage and clean-up.
Landlord's Designated Contractor
A specific competitively bid contractor designated by the Landlord to perform work where consistency
and uniformity of materials, finishes, colors, and quality of workmanship are essential, or where overall
control of critical construction is necessary. (For example, the Landlord may designate a contractor to
provide all roofing modifications.)
Landlord Pier
Any architectural pier, etc. that is part of the Landlord's building facade at the storefront Lease Line, that
must be maintained with Landlord finishes within the Tenant's storefront design.
Lease Line
The line shown on the Tenant Lease Plan defining the extent of the Tenant's lease premises.
Limit of Construction Line
The line shown on the Tenant Lease Plan defining the maximum limits of the Tenant's storefront
construction. This line mayor may not coincide with the Lease Line.
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Neutral Pier
Any architectural element, pier, etc. separating two adjacent storefronts or separating a storefront from a
service corridor, controlled and maintained by the Landlord.
Reveal
Recessed separator strip between two different adjacent materials. Reveals may also separate storefronts
from Neutral Piers or Landlord Bulkheads.
Serving Area
All elements of a food service Tenant's premises that can be seen from Public Area, including counters,
demising partitions, ceilings, walls, doors, menu boards, equipment, lighting, signage, etc.
Shop Drawings
Detailed drawings showing dimensions, materials, colors, finishes, and construction of fabricated items.
Generally prepared by the component's fabricator.
Show Window, Display Window, Display
Transparent or translucent portion of a storefront used for the display of merchandise or services,
including all appurtenant accessories.
Store Closure, Line of Closure
Line at which a Tenant's leased premises are closed for security after hours.
Storefront
The facade(s) of a Tenant's leased premises, generally the front face or faces directed toward the Public
Area.
Store Name
The official trade name of the store or Tenant's operation as written in the lease documents; also referred
to as the DBA, or the name which the operation is "Doing Business As".
Tenant Lease Plan (TLP)
The detailed drawing of the Tenant's leased premises, indicating important design or lease information
including Lease Line, Base Building elements, Demising Walls or Partitions, Design Control Area, etc.
Information contained in the TLP is not guaranteed for accuracy or conformity with field conditions.
Chapter 2 · Storefront Deshm
2.1 Introduction
The creative success of Clay Terrace hinges on the high design quality of each Tenant's premises as a
contributor to the physical and visual character of the community. Each Tenant, Tenant's architect and
Tenant's engineer shall familiarize themselves with the design guidelines contained in this Handbook,
and shall develop store designs that embrace and enhance their intent. The Landlord strongly
encourages individuality of expression and diversity of style, within the overall design context of Clay
Terrace.
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2.2 Storefront
Each Tenant shall provide quality design, construction and maintenance of their store and storefront.
Storefronts should be imaginative, well integrated and constructed of quality materials. Signage and
graphics should reinforce the character and quality of the store design and enhance the merchandise
presentation. National or regional tenants with architectural prototypes are encouraged to express their
identity and character within the context of Clay Terrace's historical precedents and within the context of
their particular building or locale. All storefront elements - enclosure, glazing, signage, lighting and
merchandising - should contribute not only to the Tenant's resonant identity but also to the greater
vision of main street America as embodied in Clay Terrace.
2.3 General Design Criteria
The Tenant's entire storefront opening within the Landlord's building facade shall be designed,
fabricated, constructed, installed and maintained by the Tenant at the Tenant's expense. The storefront
design shall work in concert with, and be respectful of, the Landlord's building facade, thematic
architectural expression, and landscaping. Any Landlord pier or column in the Tenant's storefront that is
clad or otherwise designed as part of the Landlord building architecture shall be preserved and
maintained without any alteration. Any other Landlord pier or column in the Tenant's storefront shall be
incorporated into the Tenant's storefront design. Awkward infill conditions shall be avoided; Tenants
with very narrow (approximately 2' or less) gaps between demising wall and Landlord columns or piers
shall extend their storefront finishes to the Landlord pier.
The Tenant's storefront design shall incorporate the architectural styles and design elements of Clay
Terrace. These include columns, pilasters, knee-walls, wainscots, transom panels, divided-lite windows,
portal entrances, decorative doors, decorative light fixtures, canopies, awnings, floor treatments, floor
signs, hanging blade signs, and vertical signs. Tenants are encouraged to review the design examples
provided later in this Chapter for inspiration.
No more than 20% of the storefront width shall consist of fully opaque construction. Glass used in
Tenant storefronts shall be tempered insulated glass units with minimum thickness of I". Visible glass
tong marks are prohibited. Large monolithic panes of glass are discouraged. True divided lites are
encouraged. False-muntin or false-divided lites are permitted only if containing spacer bars between
glass panes.
All Tenant construction, including storefronts, shall be of non-combustible materials. Treated fire-
resistive materials are permitted only with approval by local jurisdictional authorities.
All Tenant storefronts and floors shall be watertight and must properly slope to drain and to meet flush
with Landlord floors and/or pavements at the storefront. All Tenant storefront materials shall be suitable
to outdoor weather, use and wear.
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2.4 Landlord Building Facades
Landlord building facades and incorporated columns and piers are provided and maintained by the
Landlord at the Landlord's expense, and shall not be altered in any way by the Tenant. Repairs to such
elements made necessary by Tenant action shall be at the Tenant's expense.
Clay Terrace is a main street community of one- and two-story street-fronted commercial buildings of
varying historical eras and different architectural styles. Tenant storefronts shall respect and enhance
that design character, and shall evoke small town life of the recent past.
2.5 Portal Entrance
Tenants are encouraged to develop a portal entrance to the premises, in which the entrance is composed
within a greater architectural assemblage of projections, recesses, awnings, canopies, decorative doors,
lighting, signs or other embellishments. Portal entrances should convey a highly dramatized sense of
arrival and entry. Portal entrances may project beyond the storefront Lease Line or above the Tenant's
storefront opening, if shown to be integral to the storefront design, and if approved in advance by the
Landlord. Portal entrances shall not attach to the Landlord's building facade. Portal entrances may be
attached to the storefront or detached elements, single or multiple. Unique styles, shapes and forms of
portals are encouraged, as are varied materials, finishes, colors and detailing.
2.6 Design Control Area
The Tenant's premises contains a Design Control Area consisting of the forwardmost 4'-0" of depth,
extending in from and parallel to the storefront Lease Line. The Landlord reserves the absolute right of
approval of all Tenant design, fabrication, construction, installation, materials, finishes, signs, lighting,
etc. within the Design Control Area. If any portion of the Tenant's storefront recedes from the storefront
Lease Line, the Design Control Area shall increase accordingly, to maintain a full 4'-0" depth. The
Design Control Area shall be limited to storefront, portal entrance, di~play windows, graphics, display
fixtures, signs, materials, finishes, lighting and merchandise. Solid fixtures, pre-packaged wall-mounted
grid systems, and mass-merchandise systems such as slat-wall are prohibited. Any elements forward of
the store closure shall be fully incorporated into the storefront. Moveable displays or fixtures forward of
the store closure are prohibited. The minimum clear store entrance height is 8'-0" above finished floor
level. Exposed soffits, ceilings, or canopy undersides shall be finished in suitable materials. Acoustic
ceiling tile is prohibited in the Design Control Area.
2.7 Display Windows
A minimum of 80% of each Tenant's storefront shall be either open or occupied by display windows.
Continuous solid walls are prohibited. Corner Tenants shall incorporate openings and display windows
into both frontages. Display windows shall enhance the architectural character of the storefront design
and of the surrounding Landlord building facade(s). They shall be creative and distinctive. A variety of
styles, types, patterns and textures is encouraged - divided lites, high transoms, door sidelites,
patterned glass, awnings, canopies, window signs, decorative lighting, etc. Bay windows are
encouraged where projection beyond the Lease Line has the Landlord's prior approval.
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2.8 Store Closure
Store closure is limited to hinged or pivoting doors only. Coiling grilles and shutters are prohibited.
Doors glazed with true divided lites are encouraged, as are doors of clear tempered glass and doors with
decorative leaded, patterned or stained glass. Tall entrance doors of 8'-0" height, or higher, are
encouraged; standard height doors with overhead transoms are also permitted. Out-swinging or-
pivoting doors shall be recessed to prevent the door swing or pivot from extending beyond the storefront
Lease Line. When open, sliding doors shall either recede into a door pocket or partition, or form the rear
enclosure of a display window. All door tracks shall be surface-mounted onto the concrete floor slab or
recessed into the storefront slab. All store closure doors shall be weatherstripped. Tenants may
incorporate a vestibule into their storefront design.
2.9 Security Systems
Security system designs and installation details shall be included in the Tenant storefront design and
drawings submitted to the Landlord for approval prior to installation. Such systems shall be designed to
be concealed from view. Suspended rails are permitted only if part of a primarily concealed system.
Free-standing posts or walk-through portals are prohibited.
2.10 Floor and Base
The Landlord shall provide, at the Landlord's expense, exterior flooring/paving to the Tenant's Lease
Line. Where portions of the storefront are recessed behind the Lease Line, the Tenant shall extend the
Landlord's exterior flooring/paving to the storefront, at the Tenant's expense. At all recessed entries, the
Tenant is encouraged to embed a custom logo or identity floor treatment from the storefront Lease Line
to the actual store closure.
The finished floor level within the Tenant premises shall correspond exactly with the exterior area
finished flooring/paving level at the storefront Lease Line. The top surface of the exterior area
flooring/paving will be 1/2" higher than the top surface of the Tenant's concrete slab. The use of vinyl
or metal reducer strips is prohibited. The Tenant shall extend any existing Landlord floor slab forward
to the storefront Lease Line by infilling; such infill shall be appropriate to accommodate the Tenant's
flooring finish. Refer to Landlord building drawings for information regarding storefront slab
configurations.
The storefront base shall be of a minimum height of 6", may be of stone, wood, metal, tile, or other
Landlord approved material suitable to wet exterior conditions, and shall complement the Tenant's
storefront design.
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2.11 Finishes
Storefront materials and finishes shall embody quality, craftsmanship, elegance and character.
Innovation and creativity are encouraged within the established architectural themes of Clay Terrace.
The Landlord encourages the use of the following materials:
· Marble, granite, limestone, and other suitable exterior stone
· Metals such as brass, copper, stainless steel, wrought iron, cast iron and steel
· Stenciled, sandblasted, patterned, etched, leaded or stained glass
· Finished and protected hardwoods of premium grade quality
· Glass fiber reinforced concrete with a sealed natural finish
· Architectural precast concrete or cast stone
· Brick and textured masonry; decorative coursings are encouraged
· Stucco, integrally colored and waterproofed
· Exterior Insulating and Finishing Systems (EIFS) as pre-approved by the Landlord
· Fluoropolymer painted aluminum storefront system
The following materials are prohibited:
· Simulated versions of brick, wood, or stone
· Wood siding or shingles
· Plexiglas or translucent plastic panels
· Plastic laminates
· Clear, gold, or colored anodized aluminum, or mill finished aluminum
· Painted gypsum board
· Chrome
2.12 Planting Materials
Tenants are encouraged to use living plants in their premises and storefronts. Depressed or slab-level
plantings are prohibited. All plants installed by the Tenant shall be properly maintained by the Tenant at
the Tenant's expense. Artificial plants and flowers are prohibited; high quality silk plants may be pre-
approved by the Landlord where circumstances dictate.
2.13 Lighting
Lighting plays an important role in attracting customers and enhancing merchandising strategies and the
retail experience. Tenants are therefore encouraged to use varied lighting elements and effects as
integral components of storefront and interior design.
The Tenant shall provide high light levels at display areas and entrances. The Tenant's lighting shall
neither directly light nor create glare into public areas. Decorative storefront light fixtures projecting
beyond the Lease Line shall be permitted and encouraged, if shown to be an integral element of the
Tenant design. Tenant's storefront fixtures may not compete with or interfere functionally or
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aesthetically with Landlord lighting or building design. No Storefront lighting shall be installed in any
public area soffit beyond the Lease Line. Animated, flashing, intermittent, strobe, spinner, chase- and
blacklighting are prohibited, as are strip fluorescent light fixtures in either the Design Control Area or
the storefront. Traditional 2' x 4' lay-in fluorescent light fixtures are prohibited in the Tenant's sales area.
Show windows and display areas shall be adequately lighted and ventilated. Exposed fixture lamps are
prohibited, without prior Landlord approval; no lamp shall extend below the ceiling or below the
display window heads in the Design Control Area. Displays, show windows and entrances shall be
illuminated during Clay Terrace's hours of operation, and shall be controlled by an automatic time clock
or control system connected to the Tenant's power supply.
2.14 General Signage Criteria
Signs throughout Clay Terrace shall be distinctive in design, high in quality and creatively integrated
into the Tenant's storefront and the Landlord buildings' architectural character.
One storefront sign is permitted for each Tenant store frontage directed toward common area except rear
parking lots. One storefront blade sign is also permitted for each such Tenant store frontage. Tenants
shall be permitted awning/canopy signs at the Landlord's discretion Storefront signs shall be sized to the
storefront width, to a maximum of one square foot of signage per linear foot of storefront. The size and
shape of the sign shall be in keeping with the storefront design and available sign area, but shall not
exceed two-thirds of the storefront width. Floor/threshold signs are encouraged at any recessed Tenant
storefront entrance. Storefront blade signs and vertical marquee signs shall be sized to their mounting
area, and shall not obstruct or obscure other tenant storefronts or signs, or significant Landlord building
features. Store names, logos, etc. used as safety bands on glass shall not exceed 4" in height. Except for
restaurant or other Tenants with such specific provisions in their Lease, no Tenant signs shall be
permitted on Landlord roofs or Landlord building facades facing parking lots. Tenant signs may be
backlit, edge-lit or internally lit channel letters or reverse channel letters, silhouette letters, dimensional
cut or cast letters, letters cut into an opaque panel, exposed neon with or without backing plate, or
combinations of these. Box or "can" type signs are prohibited.
Logos may be permitted in signs, if integral to the storefront design. No brand names, product names or
marketing phrases may appear in the storefront or any publicly visible area. Decals and such indicating
product lines or credit card acceptability are prohibited. Any sign, notice, graphic, or video display
within the Tenant's premises visible to the public in any common area requires prior Landlord approval.
At no time shall hand-lettered or non-professional signs or newspaper advertisements be displayed on
storefronts or within the Design Control Area.
Final placement and connection of signs to the Landlord's building facade shall be approved by and
coordinated with the Landlord's representative. All attachments and connections shall be concealed,
weather-tight, and of top quality workmanship. Manufacturers' labels, underwriters' labels, and any
other such miscellaneous markings or fittings shall be concealed from public view. If required by local
authorities, sign fabricators' identification shall be inconspicuous.
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All electric signs and installation methods shall meet V.L. standards and be V.L.-listed. All illuminated
signs shall remain on during Clay Terrace's normal operating hours and shall be controlled by an
automatic time clock or control system connected to the Tenant's power supply.
2.15 Storefront Signs
Sign types permitted on Landlord building facades or Tenant storefronts include:
· Dimensional wood, metal, glass or other material with a permanent appearance, indirectly lit
· Reverse channel letters with halo illumination, with opaque letter-sides and faces and
non-reflective background
· Embedded flush-recessed box signs of an opaque material with routed push-through
translucent acrylic letters
· Incised signing cast into or carved out of an opaque material, indirectly lit
· Sculptural iconographic elements contextual to the storefront design
· Open channel letters with exposed neon illumination contained within, for food service or
other Tenant, only as determined and approved by the Landlord in advance
· Animated, moving, or rotating signs, only if shown to be integral to the storefront design, and
only as determined and approved by the Landlord in advance
Sign types prohibited include:
· Internally illuminated individual channel letters with acrylic faces
· Open channel letters with exposed neon illumination contained within, except as determined
and approved by the Landlord in advance
· Surface mounted box or cabinet-type signs
· Cloth, paper, cardboard signs or signs of other temporary or non-durable materials.
· Stickers or decals around or on surfaces of the storefront
· Flashing, noisemaking, animated or moving signs not approved by the Landlord
· Non-illuminated signs of any kind
2.16 Floortrhreshold Signs
Tenant Floorffhreshold signs shall be centered in front of a recessed Tenant storefront entry, within the
storefront Lease Line, and installed watertight and flush with adjacent flooring/paving. Such signs shall
have a durable, slip-resistant, walkable surface.
2.17 Window Band Signs
Decal-type lettering and/or logos may be applied to the interior face of storefront glass as safety
markings. Letters and/or logo may be gold-leaf, silver-leaf, or have an etched glass appearance.
Clay Terrace Tenant Handbook. Page 15 of 58
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2.18 Blade Signs
Blade signs shall be proportional to and compatible with the Tenant's storefront design. Blade signs
shall be double-faced. Sign faces shall be dimensional, with articulated surfaces, and shall be indirectly
illuminated. Blade sign frames, brackets or other supports, and blade sign lighting shall be ornamental
and contextual to the Tenant's storefront design and the Landlord building's architectural character.
2.19 Awning/Canopy Signs
Awning/Canopy signs shall be proportional to the awning or canopy to which they are attached. Signs
shall be opaque, and may be painted or silk-screened or applied onto suitable awning fabric of fire-
resistive vinylized cotton, cotton or nylon, as approved in advance by the Landlord. Canopy signs may
be pin-mounted to a canopy surface, or stood upright along a canopy edge.
2.20 Additional Signs
Exit/service doors to Tenant premises shall have standard identification only, consisting of the Tenant
name and the Tenant space address number. Such signs shall be furnished and installed by the Landlord
at the Tenant's expense. The Tenant shall apply no other signs or markings to exit/service doors.
Tenants may be required to have an address indication at the storefront. Such sign age shall be furnished
and installed by the Landlord, at the Tenant's expense, to ensure consistency throughout Clay Terrace.
Chapter 3 · Store Interiors
3.1 Introduction
To sustain a memorable marketing image to the public, the Tenant's store interior shall be designed with
the same creativity and care given to the storefront. The Tenant shall employ an architect, professional
store planner, visual merchandiser and/or fixturing specialist in the design and layout of the premises.
Tenants needing assistance in locating such a professional should contact the Landlord for assistance.
3.2 Layout, Fixturing and Merchandising
The layout and fixturing of the premises shall complement its overall design of the store and
merchandise in an appropriate manner. The design and layout of the premises shall comply fully with
the Americans with Disabilities Act. The Tenant shall use only new, first quality fixturing and
equipment throughout the premises; used or reconditioned fixtures or equipment are prohibited. The use
of pegboard in display fixtures or as a wall finish is prohibited.
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3.3 Floor Slabs
Concrete floor slabs have a smooth troweled finish and are designed to 3000 psi. Slab depressions or
recesses are not permitted without prior Landlord approval.
Tenants shall furnish any portion of concrete floor slabs omitted by the Landlord, including the complete
5'-0" wide omitted portion along the rear exterior wall of the Tenant space. This shall include WWF
reinforcing and vapor barrier. Slab-on-grade food service Tenants shall furnish and install, at the
Tenant's expense, all concrete floor slabs including stone sub-base, to the Landlord's standards. Food
service Tenants shall provide compaction test results to the Landlord's representative.
Lower Level Tenants installing utilities within any Landlord-provided floor slab shall carefully sawcut
and channel the slab as needed. After utility lines are installed and inspected, the Tenant shall provide
concrete floor slab including all components, to the Landlord's standards. Upper Level Tenants shall
only core drill floor slabs as necessary for any underslab utility installations. The Tenant shall provide a
layout and location for all penetrations for approval by the Landlord prior to core drilling. Any other
chopping, cutting or drilling of Upper Level slabs is strictly prohibited. The Tenant's contractor shall
coordinate installation of any underslab utilities with the Landlord and tenant(s) below, and shall adjust
scheduling accordingly. A Tenant representative shall be present during all such work. The Tenant is
responsible both for the cost of security for any after-hours work required, and for any damage to any
other tenant's premises or Landlord facilities.
All slab modifications for infill or penetration shall be repaired by approved Landlord methods to meet
or exceed the original slab design characteristics. All slab penetrations shall be properly sleeved and
sealed to comply with Landlord and Code requirements.
3.4 Demising Walls
The Tenant shall construct any new or not already existing demising walls, of 6" 20-gauge steel stud
construction on 24" centers with drywall, at the Tenant's expense. The Tenant's side of the demising
wall shall be covered by 5/8" fire-rated drywall, fire-taped from the floor slab to the underside of
structure above, with all voids filled and all penetrations sealed, by the Tenant at the Tenant's expense.
The Tenant shall provide a demising wall at service/exit corridors or other Landlord or common
facilities, excluding at exterior walls, from the floor slab to the underside of structure above, consisting
of 6" 20-gauge steel stud construction on 24" centers, with 5/8" fire-rated drywall on both sides of such
walls, at the Tenant's expense, if not already existing.
Structural columns or cross-bracing in demising walls shall be covered by 5/8" fire-rated drywall as part
of the demising wall, and shall be sealed to the underside of structure above in the same manner as
demising walls.
Tenants with any music system or sound generating device within their premises shall construct
perimeter and demising walls to deaden the transmission of sounds to adjacent spaces to a
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non-disruptive level. The Tenant shall provide any items, such as sound insulation blankets or sound
deadening panels, to assure adjacent tenants of the quiet enjoyment of their spaces.
Food Service Tenants shall construct demising walls and perimeter walls to limit the transfer of odor to
adjacent spaces.
Tenants attaching shelf standards or other heavy attachments to demising walls shall reinforce the wall
by providing additional steel studs, adequate blocking, or independent supports.
The Tenant shall not attach any components, such as shelving, equipment, etc. directly to exterior metal
stud or masonry walls without providing adequate furring or stud separation, and maintaining any
existing expansion joints. The furring or stud separation must be adequate to allow for support of the
attached components.
3.5 ServicelExit Door
All Tenants serviced by an interior service/exit corridor shall provide, at the Tenant's expense, a
standard 3'-0" x 7'-0" hollow metal fire-rated service/exit door and frame, including hinges with non-
removable pins, a door closer, smoke seal, peep-hole, code required hardware and a lockset with
removable construction core cylinder, if not already existing. Such Tenants shall also, at the Tenant's
expense, demolish any existing demising wall as required, and construct a recessed service entrance
alcove including fire-rated walls and ceiling, with ceiling no higher than 9'-0" above finished floor level,
with sprinkler head, all complying with the ADA and local code. The alcove shall have comer guards
and shall be finished to match the Landlord's corridor.
The Tenant shall furnish and install a standard 3'-0" x 7'0" hollow metal fire-rated service/exit door and
frame, including hinges with non-removable pins, a door closer, weatherstripping, sealant, threshold,
peep hole, and a construction lockset with removable core cylinder, for all Tenant spaces serviced by an
exterior building wall, if not existing.
The Tenant shall paint the outside face of the service door and frame to match the Landlord selected
color. The Landlord shall affix standard Tenant identification, at the Tenant's expense. The Tenant
shall furnish any additional hardware that may be required by code or the Tenant. The Landlord
recommends the Tenant install an audible security device and a door viewer. The Tenant shall be
responsible for the repair and maintenance of the service/exit door from the time the Tenant's contractor
takes possession of the premises. The Landlord recommends that the Tenant re-key the lock at the
completion of construction.
3.6 Non-Combustible Construction
All Tenant construction, including the storefront, shall be non-combustible and subject to the approval
of the Building Department and the Fire Marshall. Treated fire-resistant materials are permitted only
where approved by local jurisdictional authorities. All storefront and interior finishes shall meet code
requirements.
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Tenants may be required to submit a manufacturer's certification of code compliance for all material
used in their construction.
Wood may be used in storefronts as permitted by code. Interior wood construction and finishes of any
kind must meet Building Department approval. Testing results or certificates may be required.
3.7 Floor Finishes
All sales areas and those exposed to public view of the Tenant's premises shall have finished floors of
one of these approved finishes:
· Textured or stained concrete with appropriate sealer
· Marble, other natural stone, or terrazzo with slip-resistant finish
· Quarry tile or ceramic tile with slip-resistant finish
· Carpet, commercial grade, no less than 32 oz. per square yard face weight
· Hardwood flooring with proper protective coating
All floor coverings shall have a flame spread rating of no more than 75 and a smoke development factor
of no more than 150. The Tenant may be required to submit to the Building Department copies of test
reports documenting such. Vinyl composition tile is not permitted anywhere visible to the public. Vinyl
composition tile in stock rooms or restrooms shall be minimum 3/32" thick and shall meet Federal
Specifications SS-T-312-B Type IV.
Where a building expansion joint crosses a Tenant space, the Tenant's flooring and wall systems shall be
detailed to allow movement along the expansion joint with minimal disruption of finishes. The Tenant
shall provide a proper expansion joint system, as required, and shall maintain access to all in-floor clean-
outs.
Upper Level Tenants shall install a Landlord-approved latex-rubber waterproofing material under the
floor finish in all wet areas of the space such as restrooms, kitchens, areas with sinks, water heaters, etc.
The membrane shall lap up perimeter walls underneath coved base, to a minimum height of 12" above
the finished floor level. The Tenant shall use manufacturer's standard factory-packaged job-mixed
proprietary two-part formulation consisting of liquid latex-rubber and powder for trowel application
with glass-fiber-fabric reinforcing (Laticrete 9235, or Sumrnitville S-9000). The waterproof membrane
shall be inspected and approved by the Landlord's representative prior to the installation of finishes.
3.8 Wall Finishes
Interior walls shall be finished in an appropriate manner, of such finishes as primer plus two coats of
paint, wallcovering, wood veneer, mirror, plastic laminates, finish masonry or metals. Pegboard is
prohibited. Toilet room walls shall be constructed with water-resistant drywall with a minimum 4'-0"
high non-permeable wainscot finish.
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3.9 Ceilings
The Landlord discourages the use of a ceiling in one plane throughout the premises. A more creative
ceiling design can result from the use of coffers, drywall soffits and fascias.
Sales area ceiling designs that are open to the structure above are permitted. Any planar ceilings within
the sales area of the premises shall be a minimum height of 10'-0" unless Landlord building conditions
require lower ceilings. Modification of any Landlord building facility to allow clearance for
substantially higher ceilings is subject to the Landlord's prior approval, and requires that the Tenant
contract directly with the Landlord's designated contractor, and that the Tenant pay for any redesign or
engineering by the Landlord's engineers.
Ceilings in the Design Control Area shall be drywall or a continuation of the storefront ceiling material.
Ceilings in the remainder of the premises shall be open, drywall and/or acoustical ceiling tiles. No more
than 50% of the sales area may have acoustical ceiling tiles. Acoustical ceiling tiles are not permitted
for the first third of the depth of the premises. Additional materials may be approved if shown to be
integral to the Tenant's design. Ceiling support systems shall attach to structural members only, are not
permitted to be attached to the Landlord's roof or floor decking, bridging or wind bracing, and shall
comply with Seismic Zone bracing requirements. If acoustical ceiling tiles are used, they shall be:
· 2' X 2' tegular edge acoustical ceiling tiles
· 2' x 4' acoustical ceiling tiles scored to simulate a 2' x 2' modular appearance (such as Armstrong
Second Look)
· 2' x 2' designer acoustical ceiling tiles (such as Armstrong Syllables)
· Concealed spline acoustical ceiling tiles
The Tenant shall provide access to all Tenant and Landlord systems and controls within the premises,
including direct access to any fire sprinkler valve, by means of accessible ceiling tile or flush access
panels. Where a building expansion joint crosses the Tenant's premises, the Tenant's ceiling shall be
detailed to allow movement along the expansion joint for gypsum board ceilings or at the nearest
penetrating wall for acoustical ceilings.
Areas above ceilings may be used as Tenant plenums. Exposure of plenums may require the Tenant
provide ductwork, other equipment or system components to maintain affected Landlord or Tenant
systems.
3.10 Lighting
Flat uniform lighting throughout the premises is prohibited. The lighting design shall incorporate
different lighting types and effects, such as recessed incandescent, wall washing, uplighting,
highlighting and backlighting, to create exciting and varied lighting environments.
Lighting in the storefront soffit and Design Control Area shall be recessed or concealed. Strip
fluorescent lighting is prohibited. Surface-mounted lighting of appropriate types may be used if shown
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to be integral to the design of the premises and approved in advance by the Landlord. The Tenant shall
use glare-free lenses, such as deep-cell parabolic, on any fluorescent fixtures visible to the public.
Acrylic prismatic lenses, eggcrate lenses, paracube-type parabolic lenses, and long rows of fluorescent
fixtures are prohibited in public areas. All showcases and displays shall be adequately lighted and
ventilated. Direct visual exposure of fixture lamps is prohibited.
3.11 Landlord's Building Components
Under no circumstances shall the Tenant's contractor cut or modify any Landlord's structural members,
expansion joints, wind bracing, columns, beams or bridging, nor disturb the Landlord's fireproofing
material, without prior written approval from the Landlord. All required modifications shall be designed
by a structural engineer licensed in the State of Indiana. The Tenant shall coordinate any modifications
directly with the Landlord's building engineers, at the Tenant's expense. The Landlord reserves both the
right to refuse to permit the installation of any roof- or wall-mounted equipment that exceeds the
capacity of the structural system, and the right to require screening or refinishing, if the Landlord deems
the appearance of such equipment detrimental to the appearance of Clay Terrace.
The Tenant shall not modify, attach to or hang any loads from the Landlord's duct work, water lines,
sprinkler lines, conduit, bridging or metal deck. All attachments shall extend to the top chord of
structural joists at panel point locations.
Modifications that may be required to Landlord facilities to allow the Tenant's design shall be approved
in advance by the Landlord, and any redesign and reconstruction shall be by the Landlord's appropriate
designated engineer(s) and contractor, at the Tenant's expense.
Any damage by the Tenant to the Landlord's exterior insulation or fireproofing shall be promptly
patched or replaced by the Tenant to the Landlord's standard.
3.12 Mezzanines
The Tenant may construct a mezzanine or storage platform only upon obtaining prior written approval
from the Landlord and the Building Department. Mezzanines may occur only on the Lower Level.
Mezzanines are prohibited on the Upper Level. Mezzanine support and framing shall be completely
independent of the base building structure and demising partitions, and shall be designed by a structural
engineer licensed in the State of Indiana. Modifications to the Landlord's base building systems or
additional ventilation, air conditioning, plumbing, electrical or sprinkler systems shall be approved in
advance by, and coordinated with, the Landlord, Landlord's Architect and Engineer, all by the Tenant at
the Tenant's expense.
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3.13 Storage Facilities
A separate room, cabinet or area shall be provided for any storage of cleaning equipment and supplies.
Storage is prohibited within 24" of any ceiling and within 18" of any sprinkler deflector.
Tenants shall limit the amount of hazardous or flammable chemicals stored on-site to only that needed
for immediate use. All chemicals shall be stored in approved containers, as determined by the Landlord
and local jurisdictional authorities. All construction associated with chemical storage areas shall comply
with local building code requirements. No smoking or open flames are permitted within the premises of
Tenants storing flammable chemicals.
3.14 Fire Protection Sprinkler System
The Landlord shall provide, at his expense, a fire protection sprinkler main trunk line with a connection
point stub-out at the Tenant's premises. The Landlord shall also provide an electronically supervised
tamper switch and flow switch, monitoring the entire building system. The tenant shall provide an
electronically supervised tamper switch and flow switch to monitor the Tenant's system if required by
code. The Landlord's fire protection sprinkler contractor shall be responsible for control of the main
building riser and valve (s). The Tenant shall be responsible to design, furnish and install the fire
protection sprinkler system, including the extension of the main, all branch lines, and any sprinkler
heads within the premises. The Tenant shall contract with a licensed, qualified sprinkler contractor for
all work, at the Tenant's expense. Tenant sprinkler systems shall be designed and installed in
accordance with Factory Mutual Global recommendation, 1996 NFP A 13 and local jurisdictional code
requirements. All sprinkler system components shall be UL-listed and Factory Mutual approved. The
Tenant's fire protection sprinkler system shall meet all requrired Hazard Group classifications. Tenant
sprinkler calculations shall be taken to the connection to the Tenant fire service main. Landlord building
sprinkler design drawings shall be available to the Tenant's contractor at the start of construction, but
must be requested by the Tenant. Shop drawings shall be submitted to the Landlord's insurance
underwriter (Factory Mutual) for review and approval prior to the start of fire protection sprinkler
system construction. See Chapter 5 for additional information.
All branch line piping shall be black steel schedule 10 or schedule 40. All fittings shall be cast iron.
PVC pipe is prohibited. Sprinkler heads in all areas visible to the public shall be concealed or semi-
recessed. Full pendant sprinkler heads are permitted only in stock rooms and non-public areas.
Extended coverage sprinklers are permitted. The painting of concealed sprinkler covers is prohibited
unless done by the sprinkler manufacturer and documentation of such is provided to and approved by the
Landlord.
3.15 Fire Extinguishers
The Tenant shall furnish and install 2A: 10B:C dry chemical fire extinguishers. Extinguishers shall be
provided at one per 3,000 sf. Coverage for each extinguisher shall not exceed 75' in any direction. Each
Tenant space shall have at least two fire extinguishers; one shall be in the sales area and one shall be in
the stock area.
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Extinguishers shall be wall mounted, in plain view, and at least 18" from the floor, but no higher than
4'-0" from the floor to the top of the extinguisher. All extinguishers within public view shall be provided
in recessed cabinets, painted to match adjacent wall finishes.
3.16 Plumbing Service
The Tenant shall install complete plumbing facilities, including toilet room(s) with floor drain(s), trap
primers, tank or instant electric water heater, drainage and venting complying with all codes and the
ADA. Each Tenant shall provide at least one employee toilet facility accessible to the handicapped.
Separate toilet rooms for each gender may be required by code.
The Landlord shall provide Tenants a 4" underslab sanitary sewer line to be located within the 5' slab
block-out area a the rear of the space. The tenant shall provide sewer line connection, all piping
including vent line and all required clean-outs. All one level and upper level tenants shall provide vent
line penetration and stub-out through the roof. All 1 st floor tenants located within multi-level buildings
shall provide connection to a 2" vent line provided by the Landlord.
The landlord shall provide Tenants a 1 "overhead domestic water line located within the back 1/3 of the
Tenant space. The Tenant shall provide all piping up to a connection point off of the main provided by
the Landlord.
Underground water lines shall be 'no-joint' or brazed joint of Type K copper pipe, and above-ground
lines shall be Type L copper pipe with wrought copper connections. All sanitary pipe and vent lines
shall be 'no-hub' cast iron or type DWV PVC piping where permitted by code. All hot and cold water
lines shall be insulated. Expansion capabilities shall be provided at all areas where piping crosses
building expansion joints.
All tank water heaters shall be set in galvanized metal drain pans, and shall have pressure temperature
relief valves discharging into floor drains. For water heaters located above ceilings, Tenants shall
provide access with adequate ceiling hatch, platform, GFCI receptacle and light. Water heaters shall be
electric. All water faucets within toilet rooms shall be self-closing, and shall have flow restrictors if
required by code. Tenants using hose connections shall provide a backflow preventer on the water
faucet.
3.17 Heating, Ventilating and Air Conditioning (HV AC) Systems
All upper level and one level Tenants shall provide a packaged roof top HV AC system or split HV AC
system of roof-mounted air-cooled condensing unites) and air handling unites) within their premises.
For all single level and upper level tenants, the Tenant shall contract directly with the Landlord's
designated roofing contractor for installation of all roof curbs and roof penetrations, at the Tenant's
expense. Tenant shall schedule the hoisting of units with Landlord.
All lower level tenants in multi-level buildings shall provide a split system HV AC system with roof-
mounted air-cooled condensing unites) and air handling unites) within their premesis. The landlord will
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provide an outside air duct, an outside exhaust duct, and a chase for running of condensate and
refigeration lines by tenant. Tenant shall provide all other work including roof mounted HV AC units
and shall contract with the Landlord's roofing contractor for all roof penetrations and installation of roof
curbs. HV AC units are not permitted to be installed on the lower level roof of multi-story buildings.
The Tenant shall connect to and extend the Landlord-provided untempered outside air duct stub-out to
the ceiling plenum or the mixing box at the Tenant's unit, in full compliance with the code. Tenants
shall be provided with untempered outside air at 0.3 cfmlsf. Ductwork shall be sized for airflow at 0.1 "
water pressure drop per 100 feet of duct. Economizer cycle air is not available to Tenants, possibly
limiting HV AC units to 7.5 tons and air flows to 3000 cfm, and thereby requiring multiple units.
Tenants shall provide power and control wiring through the utility sleeve to the roof-mounted
equipment, and shall make final connections. The Tenant's HV AC contractor shall be responsible for
the initial start-up of the unit, and shall provide testing and balancing report to the Landlord. Tenants
shall provide a condensate line with cleanouts every 50'-0", from the above-ceiling air handling unit to a
floor drain within the premises. Tenants shall also provide the appropriate assembly for proper fire and
moisture protection at Upper Level slab penetrations for each utility sleeve.
All Tenants shall be responsible for the expense of the initial installation of the roof curbs and/or utility
sleeves, whether new or existing.
The Landlord's Lease Outline Drawings shall indicate designated structural bays for Tenant rooftop
HV AC equipment, and the approximate location of the Tenant's roof curbs and utility sleeves. The
Tenant's HV AC contractor shall provide all packaged roof-top and condensing units in a standard finish
and permanently and consistently identify them with the Tenant's store name and space number.
All heating, ventilating and air conditioning systems shall be based on the applicable ASHRAE design
criteria for Carmel, Indiana. Tenants shall design their system capable of maintaining a maximum of 74
degrees F when the outdoor summer ambient conditions are 92 degrees F dry bulb and 75 degrees F wet
bulb, temperatures based on 1 % cooling data from the 2001 ASHRAE Fundamentals Handbook.
Ambient air temperature for selection of air-cooled condensing units and rooftop units shall be not less
than 100 degrees F. Minimum outside air quantity shall be based on ASHRAE Standard 62-1989.
All Tenants shall be responsible for providing their own low pressure ductwork distribution system and
terminal devices, including roof penetrations and connection to unit as required. The low pressure air
distribution system shall include rectangular or spiral rigid sheet metal ductwork connected to grilles and
registers as required to adequately cover the premises. Fiberglass ductwork is not permitted. Flexible
ducts may be used for drops only and may not exceed 5'-0" in length. All ductwork shall conform to the
latest edition of SMACNA standards and recommendations. All supply and outside air ductwork shall
be insulated in accordance with applicable codes, but with no less than a minimum of I" thick internal
duct liner or 1.5" thick external fiberglass duct wrap.
The area above the ceiling may be used as the Tenant return air plenum. Any exposure of this plenum
may require the Tenant to provide ductwork, other equipment or system components to maintain any
affected Landlord or Tenant system.
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The Tenant shall not be permitted to modify, attach to or hang any loads from the Landlord's duct work,
water lines, sprinkler lines, conduit, bridging or metal deck. All attachments shall extend to the top
chord of structural joists at panel point locations.
Air balancing of the Tenant's HV AC distribution systems, as well as any exhaust or make-up air systems
is the responsibility of the Tenant. The Tenant shall furnish the Landlord's on-site representative with a
copy of a certified air balancing report prepared by an independent AABC or NEBB certified air
balancing contractor.
All HV AC equipment shall be located and sized so as to be hidden from public view. HV AC equipment
shall be painted by the Tenant at the Landlord's request.
3.18 Exhaust System
Tenants shall furnish and install ceiling-mounted toilet room exhaust fans, with backdraft damper and
ductwork. Upper level and one level Tenants shall contract directly with the Landlord's designated
Roofing contractor install the combination toilet exhaust/vent curb. Exhaust duct and roof penetration
are to be performed by tenant. For lower level tenants in multi story buildings, the Tenant shall provide
all exhaust ductwork up to the Landlord's exhaust duct. Exhaust air quantity shall be 200 cfm for
Tenants under 4000 sf, and 400 cfm for those over 4000 sf. Ductwork shall be sized for airflow at 0.1 "
water pressure drop per 100 feet of duct. The exhaust fan shall be wired to operate whenever the toilet
room light switch is on.
Enclosed illuminated show windows shall be ventilated by means of positive air supply or exhaust,
discharged into the ceiling plenum and directed away from any return air openings.
Tenants having special exhaust requirements, whether due to odor, moisture or high heat, shall provide
separate exhaust and make-up air facilities. Any odor deemed unacceptable by the Landlord shall be
exhausted by means of centrifugal blowers within the premises, ducted through Tenant-provided shafts
through the roof.
Tenants shall be required to exhaust air at the minimum rate necessary, with make-up air at 90% of
exhaust quantity, to prevent migration of odors, moisture or heat to other premises or common areas.
No exhaust or sanitary vent shall be located within 10'-0" of any supply or air intake. The Tenant shall
coordinate vent locations with existing roof-top equipment of tenants and the Landlord. Locations of
exhaust and sanitary vents are subject to the Landlord's review and approval. No openings for fans,
vents, louvers, grilles or other devices shall be installed in any demising partition, exterior wall or roof
without the Landlord's written approval.
Access to the Landlord's roof for any roof penetrations is restricted to the Landlord's personnel and the
Landlord's designated contractors only. No Tenant contractor or subcontractor shall be permitted on the
roof without prior approval of the Landlord's representative. The installation of any flashing for any
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equipment or related components shall be contracted directly with the Landlord's designated roofing
contractor, at the Tenant's expense.
3.19 Electrical Service
Electrical service is 277/480 volt, 3 phase, 4 wire, provided to a main fusible switchboard located in a
Landlord's designated electrical room. An empty underground 2" conduit (minimum) with pull string
will be provided by the Landlord from the Landlord's backboard to the premises.
Electrical service capacity is based on:
· Retail spaces: 19 watts per square foot of leased premises.
· Restaurant spaces: 45 watts per square foot of leased premises
The Tenant shall be responsible for any modifications to the size of the electrical service or conduit,
provided they are approved in advance by the Landlord and do not exceed the available capacity of the
Landlord's service, or space within the electric room.
The Tenant shall provide all electrical facilities for the premises, from the Landlord's switchboard
including, but not necessarily limited to:
· A breaker installed in the Landlord's switchboard
. Conduit and wire from Landlord's main switchboard to utility crr cabinet and from the crr cabinet
to the Landlord provided conduit and through the conduit to the Tenant space.
· A utility crr cabinet sized appropriately for the Tenant's needs (up to 400A)
· A fused disconnect switch in the Tenant's premises sized to provide 125% overcurrent
protection of the Tenant's stated cumulative load.
· Distribution and/or branch circuit panels with bolt-on circuit breakers.
· Dry type transformer for voltages other than 277/480V.
· All feed and branch circuit wiring.
The Tenant shall contact the local power company listed in Section 1 to arrange for permanent service
and installation of a meter base and meter. The Tenant's entire electrical system shall conform to the
requirements of the local jurisdictional authorities, the National Electrical Code, the local utility
company, and the Landlord's insurance carrier. All electric equipment shall be V.L.-Iabeled. The
Tenant's electrical system shall be grounded to the steel structure in accordance with the National
Electric Code.
All wire shall be insulated copper, installed in metallic conduit, or MC cable run parallel and/or
perpendicular to the structure. MC cable may be used only in concealed locations and must be properly
supported. Flexible conduit may be used only for final connections, at a maximum length of 6'-0".
All sign, logo, graphic, display and show window lighting shall be controlled by an automatic time
clock. The Tenant shall provide electrically illuminated exit signs and emergency lighting from battery
packs with chargers to provide at least 1 footcandle throughout the premises. Nightlighting shall be
provided to allow low level illumination throughout the premises after hours.
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Ground fault circuit interrupting (GFCI) type receptacles shall be provided within 6' of any sink or other
wet location. Reduced voltage starters shall be used for all motors larger than 25 hp at 208 volts or
50 hp at 480 volts. Engraved nameplates with appropriate information shall be installed on all panels,
transformers, disconnect switches, motor starters, etc. Each circuit breaker panel shall contain a listing
of all breakers, clearly typed and permanently attached inside the door of the breaker box.
The Tenant shall provide conduit and electric service from its panels to all HV AC and exhaust
equipment, and shall make all final connections.
Tenants shall provide the appropriate assembly for proper fire and moisture control at any penetrations
for utility sleeve access to roof-mounted equipment. Tenants shall provide a convenience receptacle and
light fixture with a pilot light switch installed above the finished ceiling adjacent to each fan coil unit or
other equipment above the ceiling.
No apparatus (including light fixtures, satellite dishes, antennae, signs, etc.) shall be affixed to the
exterior walls or roof of the Landlord's building without prior Landlord and local authorities approval.
Tenants having a service/exit door shall install an electric buzzer system.
3.20 Telephone Service
The Landlord shall provide an empty overhead 1" telephone conduit with pull string, at the Tenant's
expense, from the Landlord's telephone distribution backboard to the premises. The Tenant shall contact
the local telephone company listed in Section 1 to arrange for telephone service and installation,
including wiring from the Tenant premises to the telephone distribution board. Tenant requiring aT-l
line shall arrange it with the local telephone company, coordinate routing and installation with the
Landlord's representative, all at the Tenant's expense.
3.21 Fire Alarm System
The Tenant shall design, furnish and install the Tenant's fire alarm system, as required by code. The
Tenant shall contract with a licensed, qualified fire alarm contractor for all work within the Tenant's
premises, at the Tenant's expense. If the tenant is required to provide fire alarm system, Tenant shall
provide one input and one output module for connection a Landlord system should the Landlord choose
to monitor.
The Tenant shall furnish and install, at the Tenant's expense, a duct detector on the return side of all
HV AC units greater than 2000 cfm capacity, and shall cause unit shut down upon detection. If Tenant
has a fire alarm system, then tenant shall provide all cabling in conduit or plenum rated cable, and final
connections to duct detectors. The Tenant shall provide all required addressable modules for relay
shutdown of the affected HV AC unit, and supervision of all power to each duct detector. The Tenant
shall furnish and install a remote test switch/alarm indicator for each duct detector. Unless otherwise
directed by local authorities, the remote test switch/alarm indicator shall be located in the service/exit
door alcove or an accessible location within the Tenant space, no higher than 5'-0" above finish floor.
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The Tenant shall extend all cabling in conduit from the Landlord's addressable loop and the duct
detector(s), and remote test switch/alarm indicator(s) to the sprinkler control valve tamper
switch AIM(s). The Tenant's contractor shall contract directly with the Landlord's designated fire alarm
contractor to make all final connections to the Landlord's fire alarm control panel.
The Tenant may install an occupant notification system, including all auxiliary power supplies (APS),
synchronization modules, audible/visual devices, conduit, back boxes, and cabling. If provided, the
Tenant shall install a code compliant system, including synchronization of devices. All occupant
notification activation, APS trouble monitoring, and off-site monitoring of alarm, supervisory and
trouble conditions shall be through the Landlord's fire alarm control panel. The Tenant's contractor shall
contract directly with the Landlord's designated fire alarm contractor to make all final connections to the
Landlord's fire alarm control panel.
All fire alarm components shall be of the same manufacturer and/or compatible with the Landlord's
system. All installations shall be in accordance with NFP A Article 72 requirements. All fire alarm
system wiring shall be installed in conduit; plenum-rated wirelcable is prohibited. If it becomes
necessary for the Landlord to install or pre-install any Tenant fire alarm components, the Tenant shall be
responsible for the expense. Refer to Landlord drawings for additional information.
Chapter 4 · Food Service Criteria
4.1 Introduction
Tenants with food service or food handling operations shall comply with all Health Department
requirements and this Handbook. Where this chapter does not specifically address an issue or feature of
store design, the appropriate paragraphs in Chapters 2 and 3 shall govern. The Tenant shall apply for,
and pay all fees to obtain, all Health Department approvals, and shall allow sufficient time within the
design and construction processes to do so. The Tenant shall use the services of an Architect, and a
professional kitchen planner and/or fixture specialist, in the design and layout of the Tenant's premises.
4.2 General Criteria
Each food service Tenant with on-premises dining shall provide adequate seating within the confines of
the premises. Tenants should consider using a combination of seating types for customer convenience.
Where appropriate, Tenants are encouraged to display their cooking operations. In such instances,
appropriate finishes and detailing shall be provided. Full screening shall be provided between any
dining or front serving area and any non-display kitchen area, to eliminate public views of back- of-
house operations. Swinging doors do not provide adequate visual screening, however they may be used
to control noise levels.
Each Tenant shall either provide a refrigerated trash holding facility within their premises, or shall share
in such a facility with another tenant or the Landlord. A floor drain shall be provided, and all finishes
and materials shall meet Health Department requirements.
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All Tenant fixturing and equipment shall be new and of first quality, and shall have UL and NSF
approvals. Used or reconditioned fixtures and equipment are prohibited.
All food service Tenants shall provide employee toilet rooms. Tenants with on-premise dining may
additionally be required to provide toilet facilities for their patrons, pursuant to code.
4.3 Display Windows
Food service Tenants with on-premise dining shall maintain a high level of public visibility from
common areas to seating or bar areas. Large opaque storefront areas are prohibited. Tenants are
encouraged to display their cooking operations, where feasible. Tenants are also encouraged to provide
merchandise and/or menu displays at the Lease Line. The use of sandwich boards, portable stands or
easels beyond the Lease Line is prohibited.
4.4 Store Closure
Refer to Chapter 2 for Store Closure criteria.
4.5 Floor Finishes
All floor and base materials and finishes of the Tenant's premises shall comply with all Health
Department regulations. All food preparation or service floor areas visible to the public shall be quarry
or ceramic tile. Non-slip surfaces are limited to traffic areas. Carpeting may be used in dining areas,
except for waitresslbussing stations and food or drink service areas. Carpet colors and patterns should
be appropriate to the overall design of the premises. Vinyl tile is prohibited.
Food service Tenants above any occupied space shall install Landlord-approved waterproofing material
in all wet areas of the premises, and all floor penetrations shall be appropriately waterproofed.
4.6 Wall Finishes
Tenants shall provide wall materials and finishes throughout premises complying with the requirements
of the Health Department. Prefabricated panel materials such as Marlite are not permitted for any
surface visible to the public. Exposed pegboard is prohibited.
Walls behind and adjacent to sinks, dishwashers or other wet equipment or appliances shall be protected
by highly water-resistant material from the floor or top of any base to a minimum of 8'-0" above finished
floor level. Walls or surfaces adjoining exhaust hoods shall have finish of stainless steel or ceramic tile,
from the floor or top of any base to the underside of the exhaust hood.
4.7 Ceilings
Ceilings in areas visible to the public shall be drywall with washable, semi-gloss finish. Ceilings in non-
public areas shall meet the requirements of the Health Department.
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4.8 Lighting
Strip fluorescent light fixtures are prohibited in any area visible to the public. All light fixtures shall
have shatterproof protective lenses; parabolic lenses are prohibited. All light levels shall meet the
requirements of the Health Department. Refer to Chapters 2 and 3 for additional lighting criteria.
4.9 Menu Boards
Menu boards shall be professionally and creatively designed in concert with the overall design of the
premises. Custom-designed internally-illuminated menu boards are encouraged; manufacturers'
standard menu boards are discouraged. Lightweight or movable menu boards, those with snap-in letters,
and those bearing the advertising or identity of any third party are prohibited. Menu board design and/or
shop drawings, including all incorporated photographs of menu offerings, shall be submitted to the
Landlord for review and approval prior to fabrication or installation.
Displays for daily specials, promotions, etc., may appear only as part of the overall coordinated design
of the menu boards approved in advance by the Landlord. Any other such displays are prohibited, as are
sandwich boards, chalkboards, placards, posters, banners, table-toppers, etc.
4.10 Exhaust Hoods
When located in the Design Control Area, or visible to the public, exhaust hoods shall be appropriately
designed, detailed and finished, in stainless steel, tile, painted drywall, etc. Exhaust hoods shall have
appropriate detailing at junctures with ceilings or walls.
4.11 Pass-Through Opening
Any pass-through opening between kitchen and serving areas shall be of minimum size.
4.12 Storage Facilities
Appropriate provisions shall be made within the Tenant's premises for stock and working and
refrigerated storage of food, beverages and related products. All shelving and storage shall meet the
requirements of the Health Department.
A designated area, with lockers, and apart from food storage and preparation areas and toilets, shall be
provided for storage of employees' personal belongings, compliant with Health Department
requirements. Refer to Chapter 3 for additional storage criteria.
4.13 Fire Protection Sprinkler System
Refer to Chapter 3 for fire protection sprinkler system criteria.
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4.14 Fire Extinguishers
Refer to Chapter 3 for fire extinguisher criteria.
4.15 Plumbing Service
The Landlord shall provide Tenants a 4" underslab sanitary sewer line to be located within the 5' slab
block-out area a the rear of the space. The tenant shall provide sewer line connection, all piping
including vent line and all required clean-outs. All one level and upper level tenants shall provide vent
line penetration and stub-out through the roof. All 1 sl floor tenants located within multi-level buildings
shall provide connection to a 2" vent line provided by the Landlord.
The landlord shall provide Tenants a 1 "overhead domestic water line located within the back 1/3 of the
Tenant space. The Tenant shall provide all piping up to a connection point off of the main provided by
the Landlord.
The Tenant shall install complete plumbing facilities, including toilet room(s) with floor drain(s), trap
primers, tank or instant electric water heater, drainage and venting complying with all codes and the
ADA. Each Tenant shall provide at least one employee toilet facility accessible to the handicapped.
Separate toilet rooms for each gender may be required by code
Separate sinks shall be provided for food preparation, hand washing, dishwashing and janitorial use.
Food preparation sinks, three-compartment sinks and dishwashers shall be indirectly drained to a floor
sink. Hand sinks shall have permanently mounted single-service soap and towel dispensers. Sinks
installed next to walls shall have a metal backsplash at least 8" in height, formed as an integral part of
the sink. All sinks shall be provided with hot and cold water through a mixing faucet. Garbage
disposals are prohibited.
Food service Tenants shall furnish and install grease intercepters in accordance with local jurisdictional
authorities and the Health Department. Food service Tenants are fully responsible for maintenance and
cleaning of their grease intercepter. The use of chemicals for dissolving grease is prohibited.
Tenants shall provide condensate lines from equipment where appropriate, not exceeding 15' in overall
length, to a floor drain or floor sink within the premises. Refer to Chapter 3 for additional plumbing
criteria.
4.16 Gas Service
Tenants shall contact the gas company listed in Section 1 and arrange for service and installation from
the Landlord-designated gas manifold.
Gas service piping within Landlord Buildings shall be limited to low pressure, properly sleeved and
vented to the exterior. Routing of gas lines shall be coordinated with and approved by the Landlord and
shall not be surface-mounted on exterior walls or within public view.
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The Tenant's contractor shall provide a main gas shut-off for the premises at the service entry point, and
shut-offs at all gas equipment. Gas valves for equipment located under exhaust hoods shall be
interlocked with the hood exhaust fan, so that the gas valve cannot be operated unless the exhaust
system is operating.
4.17 Heating, Ventilating and Air Conditioning (HV AC) Systems
Refer to Chapter 3 for HV AC system criteria.
4.18 Exhaust System
Tenants with food preparation shall exhaust air at the minimum rate necessary to prevent migration of
heat or odors to other premises or public areas, with make-up air at 90% of exhaust quantity. Make-up
air shall be provided for all Tenant exhausts, except those of toilets.
Canopy-type hoods shall be no higher than either 4'-0" above cooking surfaces or 7'-0" above finished
floor level, and shall project 6" minimum beyond cooking equipment on all open sides. All exhaust
hoods shall be UL-listed, and a portion of make-up air shall be introduced within the hood. Hoods shall
be provided for all ranges, griddles, ovens, deep-fat fryers, barbecues, rotisseries, convection ovens,
high-temperature dishwashers, and steamers or similar equipment, to remove grease, smoke, steam,
vapors, heat and odors.
Hoods and exhaust systems shall be protected by Factory Mutual-approved fire extinguishing systems,
installed to meet requirements of local jurisdictional authorities and the Landlord's insurance carrier.
Hood fire extinguishing or suppression systems shall be interconnected with the Landlord's Fire Alarm
System. All gas and electrical power serving hoods shall shut down upon activation of the fire
extinguishing system. No hood or exhaust system shall be put into operation until the fire extinguishing
system has been tested in the Landlord's and local Fire Marshal's presence. A portable dry chemical fire
extinguisher with a rating of at least 40BC shall be installed in the vicinity of food preparation areas.
Filters used in exhaust systems shall be of non-combustible construction and shall comply with NFP A
requirements. All such systems shall be provided with access panels and a means of collecting grease
drippage from filters. Tenants shall provide routine cleaning and maintenance of all exhaust foods,
filters, etc., to insure the proper operation of the exhaust system. Exhaust fans associated with hoods
shall be interconnected to the cooking equipment such that the exhaust system will operate whenever the
cooking equipment is in use.
Kitchen grease exhaust ductwork shall meet state and local codes, and shall be encased in properly rated
shafts vented through the roof in accordance with the Landlord's and code requirements.
Roof-mounted kitchen hood exhaust fans shall be of the upblast type and shall have a grease
containment system adequate to protect the roof. The grease containment system shall be cleaned and
maintained regularly by the Tenant, at the Tenant's expense. Refer to Chapter 3 for additional exhaust
system criteria.
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4.19 Electrical Service
Transformers and electrical panels shall not be located in food preparation or storage areas. Refer to
Chapter 3 for additional electrical service criteria.
4.20 Telephone Service
Refer to Chapter 3 for telephone service criteria.
4.21 Fire Alarm System
Food service Tenants with exhaust hood fire suppression systems shall provide all required addressable
modules and wire in conduit or plenum rated cable, for connection to the Landlord's Fire Alarm System,
at the Tenant's expense. Refer to Chapter 3 for additional fire alarm system criteria.
Chapter 5 • Drawing Submission & Approval
5.1 Introduction
To expedite the submission and approval of the Tenant's drawings, and speed construction schedules for
the premises, the Tenant shall adhere to the following drawing submission procedures. Deviations may
result in delays in reviews and approvals, and may bring about additional Tenant costs for redesign and
delayed construction.
5.2 The Tenant's Architect
The Tenant shall, at his own expense, enlist an architect to prepare complete drawings and specifications
for the premises. Tenants needing assistance in locating an architect should contact the Landlord. The
Tenant shall promptly provide his architect's name, address, telephone number, fax, email, etc. to the
Landlord. All construction documents shall be prepared by an architect licensed in the State of Indiana.
The Tenant shall provide his architect copies of this Handbook, the Tenant Lease Plan, Lease Exhibit C
and all other controlling documents. It is the responsibility of the Tenant and the Tenant's architect to
obtain, review and comply with this Handbook and all applicable codes and regulations.
The Tenant shall inspect and verify all existing field conditions within the premises prior to designing
the premises. After receiving the Tenant Lease Plan and other controlling documents, reviewing this
Handbook and applicable codes and regulations, but prior to beginning construction documents, the
Tenant's architect and the Tenant shall proceed with the preliminary design of the Tenant's premises.
It is the responsibility of the Tenant and the Tenant's architect to allow adequate time for:
• the preliminary design of the premises;
• the Landlord's review of the preliminary design of the premises;
• subsequent modifications of the preliminary design, if required, and the Landlord's approval;
• the preparation of final construction documents for the premises;
• the Landlord's final review and approval of final construction documents.
• City architectural and permit reviews.
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The Landlord accepts no responsibility for delays due to the Tenant's allocation of insufficient time for
the complete drawing submission and approval process.
5.3 Drawing Submissions
Plans shall be submitted in four phases:
• Preliminary Design Drawings
• City of Carmel ADLS Review
• Construction Documents
• Shop Drawings
Phase I —Preliminary Design Drawings
Preliminary Design Drawings shall convey the Tenant's design intent, so that the Landlord may advise
Tenant of any changes necessary to comply with this Handbook or the project intent. The Tenant's
architect shall submit the Preliminary Design Drawings to the Landlord for review and approval as soon
as they are completed and approved by the Tenant, and no later than 20 days after Lease execution or
receipt of the Tenant Lease Plan, and before proceeding with the Construction Documents. Submission
shall be two sets of black line prints, and all drawings shall clearly indicate the project name, and the
Tenant's store name and lease space number. If the Tenant's design follows a specific prototype,
photographs of existing facilities shall be submitted to aid in the Landlord's review.
Drawings shall, at minimum, include the following:
• Preliminary floor plan (at 1/4"=1'-0") indicating interior design, locations of fixtures,
equipment, partitions, toilet rooms, exits, seating, etc., and identifying all materials, finishes and
colors.
• Reflected ceiling plan (atl/4"=1'-0") indicating soffits, ceiling heights, materials, lighting and
HVAC fittings.
• Transverse and longitudinal sections (atl/4"=1'-0") indicating interior wall elevations.
• Storefront elevation and section (at1/2" =l'-0"), indicating all planes, materials, finishes, details,
graphics and signage,
• Sketches, perspectives, sections or other details that clarify the design of the storefront.
• Material, finish and color sample board(s), properly mounted and fully labeled.
The Landlord shall review the Preliminary Design Drawings, make any comments, as appropriate, or
approve, then return one set of prints to the Tenant's architect.
Phase II– City of Carmel ADLS Review
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Phase III - Construction Documents
Once Preliminary Design Drawings have been approved, the Tenant's architect shall proceed with the
Construction Documents. These shall incorporate the Landlord's suggestions or comments. The
Construction Documents shall also include any controlling design drawings or other criteria provided by
the Landlord.
Construction Documents shall be submitted to the Landlord within 30 days of the Landlord's approval or
conditional approval of the Tenant's Preliminary Design Drawings, in 3 sets of blackline prints. All
drawings and specifications shall indicate the Project name, the Tenant's store name and lease space
number, and the name and seal/stamp of the preparing architect or engineer indicating licensure in the
State of Indiana. Such seal/stamp must be an original wet seal/stamp, signed pursuant to state
requirements.
Construction Documents shall, at minimum, include the following:
Architectural Cover Sheet
. Building plan, site plan, Tenant name and lease space number, square footage;
. Use or occupancy classification, construction type classification, occupant load(s);
. Applicable codes and regulations, compliance with ADA.
Architectural Floor Plan (1/4" = 1'-0")
· Demising wall and interior partition locations and dimensions;
· Door locations, sizes, direction of swing;
· Location of fixtures, equipment, appliances and seating;
· Restroom facilities.
Architectural Reflected Ceiling Plan (1/4" = 1'-0")
· Ceiling heights throughout, including drops and soffits;
· Types of ceiling construction and ceiling materials;
· Location of light fixtures, sprinkler heads, HV AC fittings, access panels, smoke detectors;
· Decor at ceilings.
Architectural Storefront and Interior Elevations (1/4" = 1 '-0")
· Dimensions, planes, materials, finishes, colors, details, lighting;
· Signage, including menu boards for food service Tenants.
Necessary Architectural Sections and Details
. Longitudinal and transverse sections through the premises from slab to roof (1/4"=1 '-0");
. Large-scale section through storefront to roof or floor above (3/4"=1 '-0");
· Store closure details (1/2" = 1 '_0");
· Details at neutral piers and the Landlord's bulkhead (1/2"=1'-0")
· Wall sections and details
· Cash wrap counter details
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Architectural Schedules
· Room finish schedule
· Door and hardware schedules and details
Kitchen Equipment Drawings for any Food Service Tenant
· Equipment keyed to the architectural floor plan;
· Equipment dimensions, materials and finishes, etc.;
· Cut sheets of all kitchen equipment.
Plumbing Floor Plan (1/4" = 1 '-Oil)
· Locations of all plumbing fixtures, all sewer connections and routing, all plumbing vent
connections and routing, and all clean-outs, floor drains and sinks;
· Domestic water connection and distribution system, water meter location;
· Toilet facilities, and water fountain locations, if applicable.
Plumbing Isometrics and Details
· Domestic water isometric;
· Sanitary system isometric;
· Water heater detail with relief valve and piping.
Gas Piping Plan (if applicable) (1/4" = I '-Oil)
· Locations of all gas operated equipment, and a gas piping isometric;
· Location of gas line connections and routing to gas meter/manifold.
Electrical Plans
Electrical Plans shall incorporate all minimum design and construction requirements, including complete
calculations and loads for lighting, HV AC, and miscellaneous loads per square foot. Electrical Plans
shall show power and transformation for voltages, all lighting circuits including emergency and night
lighting and sign lighting, receptacles, toilet and other exhausts, and service to HV AC and
supplementary equipment. Single-line power riser diagrams shall indicate main disconnects, sizes of
wires, conduits, panels, transformers, time clock, etc. Panel schedules shall be included, as shall an
itemized load breakdown in connected kilowatts for the premises including lighting, receptacles,
signage, water heating, special appliances, toilet exhaust fans, make-up air fans, miscellaneous space
heating, door operator motors, HV AC units, return air fans, and other large motors.
Electrical Plan (1/4" = 1'-0")
· Locations of electrical service, all floor and wall outlets, all transformers, electrical and phone panels;
· Locations of toilet exhaust and other fans, motors and all HV AC equipment;
· All loads shall be assigned to circuits, and an itemized load breakdown shall be included.
Lighting Plan (114" = I '-Oil)
· Lighting fixture layout including night lighting, emergency, exit and sign lighting;
· All lighting shall be assigned to circuits;
· Any signs or lights connected to time clock shall be indicated.
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Electrical Schedules
. Electrical panel schedules for 277/480 V and 120/208 V;
· Lighting fixture schedule.
Miscellaneous Details
· Electrical distribution riser diagram;
· Feeder conduit and wire sizes;
. Arrangement of panels, transformers, time clock, disconnects, meter, etc.;
· Telephone and conduit locations;
· Conduit and wire sizes to HV AC equipment and panels, as applicable.
Phase IV - Shop Drawings
Sign Drawings
The Tenant shall submit to the Landlord for review and approval 2 copies of sign shop drawings,
including food service menu board drawings, if applicable. The Tenant submission shall clearly indicate
sizes, colors, materials, finishes, power, lighting and attachments to be used.
Fire Protection Drawings
The Tenant shall submit sprinkler shop drawings for review and approval to the Landlord's insurance
underwriter. The submittal shall comply with NFP A 13 requirements and shall include, at minimum:
· Heights of ceilings, and heights and locations of all drops, soffits, etc.
. Locations and heights of walls, partitions, lighting baffles, and any other construction that might affect
sprinklers
. Locations of any surface-mounted or suspended lighting, or decorative beams, etc.
· Locations of sprinkler heads with main and branch pipe sizes;
. Location of any relocated heads and branch piping, if applicable;
· Hydraulic information used for design of the system.
It is the Tenant's sprinkler contractor's responsibility to comply with the Landlord's insurance
underwriter's requirements.
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5.4 Default
If the Tenant fails to perform any of the following, the Landlord may, pursuant to the Lease, give notice
that the Tenant is in default of the Lease. Such notice shall describe the nature of the default and shall
specify a date by which such default must be cured. If by such date the Tenant fails to remedy the
default, the Tenant shall be deemed incurably in default of the Lease, and the Landlord shall be entitled
to all remedies specified in the lease.
· Submit Preliminary Design Drawings and Construction Documents to the Landlord.
· Submit final approved sprinkler shop drawings and specifications to the Landlord's insurance
underwriter.
· Provide Construction Documents approved by the Landlord and endorsed with the approval
stamp and permit number of the Building Department to the Landlord's representative,
before commencement of construction.
· Cause Tenant's space to be built strictly in accordance with the approved Construction
Documents.
Chapter 6 · Store Construction
6.1 Introduction
Construction of the Tenant's premises shall be in complete conformance with this Handbook and Tenant
plans and specifications approved by the Landlord. The Tenant shall provide a copy of this Handbook
to his contractor(s). The Tenant's general contractor shall employ a competent full-time superintendent
on site at all times during construction, and shall observe safety practices established by the Landlord
and any applicable regulations. All contractors and subcontractors shall be properly licensed by state
and local authorities. Tenants seeking qualified contractors may contact the Landlord's representative
for assistance.
Contractors and subcontractors shall not discriminate against any person or group of persons due to race,
age, sex, color, creed, religion, marital status, handicap, national origin or ancestry. All contractors shall
be capable of performing quality work, shall have good labor relations, and shall work in harmony with
the Landlord's contractor(s), other contractors on the job, and any other labor entity at or servicing Clay
Terrace. The Tenant shall immediately terminate the services of any contractor or subcontractor whose
labor relations or actions may cause a work stoppage and/or interference with the construction schedule,
Grand Opening, or operation of Clay Terrace. The Tenant's contractor shall cooperate with the
Landlord's representatives and other contractors, to coordinate their work so as to not interfere with the
operations of existing stores, and to not impede or endanger the safety of the public.
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The Tenant's contractor shall require that each of his subcontractors, to the extent of their work, be
bound to the complete terms of the agreement between the Landlord and the Tenant, and to this
Handbook. Additional Tenant Construction Guidelines shall be binding and made part of this
Handbook, by reference only, upon distribution at or before the preconstruction meeting.
6.2 Prerequisites to Tenant Construction
Before starting construction, the Tenant's contractor shall comply with the following:
A pre-construction meeting must be held with the Landlord's representative to define: proper access
routes to the premises; designated contractor parking; designated loading, unloading and storage areas;
working hours; temporary utilities and utility tap-ins; safety precautions and procedures; rubbish and
trash removal; the schedule of the Tenant's construction; any Tenant-specific construction concerns; any
Additional Construction Guidelines; any other rules and regulations governing construction; and any
other such matters. The Tenant's contractor shall verify that Final Construction Documents have been
approved for construction by the Landlord, and that such Documents incorporate all Landlord
comments.
Building permit(s) shall be obtained; original(s) shall be posted at the jobsite, and copies shall be
provided to the Landlord's representative.
Certificates of current in-force insurance meeting the Landlord's requirements shall be provided to the
Landlord's representative. The Landlord shall be listed as additional insured.
A list of all contractors and subcontractors to be working on the premises (including any contractors
designated by the Landlord), with contact information such as name, address, phone, fax, etc., shall be
provided to the Landlord's representative.
The Tenant's contractor shall verify on-site dimensions and existing conditions of the premises.
The Tenant's contractor shall provide the Landlord's representative a construction schedule showing the
work progress and anticipated completion of the premises.
The Tenant's contractor shall pay all required fees to the Landlord's representative, including but not
limited to:
· Refundable construction security deposit of $3000
· Construction and merchandising trash removal fee
· Temporary utility fee
· Pro rata portion of water/sewer tap-in fee
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6.3 Permits
Building permits are required for any structures at Clay Terrace to be constructed, altered in any way, or
demolished. Permits are also required for electrical, plumbing, and HV AC work. Prior to the issuance
of permits, all associated fees must be paid; these may include, but are not necessarily limited to, tap-in
fees, water meter fees, and sanitary sewer usage fees.
The Tenant shall submit the Construction Documents to, and apply for a building permit from, the local
Building Department, and shall pay all associated fees. The originals of all permits and a set of
Landlord-approved Final Construction Documents must be kept at the project site at all times during
construction.
All food service Tenants (including any with on-site preparation, or prepackaged food and/or beverages)
shall obtain any required approvals and/or food service permit(s) from the Health Department.
The Tenant's licensed sign contractor shall submit the required documents to the Building Department to
obtain any sign permit(s).
6.4 Insurance
The Tenant's general contractor shall carry and maintain at his sole cost and expense construction
insurance in accordance with the following minimum requirements for comprehensive general liability:
$1,000,000 per person per occurrence, $1,000,000 per occurrence for bodily injury, and $1,000,000 for
property damage per occurrence, and excess liability of $2,000,000 each occurrence and $2,000,000
aggregate. This insurance must be endorsed to show products and completed operations coverage
including Waiver of X, C, and U exclusions, broad form property damage. The Tenant's general
contractor shall also carry automobile liability insurance covering bodily injury and property damage in
the amount of $1,000,000 combined single limit. Worker's compensation with statutory requirements,
including employers liability of $1,000,000, must also be carried.
All insurance policies shall name the Landlord and Clay Terrace as additional insureds, as their interest
may appear.
Certificates of insurance shall provide that no change or cancellation of such insurance will be
undertaken without thirty days written notice to the Landlord. Original certificates of current in-force
insurance must be filed with the Landlord's representative before the commencement of construction.
Renewal certificates must be submitted 10 days prior to the expiration of existing coverage. Insurance
must remain in force for one year after completion of the work.
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6.5 Bond
Any Tenant contractor or subcontractor having a contract of $50,000 or greater shall provide a payment
and performance bond naming the Tenant, Landlord and Clay Terrace as additional insureds, as their
interests may appear. Prior to construction, evidence of such bond must be provided to the Landlord's
representative.
6.6 Access and Deliveries
Access to the site and the Tenant's premises is restricted to only those employees working on the
premises. Children and pets are prohibited from the site and the Tenant's premises during construction.
Access to the site and the Tenant's premises at other than normal construction hours must be scheduled
in advance and coordinated with the Landlord's representative and Clay Terrace security personnel.
Parking is permitted only in designated areas, as defined by the Landlord's representative at the
preconstruction Meeting. Parking is not permitted along any streetside curb at building fronts, nor in
any service/delivery court or trash handling area. The Landlord's representative will designate
service/delivery courts and trash handling areas to be used by Tenant contractors and subcontractors.
Service/delivery courts are only for immediate loading and unloading. Violators' vehicles will be towed
at their expense.
Access for and deliveries of material and equipment are restricted to service/delivery courts and the
most direct access routes to the Tenant's premises. No deliveries are permitted through main streets and
streetside building fronts without expressed prior written approval from the Landlord's representative.
Deliveries to Tenant premises lacking service/delivery courts or rear access doors may be restricted to
off-hours. The use of any tenant spaces other than the Tenant's own premises for deliveries is
prohibited. The delivery of any equipment, assembly, appliance or fixture large enough to test the
capacity of the service/delivery court or accessway, or requiring special handling, must be scheduled in
advance and coordinated with the Landlord's representative. Tenant contractors and subcontractors shall
protect all pavements, curbs, ramps, railings, floorings, buildings, lighting and landscaping when making
deliveries. Steel-wheel carts and equipment are prohibited.
All Tenant construction materials, equipment, tools, supplies, etc. shall be stored and secured within the
Tenant's premises. The Landlord is not responsible for loss or theft of any items from the Tenant's
premises.
6.7 Security and Safety
The Landlord has adopted all state safety rules and the complete Occupational Safety and Health
Administration (OSHA) Safety Standards Part 1926, and any amendments thereto, to be followed by all
persons and companies employed at Clay Terrace. Appropriate work clothing, shoes and safety
equipment must be worn at all times.
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Gasoline powered equipment, such as welders, compressors, concrete saws, power buggies, etc., are
prohibited. No flammable materials, other than those to be consumed during that work day, are to be
stored in any Landlord building. The Tenant's contractor shall maintain a fully charged fire extinguisher
within the Tenant's premises throughout construction. The Landlord's representative may institute a no-
smoking policy once Landlord buildings are enclosed; after that time, smoking is prohibited.
The Tenant's contractor shall use caution in locating, stocking and moving materials and equipment so
as to not overload any floor, ramp or structure.
6.8 Construction Schedule
The Tenant's contractor shall promptly provide to the Landlord's representative a construction schedule
showing anticipated work progress, significant deliveries, and completion of the premises.
Should access to adjacent tenant premises be necessary, it is the Tenant's contractor's responsibility to
schedule and make arrangements for such access, and to protect that tenant's premises, construction,
finishes and/or merchandise. The Tenant's contractor is responsible for any damage or loss brought
about by his actions.
Work on the public side of the storefront after any barricade has been removed is per~tted only during
off-hours. Public side pavements, construction and finishes shall be protected, and the area shall be
cleaned after each work period.
6.9 Tenant Enclosures
During construction, the Tenant may, at his expense, separate his premises from public areas by a
temporary enclosure, consisting of 2x4 framing and plastic sheeting.
If the Landlord determines that a Tenant is not on schedule to have complete enclosed storefront by the
Grand Opening, the Landlord may require that a Grand Opening Tenant enclosure be constructed. If the
Tenant does not comply, the Landlord may construct a Grand Opening Tenant enclosure for the Tenant,
at the Tenant's expense.
The Grand Opening enclosure shall be at least 16'-0" high, constructed of metal studs with minimum
1/2" exterior grade plywood, with two coats of flat latex paint to match the Landlord's standard, located
no more than 3' in front of the storefront Lease Line. The entire enclosure shall be installed so as not to
damage public area paving. An access door will be permitted in the enclosure only if there is no other
Tenant service/exit door.
Modifications to any Tenant enclosure during construction is the Tenant's responsibility, but shall have
prior approval of the Landlord's representative. Advertising or project signs are prohibited on Tenant
enclosures. Enclosures may bear only the Tenant's name on a professionally prepared sign approved in
advance by the Landlord's representative.
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6.10 Construction Utilities
During construction, the Landlord shall provide temporary utilities to the Tenant's contractor consisting
of electrical power, designated toilet facilities and water, at a cost of $0.33 per square foot of GLA per
month from the start of Tenant construction until either a) the connection of permanent utilities, or b)
Tenant's opening for business. Temporary electrical power shall consist of a minimum of 20 amps,
120/208V, three phase service. The Tenant's contractor shall provide ground fault protection for all
power equipment used in the premises.
6.11 Landlord's Prior Rights
Prior to any concrete coring or sawcutting, the Tenant's Contractor shall lay out all proposed
penetrations, provide pilot holes and obtain approval from the Landlord's representative. The Tenant's
contractor is responsible for all coordination of the work.
The Tenant's Contractor is not permitted to modify, attach to, or hang any loads from the Landlord's duct
work, water lines, sprinkler lines, conduit, bridging or metal deck. Attachments shall extend to the top
chord of structural joists at panel point locations. No drilling of or welding to the Landlord's structural
steel is permitted without prior approval of the Landlord's representative.
Roof access is restricted to the Landlord's personnel and the Landlord's designated contractors. No
Tenant contractor or subcontractor is permitted on any roof without specific prior permission from the
Landlord's representative. Any roof penetration or installation of flashing for Tenant equipment shall be
by the Landlord's designated contractor, at the Tenant's expense.
6.12 Changes in Design or Materials
The Tenant's contractor shall not deviate from approved construction documents and specifications
without prior written permission of the Tenant, the Landlord's representative, and the Building
Department and/or other governmental agency having jurisdiction.
6.13 Adjacent Finishes
The Landlord shall provide standard paving material to the Lease Line only. The Tenant's contractor is
responsible for providing all other flooring materials and finishes required. All public area finishes and
adjacent Tenant spaces shall be protected from damage and dirt. It is the Tenant's responsibility to
repair all existing Landlord or adjacent Tenant construction and finishes damaged as a result of the
Tenant's construction. The Landlord shall monitor any damages and shall appropriately assign
responsibility and costs to the Tenant's contractor for any repairs not properly completed.
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6.14 Clean-Up
During construction, the Tenant shall daily clean the premises and surrounding area, and shall remove
all construction debris from the premises to the Landlord's designated dumpsters. The Landlord shall
provide dumpsters for the Tenant's contractors' use at a cost of $0.35 per square foot of GLA.
On completion of Tenant construction, with approval of the Landlord's representative, the Tenant shall
promptly dismantle, remove and dispose of any temporary Tenant enclosure and any excess materials
from the premises. If the Tenant fails to comply, the Landlord may, on 24-hour notice, provide the
necessary clean-up, demolition and removal, at the Tenant's expense.
Public areas, pedestrian walkways, service/delivery courts and corridors, adjacent tenant spaces, and the
exterior of Landlord buildings shall be kept clear of the Tenant's and Tenant's contractor's equipment,
materials, merchandise, fixtures and trash at all times.
6.15 Inspection and Acceptance
The Tenant's contractor's shall schedule inspections by the appropriate Building Department, Health
Department, and other inspectors as necessary, and shall comply with their requirements, codes and
regulations. Inspections will not be made if permits and approved stamped construction documents are
not on-site. A copy of all inspection reports shall be provided to the Landlord's representative.
Inspections shall be scheduled to allow adequate time for corrections, and re-inspections if necessary,
prior to the store opening. No Tenant shall open for business without final approvals of the local
Building Department, Fire Marshal, Health Department, and Landlord's representative.
At appropriate intervals and on completion, the Landlord's representative may inspect the Tenant's
premises for compliance with Landlord-approved construction documents. Deviations or unsatisfactory
workmanship shall be immediately corrected, regardless of their acceptance by either the Tenant or
public authorities. The Tenant's contractor shall notify the Landlord's representative of completion of
the space. The Landlord's representative shall inspect the premises and issue a punchlist if remedial
action is required. If remedial work is not completed promptly, it may be completed by the Landlord, at
the Tenant's expense.
6.16 Violations
If the Tenant is notified of any violation of codes, ordinances, or regulations, or of its obligations under
this Handbook, either by the Landlord or governing authorities, the Tenant shall correct such
deficiencies within seven calendar days. If the Tenant fails to comply, the Landlord may, at the Tenant's
expense, correct such deficiencies at actual cost plus fifteen percent for administration.
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6.17 Certificate of Occupancy
The Tenant shall obtain a Certificate of Occupancy from the Building Department, and shall provide a
copy to the Landlord's representative prior to opening the premises to the public. The original shall be
posted within the Tenant's premises.
A temporary Certificate of Occupancy may be issued only for the purposes of stocking merchandise and
training personnel. Inspections and approvals of sprinklers, fire alarms, and egress must be obtained
prior to the granting of a temporary Certificate of Occupancy.
6.18 Waivers of Lien
In making progress and final payments to contractors, the Tenant should obtain valid Waivers of Lien,
indicating payment in full for labor, materials, and subcontractors. The Landlord may request to see
evidence of such Waivers before permitting the Tenant to open the premises for business.
All payments and liens must be resolved prior to the release of the full Tenant Allowance and the
Contract?r's security deposit.
EXHIBIT "C"
DESCRIPTION OF LANDLORD'S WORK AND OF TENANT'S WORK
I. LANDLORD'S WORK - The following work is to be performed exclusively by Landlord and,
except where otherwise indicated, shall be at Landlord's sole expense:
A. COMMON AREA
1. Parking Areas, Roads and Sidewalks.
Landlord will provide paved, drained and lighted parking areas, together with
access roads, sidewalks, directional signs, and markers.
2. Utilities: Subject to the provisions of Article VII of the Lease to which this
Exhibit is attached:
a. Sanitary Sewer, Domestic Water - If requested, Landlord shall install
sanitary sewer stub and domestic water stub to the premises at a point to
be determined by Landlord. Landlord may, at its option at any time,
sub meter domestic water and Tenant's use of the sanitary sewer system.
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b. Electrical Service - Landlord shall install, at Tenant's expense,
disconnecting means in Landlord's switchboard and electrical conduit or
tray (without wiring) to the premises at a point determined by Landlord.
Electrical service shall be 277/480 volt, three phase, four wire, for
Tenant's combined power and lighting requirement. Conduit shall be
sized to accommodate a service of 7 watts per square foot of floor area of
the premises. Landlord may, at its option, install an "all-electric" system.
c. Telecommunication Service - Landlord shall install, at Tenant's expense,
conduit for telecommunication services to the Premises at a point
determined by Landlord.
d. Gas - Gas service will be available to Food Court, restaurant and cafe
tenants only for process loads.
e. Sprinkler System - Landlord shall install, at Tenant's expense, a stub to its
automatic fire sprinkler system to the Premises at a point determined by
Landlord. Tenant shall construct, at its expense, a fire sprinkler system
throughout the premises in compliance with the requirements of Factory
Mutual Engineering, local and state agencies. Such sprinkler system shall
be based on a standard grid and spacing using 130 square feet of floor area
per sprinkler head. Design and construction of the system in the Premises
shall be subject to the review and approval of Landlord and its design
professionals and performed by a contractor designated by Landlord at
Tenant's expense. Where the sprinkler system or some portion thereof has
been installed prior to approval of Tenant's Plans, modification of the
sprinkler system within the Premises will be subject to the review and
approval of the Landlord and its design professionals and performed by a
contractor designated by Landlord at Tenant's expense. Modifications
required by Tenant outside its Premises and related to modifications of the
existing system will be done by Landlord at Tenant's expense.
3. Public Spaces
a. Common area - The Common Area shall be hard surfaced, lighted, and
properly maintained at all times.
b. Public Spaces and Facilities - The following public spaces and facilities
shall be provided:
(1) Access from the Premises to the service court where possible.
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B. BUILDINGS
1. Structure
a. Frame, etc. - The structural frame, columns, beams, and roof deck shall be
constructed of non-combustible and/or wood framing and shall be
designed to carry live and dead loads in accordance with the governing
building codes.
b. Space Heights - The minimum clear heights, measured between the floor
slab and the ceiling when finished as hereinafter provided shall be not less
than 9'-0" nor more than 15'-0" depending on the store size.
c. Roof - The roof shall be built-up asphalt, or membrane and insulation to
provide a "U" factor of 0.08 maximum.
d. Rear Exterior Walls - Exterior walls shall be of non-combustible
construction and a finish of suitable nature and of appropriate materials
having a finished appearance and decorative quality designed by
Landlord's architect.
e. Floor slab for all tenants shall be installed by Landlord (except where
specifically identified on Tenant's shell package documents and except for
all first floor tenants where a 5' pour strip has been left for Tenant's
contractor to complete final plumbing connections) at Tenant's expense.
No penetrations shall be allowed for electrical outlets in upper level floor
slabs unless prior written approval of Landlord is obtained.
2. Ventilation
a. A plumbing vent stub and toilet exhaust stub for all lower level tenant
spaces shall be installed at a point determined by Landlord at Tenant's
expense.
3. General
a. 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, wiring, conduits or
duct work where necessary or desirable, through plenum space or other
parts of the Premises, and to repair, alter, replace or remove same, all in a
manner which does not interfere unnecessarily with Tenant's use thereof.
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b. Tenant shall be responsible for removal of construction rubbish resulting
from Tenant's Work. Containers for such removal shall be provided by
Landlord at Tenant's expense, in the event Tenant does not remove such
rubbish, the same shall be removed by Landlord at Tenant's expense.
c. Any additional structural support necessitated by Tenant's equipment,
fixtures or inventory shall be provided by Landlord at Tenant's expense.
Structural review and design shall be by Landlord's structural engineer at
Tenant's expense.
II. TENANT'S WORK - The following work required to complete and place the Premises in
finished condition ready to open for business is to be performed by Tenant at Tenant's own
expense and shall be in addition to any work described in the Landlord's Tenant Handbook and
Landlord's Tenant Contractor's Handbook. In the event there is any conflict between the
provisions of this Exhibit "C" and the Landlord's Tenant Handbook or the Landlord's Tenant
Contractor's Handbook, the provisions of the Landlord's Tenant Handbook and Landlord's
Tenant Contractor's Handbook shall control. Tenant's Work includes, but is not limited to, the
following:
A. GENERAL PROVISIONS
All work done by Tenant shall be governed in all respects by, and be subject to, the
following:
1. Landlord shall have the right to require Tenant to furnish payment and
performance bonds or other security in form satisfactory to Landlord for the
prompt and faithful performance of Tenant's Work, assuming completion of
Tenant's Work and conditioned that 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's Work.
2. 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 as required in this Exhibit and in the Lease to which this Exhibit is
attached, shall be the sole responsibility of Tenant and he will pay such costs, of
any. promptly upon Landlord's demand.
3. All Tenant's Work shall conform to applicable statutes, ordinances, regulations
and codes and the requirements of Factory Mutual Insurance Company and all
rating bureaus and the Landlord's Tenant Handbook which contains the basic
architectural, electrical and mechanical information necessary for the preparation
of Tenant's Plans, and which by this reference is incorporated into and made a
part of this Lease. Tenant shall obtain and convey to Landlord all approvals with
respect to electrical, water, sewer, heating, cooling and telephone work, all as may
be required by any agency or utility company.
Clay Terrace Tenant Handbook. Page 48 of 58
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4. No approval by Landlord shall be deemed valid unless in writing and signed by
Landlord.
5. Prior to commencement of Tenant's Work and until completion thereof, or
commencement of the Lease Term, whichever is the last to occur, Tenant shall
effect and maintain Builder's Risk Insurance covering Landlord, Tenant, Tenant's
contractors and Tenant's subcontractors, as their interest may appear, against loss
or damage by fire, vandalism and malicious mischief and such other risks as are
customarily covered by a standard "All Risk" policy of insurance protecting
against all risk of physical loss or damage to all Tenant's 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's Work, and
equipment, all while forming a part of or contained in such improvements or
temporary structures, or while on the Premises or within the Total Tract, all to the
actual replacement cost thereof at all times on a completed value basis.
In addition, Tenant agrees to indemnify and hold Landlord harmless 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's 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 requirement, regulations or
other requirement applicable to Tenant's Work. Tenant agrees to require all
contractors and subcontractors engaged in the performance of Tenant's Work to
effect and maintain and deliver to Tenant and Landlord, certificates evidencing
the existence of, and covering Landlord, Tenant and Tenant's contractors, prior to
commencement of Tenant's Work and until completion thereof, the following
insurance coverage:
a. Workmen's Compensation and Occupational Disease Insurance in
accordance with the laws of the State in which the property is located,
including Employer's Insurance to the limit of $100,000.
b. Comprehensive General Liability Insurance, (excluding "Automobile
Liability" against bodily injury), including independent contractors,
contractual and completed operations, including death resulting therefrom,
and personal injury in the limits of $3,000,000 for anyone occurrence and
property damage in the limits of $1000,000 for anyone occurrence or a
combined single limit policy of $3,000,000 per occurrence.
c. Comprehensive Automobile Insurance, including "non-owned"
automobiles, against bodily injury, including death resulting therefrom, in
the limits of $1,000,000 for anyone occurrence and $250,000 property
damage or a combined single limit of $1,000,000.
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d. Owners and contractors protective liability coverage for an amount not
less than $3,000,000.
Tenant shall indemnify, defend and hold harmless Landlord and such lender(s) from and
against any and all loss, costs, damage, expense (induding, without limitation, reasonable
attorney fees), liability, suite, action and judgments arising or resulting from Tenant's
failure to cause all such mechanic's and materialmen's liens to be limited to Tenant's
interest in the Premises under this Lease and to be subordinated to said mortgagee s) as
herein provided, in addition to all other indemnities contained herein with respect to such
liens.
B. SECURITY SCREEN OR EXTERIOR STOREFRONT FRONTAGE
1. Exterior storefronts shall be designed and constructed in accordance with the
requirements outlined in the Landlord's Tenant Handbook. No exterior storefront
shall be constructed without the written approval of Landlord.
2. All materials employed in the construction of the exterior storefront shall be as
approved by Landlord and defined by applicable building codes.
3. Exterior Storefront Materials and Colors - It is the desire of the Landlord to give
Tenant the greatest practicable freedom in the choice of materials and colors for
Tenant's exterior storefronts; but:
a. Material and colors must harmonize with the color scheme of the Center
itself.
b. Material and colors must harmonize with the design scheme of the
surrounding stores. To assist Tenant, a general material and color range
will be developed with a sufficiently large selection to permit a reasonable
latitude for individual expression.
4. All swinging entrance doors must be recessed in such a manner that the door,
when open, will not project beyond the lease line.
5. Tenants with exterior glazing must install show-window or display.
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C. CEILING
1. Tenant's ceilings shall conform to final requirements of governing authorities and
Landlord.
2. The space above the ceiling line, which is not occupied or allotted to Landlord's
Work (structural members, duct work, piping, etc.) may be used for the
installation of suspended ceiling, recessed lighting fixtures and duct work. Under
no circumstances will Tenant's Work be hung or suspended from non-structural
construction. Any Tenant Work involving the hanging or suspension of
construction shall be accomplished only by methods, in locations and by use of
assemblies, approved by Landlord.
3. Tenant shall provide ceiling access panels In the ceiling of the Premises as
required by Landlord.
D. INTERIOR DEMISING PARTITIONS
Partitions shall be provided between the Premises and other areas, as well as between
public spaces and the Premises. These partitions shall extend from finished floor to the
underside of the structure, shall be exposed masonry or exposed studs at Landlord's
option.
E. WALLS
All interior walls and curtain walls within the Premises, including all interior lath and
plastering and gypsum board thereon, and including last and plastering, and/or drywall on
Landlord's exposed masonry or stud party wall partitions. Dividing wall between
premises shall meet Code requirements and be continuous from floor to the underside of
the roof or floor deck. Tenant shall provide and install bracing and/or studs and/or
blocking as necessary to support wall mounted fixtures. Cracks, joints and opening sin
walls to be filled with appropriate fire resistant materials. Return air openings shall be
provided in the dividing walls between premises as required for proper air movement.
Tenant shall install insulation on the exterior walls of the Premises.
D. DOORS
Doors and vestibules to Service Courts and Corridors - Where required, a vestibule and a
door 3'-0" in width, with hardware, shall be provided and installed by Tenant at Tenant's
expense, between the Premises and the service courts or between the Premises and a
public corridor or mall leading to the service courts.
G. INTERIOR PAINTING
All interior painting and decoration.
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H. FLOOR COVERINGS
All floor coverings and floor finishes including recesses for special floor finishes. It is
Tenant's responsibility to join neatly to the common area finish.
Floor Tile and Base - Tenant shall install flooring and base in accordance with the
materials and applications specified in the Tenant Handbook along the storefront of the
Premises, the width of which shall be determined by Landlord.
I. SHOW WINDOW BACKGROUNDS
All show window backgrounds, show windows, show window floors and ceilings, and
show window lighting installations. All show windows shall be adequately ventilated.
J. FURNITURE, FIXTURES AND SIGNS
All furnishings, trade fixtures, signs, and related parts, including installation. Location
and design of all signs subject to prior written consent of Landlord.
K. PLUMBING
All plumbing and plumbing fixtures as required by applicable codes except utility service
to the area, including a properly sized water meter if same is required by Landlord, in
which latter event Tenant shall make any required utility deposits.
L. HOT WATER HEATER
Domestic electric hot water heater, where required, including final connections.
M. TOILET ROOM FIXTURES
Furnishing and installation of wiring, lighting fixtures, mechanical toilet exhaust systems,
towel cabinets, soap dishes, hand driers, deodorizers, mirrors and other similar items in
toilet rooms within the Premises or as additionally required by code.
N. HEATING, VENTILATING AND AIR CONDITIONING
1. Complete HV AC Systems shall be designed, furnished and installed within the
Premises by Tenant. The HV AC systems, calculations, designs and installations
shall be as recommended in ASHRAE Publications and the Landlord's Tenant
Finish Design Criteria. Tenant's systems and ventilation shall meet all codes and
ASHRAE standards. Tenant shall furnish Landlord with complete load
calculations including information as to Tenant's lighting load in watts and
Tenant's estimated store population (employees and customers).
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2. Tenant's cooling system shall be adequate for cooling the Premises to 750 F DB
and 50% RH based on the latest ASHRAE guide outdoor design dry bulb and
design wet bulb temperatures for the area as tabulated in the 2 1/2% columns,
with a rise of not more than 30 F DB during peak periods.
3. Tenant's heating method shall be adequate for heating the premises to 550 F DB
during times other than regular business hours based on the latest ASHRAE guide
outdoor design temperature for the area as tabulated in the 99% column. Tenant's
heating method shall be independent of the central cooling system. The Tenant's
lighting system shall be used to heat the sales area during regular business house
in the heating season. Tenant's lighting system may be used to maintain the
required sales area minimum temperature level during other than regular business
hours in the heating season.
4. Tenant's exhaust systems shall provide the required exhaust air capacities.
5. Tenant's HV AC systems shall be complete with air distribution systems,
ventilating systems control systems, insulation and all other components required
to make a complete system. Tenant's HV AC system components shall be
installed in locations as designated by Landlord.
6. Tenant's HV AC installation shall include complete access and access panels to all
valves, dampers and similar service devices (including the Landlord's) required
for testing, balancing and servicing.
7. Tenant shall use Landlord's Design Criteria in designing systems and controls.
8. Tenant shall screen from view by parapet walls or other appropriate screening, all
of Tenant's outdoor equipment. Any such painting or screening must be done at
Tenant's sole expense and approved in advance by Landlord.
o. MECHANICAL EQUIPMENT
All mechanical equipment including dumb-waiters, elevators, escalators, freight
elevators, conveyors, and their shafts and doors, located within the Premises, including
electrical work for these items. Locations, size and design of roof vents, HV AC
equipment, units, hoods and caps shall be approved by Landlord. Landlord reserves the
right of disapproval of any equipment to be placed on the roof. Tenant shall install
equipment at locations where structural reinforcements are provided. All changes in
structural design cause by Tenant's equipment shall be made by Landlord and paid for by
Tenant.
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Any roof cuts or openings required to be made pursuant to Tenant's Plan shall be
performed by a contractor designated by Landlord at Tenant's expense. In addition, all
cant strips, base furnishings and other work necessary to complete permanent weather-
proofing of Landlord's roof as a result of roof cuts or openings required by Tenant shall
be performed by a contractor designated by Landlord at Tenant's expense.
P. ELECTRICAL
1. All interior distribution panels, lighting panels, power panels, conduits, outlet
boxes, switches, outlets and wires within the premises. Tenant shall provide
electric conduit and boxes in the concrete floor slab, ceiling and walls, including
all electrical service panels, pull boxes and equipment.
2. All electrical fixtures, including lighting fixtures and equipment, and installation
thereof.
3. All systems where required for intercommunication, music antenna, material
handling or conveyor, burglar alarm, vault wiring, fire protection alarm, time
clock and demand control.
4. All conduit for necessary telephone wires in the Premises.
5. Feeder conductors from Landlord's facilities to the Premises, including the
connections to Tenant's equipment.
6. Final connection to Landlord's switch-gear shall be done by a contractor
designated by Landlord at Tenant's expense. Tenant's contractor shall be
responsible for the feeder conductors and connections to Tenant's equipment and
for supplying proper fuses to Landlord's designated contractor at the time of final
connection.
Q. TEMPORARY SERVICES
Any temporary services required by Tenant during its construction period, including heat,
water or electrical service shall be secured from Landlord or Landlord's contractor, as the
case may be, at Tenant's sole cost and expense.
R. SUBSEQUENT REPAIRS AND AL TERA TIONS
Landlord reserves the right to require changes in Tenant's Work when necessary by
reason of code requirements.
Clay Terrace Tenant Handbook. Page 54 of 58
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S. SIGNS
In order to assUre orderly and aesthetically coordinated signing, plans for all Tenant's
signs must conform to Exhibit "E" attached hereto, and installation must be approved by
Landlord's architect.
T. DOORS AND EXITING REQUIREMENTS
1. Tenant shall be responsible for adherence to exiting codes.
U. CONSTRUCTION ACTIVITIES
1. During Premises interior construction, Tenant shall use rear opening to Premises
for moving in/out of materials, for those Premises that contain a rear door.
2. If any roof cuts or penetrations are required by Tenant, all curbs, supports,
blocking, temporary flashing, counter-flashing or other work necessary for
installation shall be provided and installed by Tenant at its expense. Tenant shall
promptly notify Landlord, in advance, of the need for such cuts or penetrations
and shall utilize Landlord's designated roofing contractor for this work. Tenant's
contractor shall be responsible for contracting with Landlord's roofing contractor
to perform this work.
3. Tenant shall be responsible for the installation and expense of the temporary
storefront or barricade securing the interior of the Premises. Construction shall
be in accordance with the specifications contained in the Landlord's Tenant
Contractor Handbook.
Clay Terrace Tenant Handbook. Page 55 of 58
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EXHIBIT "D" · RULES AND REGULATIONS
Tenant shall comply with the following rules and regulations and all other rules and regulations
established by Landlord, in Landlord's reasonable discretion, from time to time for the benefit of the
Center:
1. Tenant shall neither advertise any liquidation, auction, fire, going out of business or bankruptcy
sale in any publication, handbill, by broadcast media or otherwise, nor shall Tenant conduct any
such sale in or about the Premises.
2. Tenant shall not vacate or abandon the Premises, allow any waste, damage or nuisance on the
Premises, or use or permit the use of the Premises for any unlawful purpose.
3. Tenant shall advise and cause its vendors to deliver all merchandise before noon on Mondays
through Fridays, not at other times.
4. All deliveries are to be made to designated service or receiving areas and Tenant shall request
delivery trucks to approach their service or receiving areas by designated service routes and drives.
5. Tractor trailers which must be unhooked or parked must use steel plates under dolly wheels to
prevent damage to the asphalt paving surface. In addition, wheel blocking must be available for
use. Tractor trailers are to be removed from the loading areas after unloading. No parking or
storing of such trailers will be permitted in the Center.
6. Except for small parcel packages, no deliveries will be permitted through the customer entrance to
Tenant's Premises unless Tenant does not have a rear service door. In such event, prior
arrangements must be made with the manager of the Center for delivery. Merchandise being
received shall immediately be moved into Tenant's Premises and not be left in the service or
recelvmg areas.
7. Tenant is responsible for storage and removal of its trash, refuse and garbage. Tenant shall not use
the plumbing facilities for any purpose other than for which such facilities were constructed, and
the expense of any breakage, stoppage, or damage resulting from a violation of this provision shall
be borne by Tenant. Tenant shall not dispose of the following items in sinks or commodes: plastic
products (plastic bags, straws, boxes); sanitary napkins; tea bags; cooking fats, cooking oils; any
meat scraps or cutting residue; petroleum products (gasoline, naptha, kerosene, lubricating oils);
paint products (thinner, brushes); or any other item which the same are not designed to receive.
Tenant shall store all trash, refuse or garbage in proper and fireproof containers outside the
Premises in areas designated by Landlord.
8. Tenant shall allow no activity to take place on the Premises which shall cause any odor which can
be detected by persons other than those in the Premises. Any necessary venting shall be done by
Landlord and the costs shall be borne by Tenant.
Clay Terrace Tenant Handbook. Page 56 of 58
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9. All Store Floor Area of Tenant, including vestibules, entrances and returns, doors, fixtures,
windows and plan glass, shall be maintained in a safe, neat and clean condition.
10. Prior to opening for business and thereafter throughout the Lease Term, Tenant shall have signage
installed on the Premises in accordance with Exhibit "E" attached hereto. The sign shall be
electrically illuminated beginning at sunset and ending no earlier than 11:00 p.m., seven (7) days
per week. Landlord reserves the right for the common use and benefit of Tenants of the Center to
control the illumination of Tenant's sign with a common meter and timer in order to achieve
uniformity in lighting, and include the charge for same in Landlord's Common Area Costs.
11. Other than as permitted under the provisions of Exhibit "E", Tenant shall not permit or suffer any
advertising medium to be placed on exterior walls or exterior windows, on standards in the Center,
on the sidewalks or on the parking lot areas or light poles. No permission, expressed or implied, is
granted to exhibit or display any banner, pennant, sign, and trade or seasonal decoration of any
size, style or material within the Center, outside the Premises. Tenant shall maintain any approved
signs, decorations, lettering or advertising matter in good condition, appearance and repair at all
times.
12. Tenant shall refer to the Center name adopted by Landlord in designating the location of the
Premises in all newspapers or other advertising, stationery and all other references to location; and
shall include the address and identity of its business activity in the Premises in all advertisements
made by Tenant in which the address and identity of the other business activity of like character
conducted by Tenant within the Indianapolis metropolitan area is mentioned.
13. Tenant shall not permit or suffer the use of any advertising medium which can be heard or
experienced outside of the Premises, including, without limiting the generality of the foregoing,
flashing lights, searchlights, loud speakers, phonographs, radios or television. No radio, television,
or other communication antenna equipment or devise is to be mounted, attached, or secured to any
part of the roof, exterior surface, or anywhere outside the Premises, unless Landlord has previously
given its written consent.
14. Tenant shall not permit or suffer merchandise of any kind at any time to be placed, exhibited or
displayed outside its Premises, nor shall Tenant use the exterior sidewalks or exterior walkways of
its Premises to display, store or place any merchandise. No sale of merchandise by tent sale, truck
load sale or the like, shall be permitted on the parking lot or other common areas.
15. Tenant shall not permit or suffer any portion of the Premises to be used for lodging purposes, nor
conduct or permit any unusual firing, explosion or other damaging or dangerous hazard within the
Premises or the Common Area.
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16. Tenant shall not permit or suffer any portion of the Premises to be used for any warehouse
operation, or any assembling, manufacturing, distilling, refining, smelting, industrial, agricultural,
drilling or mining operation, adult bookstore or cinema, peepshow, entertainment or sale of
products of an obscene or pornographic nature or predominately sexual nature.
17. Tenant shall not, in or on any part of the Common Area:
(a) Vend, peddle or solicit orders for sale or distribution of any merchandise, device, service,
periodical, book, pamphlet or other matter whatsoever.
(b) Exhibit any sign, placard, banner, notice or other written material, except for activities as
approved in writing by Landlord.
(c) Distribute any circular, booklet, handbill, placard or other material, except for activities as
approved in writing by Landlord.
(d) Solicit membership in any organization, group or association or contribution for any
purpose.
(e) Create a public or private nuisance.
(t) Use any Common Areas for any purpose when none of the other retail establishments
within the Center is open for business or employment, except for activities as approved in
writing by Landlord.
(g) Throw, discard or deposit any paper, glass or extraneous matter of any kind except in
designated receptacles, or create litter or hazards of any kind.
(h) Deface, damage or demolish any sign, light standard or fixture, landscaping materials or
other improvement within the Center, or the property of customers, business invitees or
employees situated within the Center.
Tenant shall use its best efforts to cause its agents, employees, customers, invitees, licensees and
concessionaires to comply with the rules and regulations set forth herein and from time to time
established by Landlord for the benefit of the Center.
Clay Terrace Tenant Handbook' Page 58 of 58