TENANT DESIGN MANUAL
UPDATED FEBRUARY 2016
PROJECT OVERVIEW
2
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
3
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
4
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
5
The Tenant Information Package (TIP) is intended to provide you with the
project’s design and construction criteria and consists of several parts:
6
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
7
STOREFRONT ZONE PLAN –FIRST LEVEL
8
STOREFRONT ZONE PLAN –SECOND LEVEL
9
STOREFRONT ZONE PLAN –THIRD L& FOOD COURT LEVELS
10
RETAIL LEVEL ONE –TYPE A STOREFRONT
11
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
12
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
13
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
14
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
15
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
16
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
17
INTERMEDIATE NEUTRAL PIER A
18
STOREFRONT TYPE B DETAIL
19
STOREFRONT TYPE C DETAIL
20
STOREFRONT TYPE D & E DETAIL
21
INTERMEDIATE NEUTRAL PIER: B, C, & E
22
STOREFRONT SIGNS
23
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
24
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.
25
SAVOR THE WESTCHESTER PLAN
26
SAVOR THE WESTCHESTER – EXAMPLE
BUILDING SECTIONS
27
SAVOR THE WESTCHESTER –
REFLECTIVE CEILING
28
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.
29
• 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.
30
• 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.
31
• 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
32
33
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.
34
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.
35
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.
36
� 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
37
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
38
MEP CALCULATION FORMS
39
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
40
TENANT EXAMPLE SUITE FS02-1 / FS02-2
41
TENANT EXAMPLE SUITE FS03
42
TENANT EXAMPLE SUITE FS04
43
TENANT EXAMPLE SUITE FS05
44
TENANT EXAMPLE SUITE FS06
45
TENANT EXAMPLE SUITE FS07
46
� 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
47
SAVOUR THE WESTCHESTER
COUNTER DETAIL
Outlet for
Customers
ADA
Counter
48
ADA
Counter
Chair / Stool
by Tenant
TENANT EXAMPLE SUITE KI06
49
TENANT EXAMPLE SUITE KI07
50