TENANT DESIGN MANUAL

UPDATED FEBRUARY 2016

PROJECT OVERVIEW

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In affluent White Plains, NY, The Westchester is located at the intersection of Westchester Avenue and

Bloomingdale Road. It is within walking distance of most of downtown White Plains, including The Ritz-

Carlton, the White Plains Pavilion and the Trump Tower City Center.

PROJECT OVERVIEW

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The Westchester defines the luxury shopping experience with total sky lighting, marble and carpeted

floors, and commissioned sculptures throughout the center. It is anchored by Neiman Marcus and New

York’s first Nordstrom, and features over 150 luxury and specialty retailers, restaurants and a complete

new dining hall expected to open late 2016.

SITE PLAN

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TENANT INFORMATION PACKAGE

COMPONENT DESCRIPTION

TIP IndexWill provide a comprehensive list of topics to help

locate information

Tenant Design

Manual

Provide mall specific architectural, sign and

engineering design criteria

Kiosk Design Manual

Architectural CriteriaOutline submission requirements and will provide

necessary guidelines to design your store.

MEP/FP Criteria (same as Architectural Criteria)

Bulletins

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The Tenant Information Package (TIP) is intended to provide you with the

project’s design and construction criteria and consists of several parts:

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TENANT INFORMATION PACKAGE

• The Tenant Information Package can be accessed from Simon’s website –

www.simon.com.

» Select the “Business” tab, search for the property name, click on the “Tenant Info Package” link on

the lower right side of the page.

» If you have difficulties working with the website, please contact your Tenant Coordinator.

*For questions regarding the Landlord design and construction requirements, please

contact your Tenant Coordinator or call 317-636-1600 and request Tenant Coordination.

Occupancy/ Use: Mercantile

Construction Classification: Mall: Type II B – Retail

Tenants: Type I A – Retail

Building Levels: Four (4) Levels

Sprinkler System: Fully Sprinkled, Non-Combustible

MALL BUILDING DATA

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STOREFRONT ZONE PLAN –FIRST LEVEL

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STOREFRONT ZONE PLAN –SECOND LEVEL

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STOREFRONT ZONE PLAN –THIRD L& FOOD COURT LEVELS

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RETAIL LEVEL ONE –TYPE A STOREFRONT

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Tenants are required to extend their storefront/storefront

finishes to the Landlord Bulkhead. In addition, Tenants are

required to extend their storefront/storefront finishes to the

Landlord Neutral Piers. Tenant is to install a metal reveal

adjacent to each Neutral Pier and Landlord Bulkhead to

separate Landlord and Tenant finishes.

Landlord Bulkhead

Neutral Pier

(typical both

sides)Storefront

Height is

15’-6”

A.F.F.

Metal Reveal

(typical all sides)

RETAIL LEVEL TWO –TYPE B STOREFRONT ELEVATION

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This storefront type applies to

Level Two Tenants located in the

Mall between Neiman Marcus and

Nordstrom. Tenant’s

storefront/storefront finishes are

to extend to the underside of the

Landlord Bulkhead and to each

Neutral Pier. Tenant is to separate

Tenant and Landlord finishes with

a metal reveal.

Landlord Bulkhead

Neutral Piers

(typical both sides)Storefront

Height is

12’-0”

A.F.F.

Metal Reveal

(typical all

sides)

RETAIL LEVEL TWO –TYPE C STOREFRONT ELEVATION

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This specific criteria applies to all Level Two Tenants located between Nordstrom and the Armory Place

Court. Below the Landlord Bulkhead is a horizontal band (Bulkhead Band), approximately 18” in height

and 11 ½” in front of the lease line, extending across the entire storefront. Tenant should consider this

bulkhead band as an integral component of the storefront in both design and material selection. Tenant is

to separate Tenant and Landlord finishes with a metal reveal.

12’-0”

A.F.F.

Landlord Bulkhead

Band

Neutral Pier

(typical both

sides)

Metal Reveal

(typical all sides)

Landlord

Bulkhead

RETAIL LEVELS TWO & THREE –TYPE D STOREFRONT ELEVATION

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This storefront type applies to Tenants located in the

Armory Place corridor at the west end of Levels Two and

Three. The purpose of this storefront is to emphasize the

significance of this specialty retail area. This criteria is

intended to encourage an open atmosphere. Tenant

material selection, proportions and graphics must be

carefully considered. Tenant is to separate Tenant and

Landlord finishes with a metal reveal.

12’-0”

A.F.F.

Landlord Bulkhead

Neutral Pier

(typical both sides)Metal Reveal

(typical all

sides)

RETAIL LEVEL THREE –TYPE E STOREFRONT ELEVATION

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This criteria applies to all Tenants on

Level Three, except for Tenants with Type

D storefronts. Tenant is to separate

Tenant and Landlord finishes with a metal

reveal.

14’-0” A.F.F.

Metal Reveal

(typical all

sides)

Neutral Pier

(typical both sides)

Landlord

Bulkhead

STOREFRONT ELEVATION

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This criteria applies to only certain

Tenants on Level Three with the larger

bulkhead. There is a 2-hour rated, smoke

exhaust plenum duct within the mall

bulkhead above the lease line. Tenant is

to separate Tenant and Landlord finishes

with a metal reveal.

14’-0”

A.F.F.

Landlord Bulkhead

Metal Reveal

(typical all sides)

Neutral Pier

(typical both

sides)

STOREFRONT TYPE A DETAIL

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INTERMEDIATE NEUTRAL PIER A

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STOREFRONT TYPE B DETAIL

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STOREFRONT TYPE C DETAIL

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STOREFRONT TYPE D & E DETAIL

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INTERMEDIATE NEUTRAL PIER: B, C, & E

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STOREFRONT SIGNS

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The Westchester has a new dining area for food service Tenants. It offers an exciting culinary experience within a modern and

upscale setting. Tenants are therefore challenged to present a visually stimulating design. A strong presentation is encouraged

through creative use of architectural materials and graphic design, along with signage consistent with the overall vision of the new

dining setting.

SAVOR THE WESTCHESTER- OVERVIEW

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Lease lines for all Patio Cafes Tenants are as shown on the Tenant’s LOD. Reference the Neutral Pier details on base building drawings.

SAVOR THE WESTCHESTER

Tenants shall design a unique, upscale bistro type restaurant for counter service. The areas visible to the public need to have a highlevel of design and project an overall image of an uncluttered, fresh look. Counters, lighting, materials, signing, menu boards all needto present a bold, “one of a kind” design. The creative use of interesting textures and dimension are expected. Review the followingpages carefully, This is not a food court. Tenants may not create a bulkhead type condition. Be innovative.

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SAVOR THE WESTCHESTER PLAN

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SAVOR THE WESTCHESTER – EXAMPLE

BUILDING SECTIONS

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SAVOR THE WESTCHESTER –

REFLECTIVE CEILING

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SAVOR THE WESTCHESTER

Front Counters should be interesting, focused on food display and

inviting to the public to visually lure customers to thespace.

• All equipment must be recessed or shielded from public view.

Cash registers should extend no more than 9” inches above

counter top.

• Frameless glass sneeze guards shall be utilized.

• Sneeze guards may not have any other items or signing attached

to or resting upon it.

• Countertops shall be monolithic and a durable material such as

stainless steel, resin, granite, quartz or concrete.

• Counter fronts of a single, flat material will not be approved.

Counter fronts should be visually interesting. The service area

and front counter shall utilize multiple types of finishes.

• Tenants are encouraged to separate the selling and pick up of

food that requires extendedwaiting times.

• All finished wood shall be millwork quality kiln dried with a

durable protective finish.

• Tenant equipment on counters will be limited, and when allowed,

should be set back a minimum of 8” from the front edge of

counter.

• Drink dispensers are not permitted on front counter in direct view.

• Employee access through the front counter is not permitted.

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• Condiment and utensil dispensers and holders are not

permitted at the front counter unless they are fully recessed

into the counter or handed out to customers individually

• No tray slides allowed.

• No power cords or data lines to be visible to thepublic.

• No self-service dispensers will be permitted on front counter.

• Counter face or under counter illumination is required.

• Toe kick material along front counter must be durable. No

illumination will be permitted at toe kick.

Materials: Use innovative, high tech materials that project a

fresh, modern look to the customer. The materials of the

counter, ceiling and back “Feature Wall” need to include the

latest materials available on the market. Materials suchas:

• Large format tile or stone such as 6” x 24”,12” x 24”or 4” x

30”. Natural, polished or honed.

• Textured finishes that create shade and shadow such as:

• Stainless steel

• Back illuminated glass

• Polished concrete

• Textured metal or resin panels

• Bold wood veneers

SAVOR THE WESTCHESTER

Materials not to be used:

• Clear anodized aluminum

• Consistent use of glazed tile on any oneplain.

• 4” x 4”, 6” x 6”, 8” x 8” tile – glazed or unglazed.

• Plastics or laminates

• Faux materials (i.e.. Brick)

Feature Wall is the wall separating the sales from the back of

house/kitchen area. This feature wall is expected to be one of the

major focal points in establishing the store image to the public and

should be used as a billboard or visually stimulating to promote

Tenant’s product. Things toconsider:

• Both durable and interesting combination of materials should be

used on all walls visible to the public. For example, large format

stone, glass, metal panels, high quality woodveneer.

• The materials should highlight the overall store design, be full

height and act as a backdrop for the uncluttered presentation.

• Site lines to the back of house/kitchen area must be blocked or

visually obscured by a full height staggered wall. Typical food

court doors will not be permitted.

• Extend the neutral pier demising wall tile to the intersection with

the Feature Wall, whenpossible.

• Work islands in front of the Feature wall area allowed.

• No doors or rolling grilles are allowed.

• No open storage is allowed along this back Feature wall. If

storage is integrated, it must be closed cabinetry

• Digital menu boards and store signing should be a part of the

Feature wall design.

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• Any food passageways between kitchen and front sales area

must be kept to a maximum of 24” wide x 10 “ high.

• Painted walls surfaces, plastic laminate or anodized aluminum

are not permitted within the areas visible to the public.

Electronic Digital Menu Boards are required. Menu boards must

be built into the architecture of the overall storefront design and

should not be applied an as afterthought.

• Placement of menu boards should be located so that they do

not extend in front of the neutral pier opening and are not

placed too far back to read. Placement may occur on the

feature wall.

• The brightness of the electronic menu board should not be

brighter than the storefront

• No static graphics or supplemental menu boards are

allowed.

• Product logos are notallowed.

• Ghost images in the background of Tenant’s name are not

allowed.

• Limited to 4 panels unless approved byLandlord.

• No unfinished backs or data lines to be exposed to public.

• Internally illuminated menu boards are not permitted.

SAVOR THE WESTCHESTER• Exhaust Hoods must also be designed into the overall layout

and architecture of the storefront design.

• Any hood placed over the front counter must be designed along

with the storefront signing and menu boards.

• Hoods must be clad to compliment the designpalate.

• Hoods may be internally illuminated

• Hoods may not extend beyond the lease line

• Hoods may not be located within 24” from the side demising

piers

• Ceilings: The ceiling design, height and material is an additional

surface that gives the Tenant and opportunity to reinforce the

storefrontdesign.

• The ceiling in the sales area should not be a flat single, plane

horizontal surface.

• The ceiling design must coordinate, align and transition with the

adjacent Tenant’sceiling

• Fresh, upscale materials are encouraged, in addition to the

required gypsum board ceiling

• Ceilings shall be a minimum of painted gypsum board.

• Lay-in ceiling tiles will not be permitted in any area visible to

public.

• Ceilings shall be installed at the same plain with Landlord’s

bulkhead. Paint color to be verified in field.

• All sprinkler heads to be fully recessed.

• If security cameras are used, they must be integrated and

recessed into ceiling.

• All HVAC diffusers shall be flush with ceiling finishes.

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• Lighting: Decorative lighting should be used to convey the

image of the overall design. Lighting should be focused on the

food and the architecture of the store. Avoid an even lighting

scheme throughout the entire public area. Recommended

lighting approaches include but are not limitedto:

• Decorative pendant light fixtures over front sales area.

• Fully recessed track and light fixtures

• Indirect ceiling cove lighting systems

• No surface mounted track, acrylic or plastic lensed fixtures

permitted.

• Illuminated exhaust hoods must be concealed and integrated

into the design

• No fluorescent lighting in publicareas.

• Flooring: The Tenant is required to extend the mall common

area floor paving materials to Tenant’s toe kick, with materials,

pattern and grout color to match Landlord’s materials. Flooring

material behind the sales counter and in the kitchen must be

durable and waterproof. A waterproof membrane must be

included throughout the entire demised floor surface area and

turned up 4’-0” along all demising walls to protect the adjacent

Tenants and commonareas.

• Rolling Grilles: Rolling security grilles are not allowed along

the front sales counter or in public view between sales area and

the prep/kitchenarea.

SAVOR THE WESTCHESTER - SIGNAGE

Tenants and Architects are expected to integrate the signagedesign into the architecture of the storedesign.

• Tenants will not be permitted to build a sign band over the front

sales counter.

• Refer to elevation renderings for signing placement.

• Graphic statements are allowed as part of the back feature wall

architecture or on glass panels.

• Maximum overall letter height will be 18”.

• “Place Order” and “Pick up” signs if used must be incorporated

into the overall design and show on elevations and signage shop

drawings.

Tenants are encouraged to incorporate bold, creative and

unique signing into their Café design, such as:

• Metal letters backlit to produce a halo effect

• Pin mounted metal, porcelain, polished brass or copper

letters

• Edge lit, sandblasted glass

• Edge lit letters with push thru lettering

Prohibited Sign Types are:

• Box or Cabinet type signs

• Exposed Neon type signs

• Individually illuminated letters/ plex face type signs.

• Non illuminated signs

• Tag lines or daily special signs

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MATERIALS EXAMPLESFINISH MATERIALS

All materials are to be installed over a durable substrate and must be long lasting with minimal maintenance required.

All tenants shall comply with all governing and applicable building and fire code requirements.

The Landlord reserves the right to reject or request substitutions or adjustments to the proposed finishes.

All materials must be approved by the Landlord prior to installation.

Nothing is to be overlaid over the Landlord's decorative finishes.

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CEILING AND LIGHTING

TENANT CEILING AND LIGHTING

• Drywall ceiling in service area by Tenant built as per

Landlord specifications, Tenant install.

• Additional lighting (general, task or decorative) will

be considered and is subject to Landlord review and

approval.

• The use of fluorescent lighting is not permitted.

• Sprinkler heads in the ceiling shall be the fully

recessed type with cover plates or concealed in the

design.

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DESIGN AND PRESENTATIONCONCEPTS

HVAC & PLUMBING

SAVOR THE WESTCHESTER

� System Type For primary cooling, Landlord has provided each

Patio Cafe Tenant with a 3,000 thermal exhaust fan designed to

draw conditioned air from the Mall’s common area RTU’s through

the Tenant’s space. Patio Cafe tenants to design and provide

ductwork and diffusers connected to the Landlord provided

thermal exhaust fan.

� Secondary Cooling Permitted only if Tenant can verify need

with HVAC load calculations based on 75 degree room

temperature.

� Outside/Relief Air Landlord provides 3,000 CFM maximum per

tenant through Landlord providedRTU’s.

� Smoke Exhaust/Relief None required.

� Process Cooking Equipment Exhaust Size for application by

Tenant.

� Make-Up Air Tenant must provide replacement make-up

equipment designed to replace 85% of process cooking exhaust

air.

� Toilet Exhaust By Tenant to roof on upper level

� Temperature Controls The Mall will provide each tenant a

space thermostat controlling tenants space design temperature.

Tenant must contact Roth Brothers to verify interface with EMS

system.

� Test & Balance Tenant shall employ a TAB, NEBB or AABC

Certified Air Balance Contractor to perform final testing and

balancing.

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� See Criteria Sheet MEP-1 for further information.

HVAC Plumbing

� Water Redistributed by Landlord via overhead mains with

2” valved connection

� Waste 4” wye connection off Landlord main. Designated

connection point within or adjacent tospace.

� Vent Through roof by Tenant.

� Natural gas Available for Patio Cafe only. Landlord

provide meter bank at grade level with piping to roof for

Tenant’s connected. Obtain meter set from local utility

� Grease Waste Landlord provide 4” connections for Patio

Cafe only

� Toilet Rooms As required by code.

� Drinking Fountain Per code and ADA requirements.

� Service Sink As required by code.

� NOTE: Any Tenants over the road shall have wall

mounted toilets and keep floor drains / penetrations to

Code minimum.

� See Criteria Sheet MEP-1 for further information.

ELECTRICAL & FIRE PROTECTION SAVOR THE WESTCHESTER

� Voltage 277/480 volt, 3ph,4-wire.

� Landlord Equipment Breaker

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at main switchboard.Transformer by Tenant in designated remote location. 120/208 to

Tenant space. Landlord provides conduit with pull string to

remote transformer location and from there to the Tenant’s

space. Tenant to provide conductors, disconnect switch,

transformer, and distributionpanels.

� Power Redistributed by Landlord.

� Metering Not required

� Capacity Tenant maximum connection is 75 watts per square

foot. Submit connected and demand electrical load data to

support electric service size requested.

� Telephone 1” minimum conduit with pull wire to designated

connection point in central locations.

� Fire Alarm: Tenant to utilize Landlord approved contractor to

interface with the Mall’s fire alarm system.

� See Criteria Sheet MEP-1 for further information.

Electrical Fire Protection� Implementation Tenant shall directly employ the

Landlord designated contractor to install and/or modify

existing grid or utilize connection provided.

� Tenant Flow Switch Not Permitted.

� Valve for Tenant Space Not Permitted.

� See Criteria Sheet MEP-1 for further information.

MEP CALCULATION FORMS

Tenant’s Engineer shall use their own form for HVAC Load Calculations:

•Appliance Heat Gain

•Electrical Load Summary

•Kitchen Exhaust Fan Specifications

•Kitchen Make-up Air Unit

Specification

•RTU/Split System Specification

•Maintenance

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MEP CALCULATION FORMS

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Tenant’s Engineer shall use their own form

for HVAC Load Calculations:

•Appliance Heat Gain

•Electrical Load Summary

•Kitchen Exhaust Fan Specifications

•Kitchen Make-up Air Unit Specification

•RTU/Split System Specification

•Maintenance

TENANT EXAMPLE SUITE FS01

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TENANT EXAMPLE SUITE FS02-1 / FS02-2

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TENANT EXAMPLE SUITE FS03

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TENANT EXAMPLE SUITE FS04

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TENANT EXAMPLE SUITE FS05

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TENANT EXAMPLE SUITE FS06

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TENANT EXAMPLE SUITE FS07

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� Freestanding tenant at Common Area ceiling and lighting. Supplemental suspended features and

lighting by Tenant subject to Landlord approval.

� This space is visible from all foursides.

� Tenant may utilize low walls to screen back of house areas. Walls to be no higher than 5’-0”.

� Three sides should include a higher profile counter to allow for bar height dining including foot rest. Refer

to detail. Tenant will provide barstools.

� Lighting and signing should be suspended from Tenant’s café structure.

FREE STANDING CAFES

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SAVOUR THE WESTCHESTER

COUNTER DETAIL

Outlet for

Customers

ADA

Counter

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ADA

Counter

Chair / Stool

by Tenant

TENANT EXAMPLE SUITE KI06

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TENANT EXAMPLE SUITE KI07

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