Tenant Design Standards - John Wayne Airport

Tenant Guidelinesfor JOHN WAYNE AIRPORT

Aviation & Transportation

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ATENANT GUIDELINES

Tenant Guidelines for Terminal C i

TABLE OF CONTENTS

1.0 John Wayne Airport Statement..............................Pg. 1 1.1 Introduction 1.2 Objective 1.3 Definitions

2.0 Design Intent..........................................................Pg. 5 2.1 Existing Building Description 2.2 Existing Concessions 2.3 Architectural Concept 2.4 Identifying Image 2.5 Building Materials 2.6 New Development - Terminal C 2.7 New Concessions Figures 2.1 Terminals A, B & C Overall Plans 2.2 Terminal C Plans 2.3 Large Vault Interior Perspective 2.4 Marketplace South Transition 2.5 Marketplace North Transition 2.6 Terminal B into Marketplace 2.7 Marketplace from the South 2.8 Marketplace from the North

3.0 Storefront Design...................................................Pg. 19 3.1 Objectives 3.2 General 3.3 Storefront Entries 3.4 Storefront Closures 3.5 Storefront Materials 3.6 Display Areas Figures 3.1 Concessions Plans 3.2 Concessions Plans

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Tenant Guidelines for Terminal C ii

TABLE OF CONTENTS (CONT.)

3.3 Concessions Plans 3.4 Concessions Plans 3.5 Concessions Plans 3.6 Airline Tenant Space 3.7 Concession Storage 3.8 Storefront Sign Limit 3.9 Marketplace Storefront Signage 3.10 Concourse Storefront Signage

4.0 Store Interior Design...............................................Pg. 33 4.1 Objectives 4.2 Store Layout 4.3 Demising Partitions 4.4 Interior Partitions and Wall Finishes 4.5 Closures 4.6 Approved Materials 4.7 Floor Design Requirements 4.8 Ceiling Design Requirements 4.9 Lighting Criteria

5.0 Signage & Graphics.................................................Pg. 41 5.1 Objectives 5.2 General Criteria 5.3 Sign Types & Sizes 5.4 Sign Restrictions 5.5 Blade Signs Figures 5.1 Designated Sign Bands 5.2 Signable Area Signage 5.3 Sign Limits 5.4 Blade Signs

6.0 Food & Beverage Tenant Criteria.............................Pg. 49 6.1 Objectives 6.2 General Criteria

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Tenant Guidelines for Terminal C iii


6.3 Sales Counter 6.4 Lighting 6.5 Ceilings 6.6 Floors 6.7 Walls 6.8 Signage 6.9 Menu Board

Figures 6.1 Marketplace Design Intent 6.2 Marketplace Reflected Ceiling Plan 6.3 Marketplace Fast Food & Restaurant/Bar Elevations 6.4 North Holdroom Food & Beverage Signage 6.5 Concourse Food & Beverage Signage 6.6 Mid-Concourse Signage 6.7 Food & Beverage Menu Board

7.0 News & Food Walls.................................................Pg. 63 7.1 Objectives 7.2 General Criteria 7.3 Display Area 7.4 Signage

Figures 7.1 Food & News Wall

8.0 Airline Tenant Criteria..............................................Pg. 67 8.1 Objectives 8.2 General Criteria 8.3 Demising Partitions 8.4 Wall Finish Criteria 8.5 Floor Finish Criteria 8.6 Ceiling Design Criteria

8.7 Closures 8.8 Casework

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Tenant Guidelines for Terminal C iv


8.9 Signage 8.10 Lighting Criteria 8.11 Mechanical, Electrical, Plumbing, Fire Protection & Structural Figures 8.1 BSO Storefront 8.2 Airline Ticketing 8.3 Ticketing Interior Perspective

9.0 Mechanical, Electrical, Plumbing, Fire Protection & Structural...............................................................Pg. 75 9.1 Objectives 9.2 Qualified Professional Engineer 9.3 Project Review 9.4 Electrical System Design Criteria 9.5 Mechanical Systems Design Criteria 9.6 Plumbing Design Criteria 9.7 Fire Protection Design Criteria 9.8 Structural Design Criteria 9.9 Utility Spreadsheet of Airport/Tenant Responsibility Figures 9.1 Utility Matrix 10.0 Tenant Submission Requirements.............................Pg. 83 10.1 General 10.2 Document Requirements 10.3 Concept Design Submission 10.4 Design Development Documents Submission 10.5 Final Construction Documents Submission 10.6 Record Set Submission

11.0 Construction Requirements.......................................Pg. 89 11.1 Contractor Selection

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Tenant Guidelines for Terminal C v


11.2 Notice to Proceed 11.3 Pre-Construction Meeting 11.4 General Procedure 11.5 TSA Security 11.6 TSA Contacts 11.7 Equipment/Tools 11.8 Airport Security 11.9 Work Hours & Restrictions 11.10 JWA Maintenance Key Sets 11.11 Emergencies 11.12 Contractor Parking 11.13 Trash Removal 11.14 Hot Work 11.15 Floor & Roof Penetrations 11.16 Quality Control 11.17 Inspections 11.18 Documents & Samples at the Work Site 11.19 Shop Drawings, Product Data & Samples 11.20 Substitution of Materials & Equipment 11.21 Changes in the Work 11.22 Final Inspections & Acceptance of Work 11.23 Certificate of Substantial Completion

Tenant Guidelines for Terminal C vi

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John Wayne Airport StatementSECTION 1.0

Tenant Guidelines for Terminal C 1

john wayne airport is considered one of the most convenient and appealing airports for travelers to utilize in Southern California. This is the result of the Airport’s commitment to providing an attractive, pleasant experience for passengers, terminal users, and tenants. Located in one of the most vibrant economic regions in the state, if not the country, JWA is utilized by millions of people every year. While the demand for air travel in Orange County is strong, the Airport is currently limited in the type and amount of service it can provide due to the 1985 Settlement Agreement consistent with amendments made to this agreement in 2003. A multi-year Airport Improvement Program is being implemented to add a third Terminal (Terminal C), 2,000+ parking spaces, along with additional concessions and amenities. One key objective of the Airport Improvement Program is to design and develop the new facilities in a way that creates a single, seamless environment with existing Terminals A & B, while achieving dynamic aesthetic experiences for passengers that include vibrant retail and concession off erings.

By establishing Tenant Guidelines, JWA encourages the development of exciting, multi-dimensional retail concepts and design identities within the high quality interior environment of the terminals. The Thomas F. Riley Terminal is an iconic architectural building with a design aesthetic that includes natural stone, vaulted ceilings, abundant natural light, and open spaces with a clear view throughout the terminal. Retail and Concession Tenants should design spaces that honor the surrounding architecture while enhancing the appearance of passenger amenities, motivating the increased utilization of these amenities. As a highly visible component of the terminal environment, concessions areas play an important role in achieving the above stated objectives.

These Tenant Guidelines will help to establish a standard for functional, durable, and aesthetically pleasing signage, storefront, and interior elements conducive to retail activities and transactions. They will also provide a standard by which all tenant proposals will be assessed. Concession/Airline Tenants and designers will be required to adhere to these standards throughout the initial design process and any design decisions throughout the duration of the Tenant’s lease. All projects will be submitted to a design review process at key project transition dates in order to assure adherence to the Guidelines.

JWA’s mission is “to plan, direct, and provide high quality aviation services and facilities for Orange County in a safe, secure, and effi cient manner,” and to insure that services will be carried out with the highest level of operational commitment, both by Airport personnel and all Tenants. The goal of the Tenant Guidelines is to assist in achieving this mission.

1.1 Introduction


1.2 Objective

The primary purpose of the Tenant Guidelines is to encourage dynamic Tenant solutions to be consistent with the unifi ed aesthetic and functional visions of John Wayne Airport, hereafter referred to as “JWA” or “JWA Management”. It is the goal of JWA to facilitate the highest standards by establishing an atmosphere that enhances overall customer satisfaction, improves and unites the appearance of the terminals, and increases the operational and economic performance of JWA’s concessions.

This document is provided as a guide for tenants who provide merchandise and service in the terminal, hereafter referred to as “Tenant”. It is important that Tenants become familiar with the base building design of Terminal C before any design work is started. In addition, Tenants shall become familiar with the existing conditions present in Terminals A & B, since it is a stated objective of JWA Management and the County of Orange to maintain and improve upon the quality of the interior environment and the passenger experience both in Terminals A&B and in the new Terminal C.

Tenants will be involved in an on-going review process during the early design stages with JWA representatives to determine specifi c design criteria and conditions which are acceptable to the Airport for Terminal C. The Tenant Guidelines help establish minimum acceptable standards of design and ongoing visual merchandising for the concessions, and provide a standard by which proposals can be evaluated. Tenants must comply with the requirements and conditions set forth in the Tenant Guidelines, and are therefore encouraged to become familiar with the intent and details of this document prior to the commencement of work.

It is important that Tenants and their associates are responsible for the preparation of drawings and specifi cations. The material must follow the procedures outlined herein, however, it is realized that general instructions cannot cover every situation. Specifi c problems unique to the Tenant shall be resolved by the Tenant working jointly with a JWA Management representative for design

related issues. Should there be any discrepancies between the Tenant Guidelines and the Tenant’s lease with JWA, the Tenant’s lease shall govern.

JWA representatives shall have the absolute right of review and approval over all aspects of Tenant Improvements, as well as discretion to waive any aesthetic criteria so long as in JWA Management’s opinion neither the concept, quality or character of the project, nor the terminal’s aesthetics or functions are signifi cantly adversely aff ected.


1.3 Defi nitions

The following defi nitions are used throughout the Tenant Guidelines and shall be interpreted as follows:

JWA Management is John Wayne Airport or duly appointed designee.

Authority Having Jurisdiction is the duly appointed body that governs, regulates, and enforces applicable standards, codes, and regulations.

Closure is an operable item used to close or screen openings within or on the perimeter of a Tenant space such as a door or grill.

Common Area is the public space outside of Tenant leased areas that is used by the general public and designed and maintained by JWA.

Concourse is that portion of a terminal consisting of gate holdrooms and boarding areas, public circulation zones and amenities directly adjacent to and supporting these functions.

Demising Walls are walls that mark the lease lines between independent Tenant-leased areas or other separately designed spaces, including public spaces, service corridors, etc.

Inspector (JWA’s Tenant Construction Inspector)

Lease Lines (except where noted in plan exhibits) extend from the outermost point of the storefront’s exterior face into the rear of the Tenant’s leased premises and from the centerline of the side demising wall.

Neutral Pier is any supporting element, such as a column or portion of the wall between openings.

Neutral Band is a horizontal supporting element above an opening, such as a soffi t.

Signable Area shall be defi ned as the area in the Storefront above a designated height that can be used for concession signage. This space will typically be defi ned by surrounding architectural features, such as soffi ts, neutral piers, or columns, but may also be defi ned as a design feature of the overall storefront design.

Storefronts shall be defi ned as the architectural facades of any Tenant-leased premises adjacent to public circulation areas of the terminal, including doorways. The Storefront will be physically defi ned by base-building elements that surround and frame the Tenant Storefront; those elements include columns, side piers, soffi ts, upper fascia, and the fl oor surface at the lease line.

Tenant is the lessee, including all food and retail concessionaires as well as airlines in the Airport.

Terminal is that portion of the airport complex consisting primarily of check-in and/or baggage claim facilities, gate holdrooms, and boarding areas, public circulation zones and amenities supporting these functions - Terminals at JWA include Terminal A, Terminal B, and Terminal C, including North and South Commuter Holdrooms.

Pop-out is the food concession between gates 4 and 5 mid-way down the Concourse of Terminal C.

Marketplace is a central concession area located between the transtitions of the Terminals. In this document, it specifi cally refers to the transition between Terminals B & C. “Marketplace” is only a placeholder name at this time.


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Design IntentSECTION 2.0


The existing Thomas F. Riley Terminal at John Wayne Airport has been operational since 1990. The Terminal‘s facilities, and much of the development around them, were permitted as the result of a 1985 Settlement Agreement between the County of Orange and the City of Newport Beach, as well as several other groups. This settlement agreement intentionally limited the size of the overall terminal, as well as its components, to include concession spaces. Overall plans shown, in Figure 2.1, refl ect the overall Terminal layout, which include Terminals A, B & C and a portion of new and existing parking structures.

The Thomas F. Riley Terminal (Terminals A & B) and related facilities were originally designed to serve 8.4 million annual passengers (MAP). JWA served nearly 10 MAP in 2007. At that level, existing facilities were being stretched to their operational limits. The Airport Improvement Program is one of Orange County’s largest-ever public works projects, which allow the Airport to improve its facilities in an eff ort to continue providing convenient, effi cient transportation with the high level of customer comfort and service that JWA users have come to expect.

2.1 Existing Building Description


2.2 Existing Concessions

A recent concessions leasing study noted that the concession/retail space in the existing JWA terminals falls well below industry standards for other medium size U.S. airports. While the demand for volume and variety of terminal building concessions has increased at almost every U.S. airport, the concession/retail areas in JWA have remained essentially the same since 1990 when the terminal was completed and opened for business. The new concessions that will be included in the Terminal C expansion will, therefore, provide essential services to meet passenger demand for concession/retail amenities.

The primary goal of these Guidelines is to establish a developmental direction for new concessions in the Terminal C expansion. However, as concession spaces are renegotiated in Terminals A & B, these guidelines will act as a directive for all new concession development in the existing Terminals as well.


2.3 Architectural Concept

The Terminals are architecturally signifi cant and unique as a public transportation facility serving Orange County. The form of the existing building has often been likened to the fuselage of a jet airliner with its long, bronze barrel vaults extending the length of the building. This form encourages a functional layout that is straight-forward and clear, and the bilateral symmetry of Terminals A & B centered on the rotated central square establishes a consistency in functional arrangement between the two terminals. The result is a very effi cient and comfortable travel process that allows passengers a smooth transition from beginning to end of their experience at JWA.

The terminals’ interiors, however, refl ect the strongest images–those which contribute to the positive passenger experience and excellent reputation that the Airport enjoys. The original design team and airport management focused from the very beginning on the passenger environment, including processing requirements, amenities, intuitive wayfi nding, acoustics, natural daylighting, and other aspects which contribute to a positive experience within the interior of the terminals. Aesthetically, barrel-vaulted spaces, clear views through the terminals from landside to airside, use of natural stone, and a soft, neutral color palette create an open and inviting, high quality environment for all airport users, which is appropriate for this Orange County facility.

These archetypal interior elements should be considered when designing concessions spaces within the Airport. For example, the barrel vaults allow for a feeling of expansive space throughout the terminals, and passengers enjoy unobstructed views of these architectural features down the entire length of the concourse. Concessions located on the concourse are currently placed within a soffi t line to allow for this continual view. Tenants are encouraged to become familiar with such architectural features and to understand how they can design dynamic merchandising identities that will be harmonious with these features.

2.4 Identifying Image

As a portal to Orange County, John Wayne Airport holds the unique opportunity to express the vibrant beauty of its surrounding community, and creates the fi rst impression for many travelers as they enter Southern California. The high visibility of concessions in the terminal building require that certain controls be in place to prevent overwhelming the interior environment with designs that do not fi t within the acceptable range of aesthetic images for the Airport.

As an aesthetic guide, JWA identifi es with images that relate to Orange County – gardens of fresh, colorful fl owers in the spring, warm stucco and terra cotta, oranges and strawberries locally grown, high quality art galleries, a wide variety of retail and dining experiences, and beautiful beaches. Orange County brings to mind fresh air, the warmth of the sun, vistas of rolling foothills and seaside cliff s. It is a community that enjoys diverse natural beauty, as well as high quality built environments. The imagery should serve as inspiration for all designers involved in developing the concession identities and aesthetics in the Airport.


2.5 Building Materials

The materials used in the Terminals communicate a high level of quality and also identify the Airport with its surrounding community. For consistency, materials and colors which already exist in the terminals will be used to provide a transition between the architecture of the building and the concession spaces. One of the most widely used and most identifi able materials is the gray and beige limestone found throughout the terminals. Reminiscent of the color of sand, this material is used in the fl ooring and on columns and will be especially important as a bridge to achieve the Airport’s goal of consistency between the existing and new terminal areas, as well as reinforcing the connection between concession theme and the interior terminal environment.

Other materials that can be found in the terminals are carpet, paint, and clear glazing. These all assist in providing color or transparency to create a comfortable, well-lit environment with muted acoustic qualities. In addition, although it is not a material per se, lighting plays an important role in creating an inviting feeling throughout the Airport. Hidden sources of light characterize much of the lighting eff ect, and the abundant use of natural light is a key element to the overall architectural concept.

2.6 New Development - Terminal C

John Wayne Airport and the County of Orange have stated that the design of Terminal C should show a consistency with the major architectural gestures already found in Terminals A & B. The success of the existing terminals are inherent in their straight-forward layout. (Figure 2.1) Terminal C will also refl ect this functional approach with Ticketing, Baggage Claim and an expanded Security Checkpoint located in a similar layout as found in Terminals A& B. (Figure 2.2) The linear nature of the concourse is repeated in Terminal C and extends south, allowing an additional 6 gates to be added to the Airport, as well as 3 regional jet gates in the South Commuter Holdroom, which is located at the south end of the terminal. The existing regional jet gates at the north end of Terminal A will be housed in a new North Commuter Holdroom. The existing end of Terminal B concourse opens into the new Terminal C, and existing Gates 2 and 3 can become new international gates if necessary.

Also, repeated in Terminal C is the use of the iconic barrel vault and the double height spaces at Baggage Claim. The vaults allow an abundant amount of natural light to fi ll both levels of the terminal. Interior material selections remain consistent, as mentioned previously, to provide a bridge between the existing and new terminal. The archetypal architectural features of Terminals A & B are also continued in Terminal C – clear lines of sight, daylighting, hidden sources of light, muted acoustics, and appealing, comfortable aesthetics are found throughout.

To subtly introduce a new identifying concept in Terminal C, a curving arc that mirrors the curve of the barrel vaults is used in areas such as the fl oor in the new “Marketplace” and in signage bands that act as identifi ers for concession and retail spaces. It is also seen in the North and South Commuter Holdroom designs, in the concession “Pop-Out” midway down the concourse, and at the landside connector between Terminal B and Terminal C. While referencing an existing architectural feature, the subtle curves of the new building establish its identity and update the architectural character of the existing facilities.


2.7 New Concessions 2.8 Sustainability

Approximately 27,000 square feet of additional concession space will be added in the expansion of Terminal C. With the additional space there will be more opportunity to provide an attractive mix of retail, food and beverage, and specialty shops. Because concessions are an important revenue source at John Wayne Airport, providing the best possible environment for passengers becomes the primary goal, and focus needs to be placed on providing warm, friendly, and inviting spaces through concession space design. (Figures 2.3 - 2.5)

One of the benefi ts of a linear terminal plan, like the JWA terminal, is that many of the concessions may be located directly across from or adjacent to open holdroom areas. This provides an opportunity for direct interface and accessibility for passengers to use concessions close to their gates. Several concession spaces in Terminal C are arranged to provide such convenience. However, a unique condition exists in Terminal C that creates an opportunity to demarcate a new and exciting concept for concessions in the Airport. As a requirement for processing international travelers through Customs and Border Protection as they arrive into the United States, a sterile corridor and vertical circulation area from Departures to Arrivals level has been established in the area where Terminal B connects to Terminal C. (Figure 2.6)

This intersection of the typically linear path of travel down the concourse provides an opportunity to establish a dedicated concession area currently referred to as “The Marketplace.” The area surrounding the international gates, adjacent to the Security Checkpoint, is now a unifi ed, centrally located retail and service corridor that is a hub for travelers to visit for their concession needs. (Figure 2.6) The Marketplace is conceived as a lively and energetic space, designed to draw people together, and JWA’s goal is to make this space, along with the rest of the concession areas throughout Terminal C, a vibrant amenities experience for passengers in the Airport. (Figures 2.7 & 2.8)

Although Tenants are not required to submit for Leadership in Energy and Environmental Design (LEED) Certifi cation, JWA will be reviewing all designs for use of sustainable “best practices” based on the LEED-CI system. Tenants are encouraged to assess every possibility to achieve LEED points in their design approach by considering material selections, energy effi ciency, water management, and indoor environmental quality. Approval of all designs will be dependent on JWA’s assessment of the success of the design to achieve these approaches.

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Figure 2.3 Large Vault Interior Perspective


Figure 2.4 Marketplace South Transition


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Figure 2.7 Marketplace from South


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Storefront DesignSECTION 3.0



3.1 Objectives

3.2 General

3.3 Storefront Entries

JWA encourages the use of creative, three-dimensional solutions that promote maximum visibility and appeal for concession spaces. All storefronts should maintain a high quality design, as well as the use of materials and lighting, to compliment the surrounding environment.

Storefront shall extend from the fl oor slab to a horizontal neutral band or soffi t and shall abut the vertical columns or vertical demising systems at both sides of the demised Tenant’s premises. Lease Lines are established by JWA Business Development and are generally refl ected in Figures 3.1 - 3.6. These Lease Lines must be confi rmed by JWA Real Estate for design purposes.

Where applicable, all storefronts located on corners must follow the path of the lease line and shall not protrude into the public circulation areas. Stores occupying an area that has two or more storefronts, shall install display windows and/or store entrances on all elevations.

Open storefronts, which allow a maximum exposure of the Tenant area, are encouraged. A minimum of 85% of the storefront elevation should be either glass for attractive display areas, or open access.

All storefronts, except entry doors, shall have a minimum 6” high base of durable and maintainable material integrated with the storefront design. Acceptable materials include chrome, aluminum, stainless steel, limestone (to match the existing material in the Terminal), granite, and hardwood.

Columns and fascia abutting the lease line shall be fi nished by JWA in materials consistent with the rest of the terminal. Any soffi t or column returns exposed by further recessing the storefronts shall be fi nished to match the approved surround construction and fi nished by the Tenant at the Tenant’s cost.

No element of the storefront may extend beyond the Tenant’s lease line, with the exception of

specifi ed storefront sign structures as shown in Figure 3.8. Exceptions may be made for innovative or creative three-dimensional designs at JWA Management’s sole discretion. If an expansion joint occurs within the Tenant space, it shall be the Tenant’s responsibility to maintain the integrity of this joint, and install the fi nish material to this joint in a professional manner that is consistent with the architectural approach throughout the Terminal.

Storefronts shall not interfere with existing electrical and mechanical services of Terminal C. In the event that alterations must take place, the Tenant must receive prior approval from JWA. In addition, all costs involved in altering electrical and/or mechanical systems shall be the responsibility of the Tenant.

If the storefront design includes a distinct entryway, it must be a minimum of 72” in width.

Tenant’s storefronts may have as many as two distinct entries as long as the storefront extends beyond a single pier, as defi ned by the space between existing columns. Figure 3.9

Allowable sign areas have been determined by the general architectural concept of the Marketplace, and all retail concessions located in this area will develop signage in conjunction with specifi ed structures. (Figure 3.9) Creative three-dimensional signage is encouraged, and more latitude may be granted depending on JWA Management’s review of the design. (See Section 5)

Allowable sign areas for retail concessions located outside the Marketplace have been determined based on the general physical conditions of the location. (Figure 3.10) Again, creative three-dimensional signage is encouraged, and more latitude may be granted depending on JWA Management’s review of the design.


3.4 Storefront Closures

3.5 Storefront Materials

Additional lighting, and backlighting of signage shall be provided by Tenants at storefronts, as necessary, to appropriately illuminate the storefront and signage Storefront design should create a three-dimensional treatment by slightly recessing the closure line or other portions of the storefront from the lease line creating an entry portal. Incorporation of multiple planes relative to the lease line is encouraged. If a soffi t at the recessed entry is created, it shall be 9’-6” minimum above the fi nished fl oor unless otherwise determined by architectural elements surrounding the storefront. Down lights are required in all recessed entry areas. (See Section 4)

Any fl ooring between the lease line and Tenant storefront, or closure line is the responsibility of the Tenant, and must coincide with the fl oor fi nish in the common area. See Figures 3.1-3.6 for fl oor fi nish design in the common areas adjacent to the Marketplace and Concourse concession locations.

Tenant fl ooring must be fl ush with the adjacent fl ooring surface. Bull nosed tile, reducer strips, carpet edge guards, or fi nished edges viewed as potential trip hazards shall not be allowed.

Electronic surveillance (camera) or other shoplifting detection devices and security systems shall be integrated within the Tenant’s store. Suspended boxes, suspended rails, or other exposed equipment and decals are not permitted.

All storefront closure doors, if included in the storefront entry design, shall be provided by the Tenant. Closure doors shall be one of the following:

Single track frameless glass sliding doors• Aluminum and glass sliding doors with concealed • storageSliding aluminum grille door with recessed top • hung track in an approved fi nish. Infi ll panels for folding screens to be tempered glass, not Lexan.

All storefront fi nish materials shall be constructed of the highest quality, durable materials that can easily be maintained. Tenants are encouraged to use materials in creative ways to establish the identity of the concession and create an appealing aesthetic solution. Storefront materials must be discernible from adjacent JWA fi nished surfaces. All materials and their fi nished installation are subject to the approval of JWA Management.

Acceptable Storefront Materials:

Marble, granite, limestone and other natural • stone products, other than those already used in the terminalCeramic or porcelain tile• Wood - top grade mill quality, natural • or stained fi nish hardwood fi nished on

Closures may not have thresholds or bottom tracks and must maintain a minimum of 1/4” undercut to clear all adjacent fl oor surfaces.

If swing doors are used, a setback of 36” minimum from lease line is required to allow for door swings.

No part of any door shall extend beyond the storefront lease line into the Airport’s public corridors except when required by code. Allowable doors include: multi-pane glass, fully glazed, or frameless glass doors on pivots.

Coiling horizontal/tracking grilles are acceptable in all concession areas, however, coiling vertical grilles are permitted at concession areas where architectural conditions allow. All portions of frames or tracks that are visible must match the metal fi nishes used elsewhere in the storefront. Grilles must be independently supported from the fl oor. JWA’s structure may only be used for vertical support, and the structural support for the rolling grille must be hidden and incorporated in the Tenant’s storefront design.


3.6 Display Areas

site. Simple cut grain is preferred (as opposed to rotary cut, for example).Decorative fi nished metals such as polished • chrome, stainless steel, anodized aluminum or factory painted steel.Frameless clear glazing of tempered or • laminated safety glass with polished exposed edges.Framed clear glazing with wood or metal • glazing mullions, only if acceptable to JWA based on Tenant’s design intent.Ornamental glass, such as tinted, etched, • sandblasted, beveled, or leaded.

Unacceptable Storefront Materials:

Simulated materials of brick, stone or wood• Painted gypsum board• Wallpaper or wall covering• Plywood paneling• Hardboard or high density particle board• Pegboard of any form• Mill fi nish aluminum or fi eld painted metal• Cork or cork tile• Carpet or fabric (vertically applied)• Plastic laminates• Plexiglas, fi berglass sheeting, or mirror• Other materials, which in the sole opinion • of JWA, are of poor quality, inappropriate fi nish or incompatible with Adjacent Tenant or common area fi nish material.

Wall mounted surface displays are prohibited on JWA’s side of the storefront. All fi xtures shall be professional and comply with industry standard for display windows. No pegboard or metal shelving is permitted. If shelving is used, glass is acceptable in storefront display windows.

All show windows shall be adequately lit and ventilated. This area shall be illuminated with low voltage track lights, recessed incandescent lighting, or approved specialty lighting. Lighting in this area shall be on a dimmer, and visible glare in the common area will not be permitted.

No signs shall be taped or fastened to the display windows or hung from the soffi t.

No checkout counters, temporary sale racks or mass merchandising systems (slat walls) are allowed in the Display Area.

The use of visually creative display and merchandising areas are strongly encouraged. Innovative merchandising, quality materials and appropriate lighting should be used to convey the Tenant’s merchandise identity.

The display area shall be defi ned as the space 5’-0” inside the Lease Line along the length of the lease space.

Storefront Examples

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Figure 3.1 Concessions Plans


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2009ATO OFFICES

2061CONCESSIONS

1/32" = 1'-0"

Departure Level_ Concourse Concession

1/32" = 1'-0"

Departure Level_Airside Concession




2066

CONCESSIONSEATING

2073CONCESSION

2071

CONCESSIONSEATING

2025CONCESSIONS

1/32" = 1'-0"

Departure Level_MP Concession with Seating 1

1/32" = 1'-0"

Departure Level_MP Concession with Seating 2

OPEN TO BELOW



2067CONCESSION

2070CONCESSION

2027CONCESSIONS

1/32" = 1'-0"

Departure Level_MP Concession - Retail 1 1/32" = 1'-0"

Departure Level_MP Concession - Retail 2

1/32" = 1'-0"

Departure Level_MP Restaurant, Fast Food, and Seating Area

STERILE CORRIDOR STERILE CORRIDOR



2120CONCESSIONS

1005ACONCESSIONS

CONCESSION2003

1/32" = 1'-0"

Departure Level_N. Holdroom Concession

1/32" = 1'-0"

Arrival Level_Concession 1

1/32" = 1'-0"

Departure Level_Landside Concession


Figure 3.6 Airline Tenant Space

1010BSO

BAGGAGECLAIM

TICKETING

1/32" = 1'-0"

Arrival Level_Baggage Service Offices

1/32" = 1'-0"

Departure Level_ATO

ATO OFFICES2009

1"=

50'- 0

"

Arriv

alLe

vel_ C

once

ssion

Stor

a ge

CONCESSIONSTORAGE

1092

CONCESSIONSTORAGE

1114

SOUTH COMMUTERHOLD ROOM


Figure 3.7 Concession Storage

UNASSIGNEDSPACE

Figure 3.8 Storefront Sign Limit

VAR

IES

HEI

GH

T

MAX1' - 6"

AREA

SIG

NAB

LE

VAR

IES

HEI

GH

T

LIGHT FIXTURE

EXISTING SOFFIT

15' -

3"

STONE CLADCOLUMN COVER

CEILING BY TENANT

1/4" = 1'-0"

Storefront Signage


Figure 3.9 Marketplace Storefront Signage

MAX

1' -

6"

15' -

3"

SIGNAGELOCATION

13' -

3"

MAX

1' -

6"SIGNAGELOCATION

15' -

3"

13' -

3"

Marketplace Signage Elevation

3/32" = 1'-0"

Marketplace Signage Elevation (South)


Figure 3.10 Concourse Storefront Signage

MAX60% SIGNABLE AREA

MAX

1' -

6"AR

EAS

IGN

ABLE

MIN

9' -

6"

SIGN LOCATIONS

15' -

0"

10' -

0"

MIN

8' -

0"

9' -

0"

MAX

1' -

2"SIGNAGE LOCATION

8' -

2"

9' -

9"

MAX

1' -

2"

SIGN LOCATION

1/16" = 1'-0"

Concourse Signage Elevation

1/16" = 1'-0"

Arrival Level Concession

1/16" = 1'-0"

Departure Level Landside Concession Elevation


SN

A

Store Interior DesignSECTION 4.0



4.1 Objectives

4.2 Store Layout

4.3 Demising Partitions

4.4 Interior Partitions and Wall Finishes

JWA encourages innovative designs for store interiors that reinforce the merchandising identity of each Tenant. High quality design and use of materials should reinforce the quality of the surrounding Terminal environment, while off ering travelers an effi cient and highly aesthetic experience for each concessions space.

Store layouts should cater to the typical passenger‘s time constraints, with easily accessible displays and transaction areas. Displays should be attractive and creative, but should not interfere with egress throughout the store.

Aisles within stores must be designed and spaced for easy and safe movement and must accommodate disabled persons, passengers with baggage, luggage carts, roller bags and wheelchairs. The Tenant is responsible for complying with codes and Federal American with Disabilities Act (ADA) accessibility guidelines as well as California accessibility requirements. Aisle widths must be a minimum of 4’-0”.

Interior layouts shall be designed for safety and convenience, shall utilize fl oor and wall surfaces that ensure safe and easy movement, and shall incorporate counter areas of suitable height for adequate knee space for people in wheelchairs.

All display racks and stands must be entirely contained within the leased area and shall not be located within entranceways. Display racks and stands shall not encroach into public circulation corridors.

Store layouts must be organized such that all queuing will be contained entirely within the leased area. Queing into public circulation corridors is to be avoided. Queing into store entranceways and interior circulation aisles should be minimized.

Storage for concessions is limited. Tenants are encouraged to include storage areas within their lease space.

Demising walls between Tenants shall be centered on the Lease Line dividing the Tenant space. Walls shall be constructed of minimum of 18 gauge metal studs and sound attenuation batts. The Tenant shall provide a minimum of 5/8” fi re rated gypsum board extending the full height of the wall, with all voids fi lled and penetrations sealed in conformance with acceptable codes and regulations. No penetrations through shell walls shall be permitted unless approved by JWA Management.

If the Tenant’s business increases ambient noise levels in the adjacent spaces beyond the allowable level of local state or federal codes or regulations - or to a degree found unacceptable by JWA Management, the Tenant shall employ sound abatement measures to decrease sound transmission through the demising assembly to acceptable levels as required.

The Tenant must seal around all structural shapes, ducts, pipes, and other penetrations through demising walls in an airtight manner and in conformance to applicable codes and regulations.

The Tenant is responsible for any additional wall reinforcement or independent support as required for demising walls used to support shelf standards or other heavy attachments.

Interior Partitions shall be of non-combustible construction and shall be fi nished in an acceptable manner on all visible surfaces. Paint fi nish, if utilized, shall be primer and two coats of quality Latex.

All wall surfaces in the sales area visible to the public, must be fi nished in a manner acceptable to JWA Management. Wall treatments should express the identity of the Tenant as established in the storefront.

Wall fi nishes considered to be suitable are painted gypsum board or plaster, commercial grade wall coverings, wood moldings or panel treatment,


4.5 Closures

4.6 Approved Materials

decorative metal, and natural stone.

The use of the following materials will not be permitted as a wall material in areas visible to the public:

Extensive use of mirrors• Simulated brick or stone•

Wood grained or simulated pattern plastic• laminatesPegboard or corkboard• Carpeting on walls• Any other material determined unacceptable • by JWA Management

Slat wall can only be used with approval from JWA and if it is not the primary visible fi nish on the wall.

Wall treatments should be fi nished at the fl oor with a durable base material such as wood, stone, ceramic or porcelain tile, or stainless steel. Vinyl or rubber base will not be permitted in public areas visible to the public.

All closures through required fi re separations shall comply with all applicable codes and regulations. Closures’ colors shall complement adjacent wall colors on the Tenant side and shall match existing adjacent colors on the opposite side of the fi re separation.

All interior doors and frames in a required fi re separation shall be properly labeled and shall be equipped with the proper hardware as determined by applicable codes and regulations.

stone will be accepted. Requires specifi c approval by the Airport. All corners need to be protected from chipping.

Natural Materials: Materials allowed include marble, granite, travertine, solid wood, and natural wood veneers. Woods must be stained and/or sealed.

Metals: Metals allowed include stainless steel, copper, brass, bronze and anodized aluminum.

Tile: Tile allowed includes ceramic and porcelain.

Mirror: Mirror allowed includes clear only and is not to be used extensively throughout the interior.

Glass: Glass allowed includes tempered or laminated safety glass - clear, green, and back painted.

Glass Block: may be permitted. Requires specifi c approval of the Airport.

Fabric and Canvas Finishes: May be permitted with specifi c approval of the Airport.

Fiberglass Reinforced Material: Permitted only after specifi c approval by the Airport.

Vinyl or Durable Fabric Wall Coverings: These are encouraged in high traffi c areas.

All material must be non-combustible and fi re resistant.

All shelving within stores should be either painted or polished metal, shatterproof glass or solid core laminate. Painted or stained wood will be considered on a case by case basis as an alternative shelving material.

The following materials may be used in expressing the store interior design:

Plastic Laminates: These must be shop applied and not permitted to be applied to any partitions. No imitation of natural materials such as wood or

4.7 Floor Design Requirements

Alterations to the building structure necessary to support excessive loads or penetrations will be at the expense of the Tenant, including re-engineering costs (refer to seismic code). The Tenant and their contractor shall not cut holes or openings of any description in any part of the structural fl oor slab without prior approval of JWA Management. Work of this type, required by the tenant, shall be performed by the Airport at the Tenant’s expense.

Existing fl oors provided at concessions will be broom fi nished structural concrete that is depressed 2” below fi nish fl oor level. The Tenant shall provide a concrete or mortar setting bed to receive their fi nal fi nish fl oor. Maximum setting bed including waterproofi ng membrane, if required, shall be 2” thick.

In all public areas of the Tenant’s premises, the Tenant must provide a suitable fl oor fi nish. The elevation of the fl oor fi nish must match the adjacent common area fl oor. Bull-nosed tile, reducer strips, carpet edge guards or fi nished edges that could potentially create a tripping hazard will not be permitted. Floor treatments should be designed to reinforce the character of the store concept and image. A hard surface fl oor material is required at the storefront Lease Line and must extend at least fi ve feet into the store. Acceptable hard surface treatments include natural stone, hardwood strip fl oors, porcelain tile or terrazzo.

Floor fi nishes that are not permitted in sales or areas visible by the public are quarry tile, rubber/vinyl fl ooring, vinyl composition tile, or wood parquet fl ooring.

When carpeting is used, the Tenant is encouraged to use patterns and borders to defi ne areas within the store. Carpeting must be of superior quality. Direct glue-down installation is recommended. It is important that fl ush transitions to other materials be provided to minimize visual distractions and walking hazards. Reducer strips of any kind are not permitted.

Tenants must install a waterproof membrane on fl oor slab and at fl oor penetrations in all toilet rooms


4.8 Ceiling Design Requirements

and similar areas exposed to water and/or liquids. The waterproofi ng must extend a minimum of 4” up the perimeter walls of such area. Tenants must provide material or devices required to prevent the passage of water or liquids out of these areas.

The Tenant is required to repair the interior slab, as required, to provide a smooth, sound substrate to receive Tenant fi nishes. The leveling screed, fl oor fi nish and partitions shall have a maximum dead load of 22psf. The maximum live load shall not exceed 100lbs per square foot.

If an expansion joint occurs within the Tenant space, it shall be the Tenant’s responsibility to install the fi nish fl oor material to this joint in a professional manner, which is consistent with the architectural approach throughout the Terminal. Finished fl oor material may not be installed over expansion joints.

Ceilings within the Tenant spaces must be approved by JWA Management. Access must be provided by the Tenant in all areas where existing mechanical ducts, conduit raceways, shut-off valves, controls, piping, or any other Airport equipment is located.

Where mechanical considerations require a ceiling plane to be open, the ceiling shall be as open as possible. If a ceiling is required in the area to contain objectionable noise, fume, or odors, the Tenant must receive written approval from JWA Management. No combustible materials of any type are permitted above the fi nished ceilings.

Suspended ceiling panels, if installed, shall meet the following physical properties:

Surface Burning Characteristics:

Flamespread - Maximum of 25, UL ClassSmoke Development - 50 or less

4.9 Lighting Criteria

These criteria shall govern the design and installation by the Tenant of all store lighting that is visible from the public areas of the Terminal. JWA must approve all lighting designs. All interior lighting systems shall be designed to comply with the local Energy Codes.

Lighting shall be limited to the Tenant’s Leasehold except where necessary to illuminate the Storefront and/or signage. In general, light sources (including lamps) shall not be visible from the Terminal public circulation zone, and glare shall not interfere with visibility in this zone.

Sound Transmittance Coeffi cient (STC)

30 minimum

Noise Reduction Coeffi cient (NRC)

0.45 minimum

Suspended ceiling support systems, if installed, shall conform to the following requirements:

Suspension systems shall not be visible from • the concourse or adjacent stores.

Suspension systems shall be grid type, either • exposed or concealed, to accept various types of ceiling panels and/or gypsum wallboard.

System components shall support the ceiling • assembly with a maximum defl ection of 1/360 of the span of any component.

Ceiling systems shall be supported directly • from the structure with JWA approval or may be indirectly supported by a secondary intermediate support system carried on walls or partitions.

Where ceilings are approved and located in an area where the top is visible, the surface must be fi nished in a manner acceptable by JWA.


Tenants are encouraged to use lighting in creative ways to establish a variety of light textures that highlight merchandise, while also providing general illumination throughout the space.

Storefronts and window display areas should be lit with incandescent fi xtures, or a combination of incandescent, halogen, metal halide, or low brightness parabolic fl uorescent fi xtures. A high level of illumination is suggested in this area (75 - 150 foot candles), but it should be the goal of each Tenant to use the most energy effi cient fi xtures possible.

Spotlighting within the area of the storefront and window displays may be achieved with recessed incandescent, adjustable angle fi xtures, or track-mounted adjustable spotlights. All adjustable units must be focused so that the light source is not visible from the concourse, with the exception of small halogen spotlights.

A seven-day, calendar type, 24-hour timing device shall be provided by the Tenant for lighting Tenant’s storefront and display window areas during required hours, to be determined by JWA Management.

Tenants are encouraged to incorporate coves, or recessed ceilings with indirect lighting sources into their designs to provide visual interest in the ceilings.

Unless otherwise approved by JWA, acceptable types of interior lighting includes:

Ceiling rack halogen• Incandescent• Recessed fl uorescent• HID metal halide • LED fi xtures with CRI of 80+ and color • temperature between 3,000K to 3,500K

The use of low voltage MR16 track lighting is recommended only for high impact on merchandise displays.

throughout the concession spaces visible to the public. Any spotlights used should not raise the temperatures in concession spaces to uncomfortable levels, and all lighting shall be energy effi cient.

All self-illuminated showcases and display cases must be adequately lit and ventilated. Direct visual exposure of incandescent lamps and/or fl uorescent tubes is prohibited in all display cases.

In all types of lighting, exposed raceways, crossovers, conduits, conductors, transformers, and other equipment are not permitted.

Interior emergency lighting shall be installed by the Tenant as required by applicable codes.

Prohibited types of lighting include:

Exposed fl uorescent• Colored lamps• Exposed fl ood• Strobe• Neon• Moving/chaser•

Generally, lighting fi xtures in the interiors shall be glare free, and no exposed lamps will be permitted.

Decorative type lighting, including incandescent or fl uorescent pendant units, chandeliers, or wall brackets may be used only if the Tenant has established an identity based on this design theme, and it must be approved by JWA Management prior to build-out.

If incandescent lighting is used, it shall be of a low-brightness type. No light source shall project below the ceiling line other than allowable feature lighting. Light fi xtures may be recessed, pendant, or surface mounted on wall or ceilings.

If fl uorescent lighting is used, it shall be of low-brightness type. Shielding shall be either metal parabolic or acrylic paracubic or parawedge-type louvers. No acrylic lens, “egg crates,” or bare fl uorescent tubes shall be used for general lighting in Tenant areas visible to the public. Acceptable lamp colors are 730, 830, 735, or 835, minimum color rendering 80+, color temperature - 3,000K or 3,500K.

Surface or pendant-mounted track and track fi xtures installed for accent lighting may be used. The track shall be painted to match the ceiling color of the Tenant’s store, unless otherwise approved by JWA Management. If the track and track fi xtures are part of a special interior design, and other fi nishes or paints arerequired, JWA Management must approve them in advance in writing.

As a general rule, a minimum of 30 foot candles and a maximum of 150 foot candles should be provided



Store Interior Design Examples

SN

A

Signage & GraphicsSECTION 5.0



5.1 Objectives

5.2 General Criteria

5.3 Sign Types and Sizes

Just as the storefront and interior of the Tenant spaces should be designed with the highest quality in mind, all signage and graphics shall also be made with the same level of quality and attention to detail. JWA encourages creative design and the use of dynamic, three-dimensional solutions that have visual appeal and establish a recognizable brand identity for each concession. (See Signage Examples)

Allowable sign areas have been determined for many concessions located in the Marketplace and also at the Mid-Concourse food and beverage concession. (Figure 5.1) All concessions located elsewhere in the Terminal shall place their signage according to the space allotted in the “signable area” as shown in Figures 5.2. Greater latitude may be granted to creative, three-dimensional signage based upon JWA Management’s sole discretion.

Signage shall be limited to trade name and logo only and must be approved by JWA Management. No brand names, product names, or slogans may be used on storefront signs or in any area within the fi rst 5’-0” of the Lease Line without written JWA Management approval.

All Tenants shall install one sign at the storefront entry or on the provided sign band (in the case of Marketplace and South Concourse locations) to establish the primary concession identity. This will consist of the trade name and logo only. Any Tenant having a corner storefront may be permitted an additional identifi cation sign for more than one elevation with the approval of JWA Management.

The location of Airport way-fi nding signage must be observed and taken into consideration when tenants are designing their three-dimensional signage and graphics as it is prohibited to block the view to any Airport signage.

Prior to any sign installation, the Tenant shall obtain approval from JWA Management for size, location,

The following lighting/signage combinations are permitted:

Rear-Lit Channel - Rear-lit, or halo-reverse-• lit channel individually mounted letters illuminated with neon with the rear face of each letter no more than 2” away from the background plane of the fascia sign band. Illuminated channel letters with acrylic faces are permitted.Rear-Lit Stencil - Rear-lit, acrylic-faced • characters fabricated fl ush to face of sign band surface.Individually Cut/Low Relief - Signs and/or • letters carved and applied to sign band surface illuminated externally.Hand Painted, Silk Screened or Etched Glass- • Applied to fascia glass with external display lighting.

For all other types, JWA must give approval prior to fi nal design and fabrication.

and method of suspension of signage. The Tenant’s sign contractor shall be responsible for hangers, fastenings and bracing, anchors, conduit, mounting grounds and electrical connections to the satisfaction of JWA Management.

No exposed raceways, ballast, transformers, sign company names or labels are permitted.

All illuminated signs and three-dimensional graphics must be on a separate time clock connected to the Tenant’s distribution panel. JWA Management will determine hours of illumination.

Signs recessed within the storefront Lease Line may be externally lit from recessed or specifi cally approved decorative features with wall attachments, wiring, clips, transformers, tubes, and other mechanisms concealed.


5.5 Blade Signs

5.4 Sign Restrictions

Exposed neon formed letter tubing forming letters and/or Tenant logo are not permitted.

All signs must be Underwriter Laboratory approved. All UL labels must not be visible to public view.

Signs should be compatible with the overall Tenant design and should be of a size that does not exceed 60% of the storefront width, with a maximum letter height of 18”. Exceptions to this height are noted in Figure 5.2.

Tenants located in the Marketplace shall use the provided sign bands to affi x their trade name and/or logo. Provisions for illumination of the primary identity sign bands in the Marketplace shall be provided by JWA, and designs of signage should take this into consideration. LED puck lights shall be installed as continuous strings to provide an even glow along the architectural features of the sign bands. Lighting for the signage itself shall be provided by the Tenant.

For all concessions not located in the Marketplace, Tenants shall be permitted to install a three-dimensional trade name/logo at an appropriate height (Figures 5.1 & 5.2), with letter height not to exceed 18”, unless otherwise noted. Signage shall not extend beyond 1’-6” beyond the face of the “signable area.” (Figure 5.3)

Aside from the size and location identifi ed as the “signable area”, there is no specifi c position for storefront signs unless otherwise specifi ed.

Acceptable illumination levels of signage is subject to JWA Management’s approval.

Tenants who are not provided sign bands visible down the length of the Concourse or public corridor, shall utilize a two-sided blade sign projecting perpendicular to the storefront as determined in Figure 5.4. The blade signs may not be attached to any face of a fi nished column but must be incorporated into the storefront or sign band areas. All blade signs on the concourse shall be mounted at 10’-6” on center of armature above fi nished fl oor. All others will be reveiwed on an individual basis.

Blade sign face panels, frame, armature and lighting shall be provided by the Tenant. Blade signs may be externally illuminated with integral lighting from the blade sign frame or internally illuminated.

The sign face graphics must be consistent with the graphics of the Tenant’s space and may feature a corporate logo as well as the store name. Three-dimensional treatment is encouraged.

The sign panel may be of any shape but must not exceed the dimensions shown in Figure 5.4.

The weight of the blade sign must be compatible with the structural requirements for its attachment. Attachment mechanisms should be durable and constructed professionally of high quality materials. Creative designs are encouraged to match the aesthetic of the Tenant’s merchandising identity.

Blade signs must not interfere with the visibility of any Terminal way-fi nding signage.

Tenants are prohibited from affi xing permanent or temporary signing, decals, credit card signs or symbols, artwork, or other signage indicating product line within the fi rst 5 feet from the Lease Line without prior approval from JWA Management.

Freestanding fl oor signs within the fi rst 5 feet of the lease line or outside the Tenant’s Leased Premises are not permitted. The Tenant should not erect or affi x any sign or advertisement to the exterior of the leased premises, including windows and doors, without JWA’s written approval.

JWA Management has discretion to remove any signage deemed unacceptable at the Tenant’s expense.


Signage Examples


Figure 5.1 Designated Sign Bands

SIGNAGELOCATIONSON SIGN BANDS

MAX

1' -

6"

12' -

0"

MAX

1' -

6"

13' -

6"

SIGNAGE LOCATIONALTERNATIVESON SIGNBAND

MAX

1' -

6"

15' -

3"

SIGNAGELOCATIONON SIGNBANDS

MAX

1' -

6"

SIGNAGELOCATIONON SIGNBANDS

15' -

3"

1/16" = 1'-0"

Mid-Concourse Food and Beverage Sign Area

1/16" = 1'-0"

Marketplace Sign Area (North Concession)

1/16" = 1'-0"

Marketplace Sign Area (North Retail Concession) 1/16" = 1'-0"

Marketplace Sign Area (South Retail Concession)


11' -

4"

MAX

1' -

6"SIGNAGELOCATION

AREA

SIG

NAB

LE

MAX60% SIGNABLE AREA

MAX

1' -

6"AR

EASI

GN

ABLE

MIN

9' -

6"

SIGN LOCATIONS

8' -

2"

9' -

9"

MAX

1' -

2"

SIGN LOCATION

AREA

SIG

NAB

LE

1/16" = 1'-0"

South Holdroom Sign Area

1/16" = 1'-0"

Concourse Concession Sign Area

1/16" = 1'-0"

Departure Level Landside Concession Sign Area

Figure 5.2 Signable Area Signage


Figure 5.3 Sign Limits

MAX1' - 6"

HEI

GH

T AR

EAS

IGN

ABLE

VAR

IES

HEI

GH

T

1/4" = 1'-0"

Sign Extension Limit


Figure 5.4 Blade Signs

MAX

2' -

0"

MIN

1' -

8"

MAX3' - 0"

MIN2' - 0"

11' -

9"

VAR

IES

HEI

GH

T

CEN

TER

LIN

E10

' - 6

"

MAX4' - 6"

CENTER LINE MAX3' - 0"

BLADE SIGN

1/4" = 1'-0"

Storefront Blade Sign

SN

A

Food & Beverage Tenant CriteriaSECTION 6.0



and/or patron seating areas during closed business hours. However, it must be fully concealed during business hours.

Restaurants, seating areas, and snack bars should have room available near or underneath tables for the storage of bags and packages.

Marketplace Tenants

The design concept of the Marketplace is clearly expressed through the curves of the interior architecture, including stone fl oor patterns in the public corridor, soffi ts in the ceiling, and defi ning interior partitions. (Figures 6.1 & 6.2) Food and beverage Tenants are strongly encouraged to use these design elements as a guide to developing their own dynamic spaces while working to compliment the unifi ed experience of the Marketplace.

The Airport shall provide either a stone clad architectural feature wall with defi ned portals and/or penetrations, or stone clad neutral piers, for each food and beverage Tenant, unless otherwise noted. No penetrations that deviate from these defi ned shell walls or neutral piers, will be permitted unless approved by JWA Management. (Figure 6.3)

Two specifi c oval seating areas, defi ned in the Marketplace, serve the adjacent vendors shown in Figure 6.1. JWA shall provide structural canopies above these spaces, and Tenants are encouraged to use these canopies creatively for accent lighting purposes. (Figure 6.2) These canopies shall be installed and maintained by JWA. General seating for the Marketplace is located adjacent to seating for the restaurant/bar area as shown in Figure 6.1. Tenants will be responsible for any fl oor fi nishes, railing, millwork, seating and/or tables in all seating areas (oval seating areas), and design of these elements will follow the criteria set forth in these Guidelines.

All tray and waste receptacles shall be of durable materials that compliment the overall design of the Marketplace. Separate receptacles for recyclable waste will also be required.

6.1 Objectives


JWA encourages innovative designs for food and beverage concessions that reinforce the merchandising identity of each Tenant. High quality design and use of materials should reinforce the quality of the surrounding Terminal environment while off ering travelers convenient and memorable experiences at each concession space.

The Marketplace off ers Tenants an opportunity to create a unifi ed concession area in the Airport, and architectural features provide a frame for the overall design concept of the space. Working within these architectural features, Tenants are encouraged to develop dynamic and individual identities using the highest quality design approach.

Unless otherwise stated, these criteria apply to all Marketplace food concessions, including restaurant and bar, as well as any food and beverage concessions located throughout the Airport.

The Tenant must provide a full height wall separating the sales area from the kitchen and service area for security, and to shield views into these areas. The only exception to this will be at the restaurant in the Marketplace, where an open kitchen concept may be considered, pending approval from JWA Management. Concession storage is limited, and Tenants are encouraged to include storage space within the service area. Rear stock storage rooms, in the case of an open kitchen concept, shall not be visible from public view.

Lateral sliding grilles are acceptable as long as all portions of the frame and track that are visible match the metal fi nishes used elsewhere in the storefront and the grille is installed with a door into the grille pocket that allows access for cleaning. Grilles must be independently supported from the fl oor. JWA’s structure may be used for lateral support only. The structural support for the grille must be hidden and incorporated into the Tenant’s storefront design.

At the bar area, a grille or roll down shutter will be permitted to close off the bar from the public areas


6.4 Lighting

6.3 Sales Counter

Counter tops shall be of a solid polymer, brushed stainless steel, or hard stone material. Plastic laminate and ceramic tile will not be allowed as either a counter top or edge material.

The face of the counter may be of the following materials:

Marble or granite• Ceramic/Porcelain tile• Solid Polymer• Hardwood, stained or painted• Metal• Other durable, nonporous material approved • by JWA Management

Tenant front counter height must not exceed 39”, except where glass display cases or sneeze guards are used. Sneeze guards should be constructed of clear glass and stainless steel. Maximum height for glass is 54” off the fi nished fl oor. Tenant counters must meet ADA as required by Federal and State regulations.

Glass display cases, also constructed of clear glass and stainless steel, will be permitted at a maximum width of 25% of the storefront width. Display cases may not extend past the face of the counter top. The design of the displays shall incorporate an integrated and continuous base with the counter.

The front counter must present a clean, uncluttered appearance. Food service equipment, beverage

Concourse Food and Beverage

Where the service counter is recessed within the space, the Tenant shall provide a dropped bulkhead over the entire width of the counter to separate the customer space from the service space. The bottom of the bulkhead shall be 9’-6” above the fi nished fl oor and shall extend to the structure above unless otherwise indicated.

A maximum of 100% of the storefront may be open (without glazing).

dispensers, cash registers, and other equipment must be concealed from view as much as possible. Displays, advertising, cash registers, and other similar types of equipment must be built into the storefront and counter top. Loose equipment and displays are unacceptable. Wires, conduit, and wire molds shall be concealed from view. Exposed wires from equipment, telephones, etc. are unacceptable.

Tray rails must not project past the Lease Line and must be incorporated into the counter tops.

The backside of the sales counter shall be designed such as to conceal trash, outlets, etc. Open storage areas will not be allowed unless they are concealed from public view.

Behind counter trash receptacles shall be located so that they are integral with the overall design of the store/restaurant. They shall be concealed from view. Under-counter receptacles with integral access doors are acceptable. Exposed and open trash bins located in an open corner are unacceptable.

Napkins, condiments, utensils, straws, and trays ,must be concealed behind the front counter or recessed into the counter top. Open storage of paper goods, packaging, and supplies is unacceptable.

No food preparation or display cases are allowed in a zone 24” from the edge of each neutral pier or column and within 18” of the fi nished fl oor.

All self-illuminated show cases and display cases must be adequately lit and ventilated. Direct visual exposure of incandescent lamps and/or fl uorescent tubes is unacceptable.

All supplemental lighting over the counters and workspace adjacent to the counter shall have a lamp temperature of 3,000K to 3,500K. Each Tenant may have lighting, which will support their design identity.


6.7 Walls

6.5 Ceilings

6.6 Floors

This lighting may be pendant lighting or other type of decorative fi xture. Additional lighting may be used as a supplement to the suspended lighting.

Surface mounted lights are not permitted on the ceiling. Custom designed sconces, which support the imaging of the Tenants identity are acceptable. Sconces shall be fabricated from premium grade materials. All lighting fi xtures are subject to review and approval by JWA Management.

Refer to Section 4.9 for additional lighting criteria.

Existing fl oors provided at food and beverage concessions will be broom fi nished structural concrete that is depressed 2” below fi nish fl oor level. The Tenant shall provide a concrete or mortar setting bed to receive their fi nal fi nish fl oor. Maximum setting bed including waterproofi ng membrane, if required, shall be 2” thick.

Flooring shall be durable, cleanable, and of high quality, such as stone or porcelain tile. Tenant fl oors shall extend to the established Lease Line. Adjacent seating area fl ooring in the Marketplace will be provided by the Tenant according to the assignments shown in Figure 6.1. All fl ooring in the general seating area of the Marketplace (Figure 6.1) must be aesthetically complimentary with the surrounding materials of the public corridor and must be approved by JWA Management. Limestone to match existing is preferred, but JWA may consider other options.

For all kitchen, food preparation , service, and back of bar areas, the Tenant will provide a fully waterproof fl ooring surface with 6” high cove base. All plans shall specify a waterproofi ng membrane that extends a minimum of 4” up the perimeter walls of such areas. All fl ooring must be properly treated and sealed before any equipment is installed. Tenants must provide material or devices required to prevent the passage of water or liquids out of these areas.

Wall openings between the sales area and service area must be kept to a minimum. Pass-through openings shall be designed to block views into the service area. The only exception to this will be at the restaurant/bar in the Marketplace, where an open kitchen concept

The Tenant shall install all fi nished ceilings unless a ceiling is already provided by JWA. In these instances, such as at the Departure Levels of the North and South Holdrooms, Tenants will provide lighting, diff users, strobes, speakers, etc. as required.

In the instance where a concession is located independently from any ceiling structure, such as under the large vault, the Tenant will be required to provide a self-supporting canopy or some other structural element to act as a ceiling above the concession space.

Ceilings in all food sales areas shall comply with Section 4.8 and meet all health code requirements. Ceilings in back of house kitchen areas may include high quality, durable and cleanable suspended lay-in 2x2 or 2x4 ceiling, where frequent plenum access is required. However, it is preferred that a smooth, acoustically treated, non-absorbent, hard surface ceiling be used where access is not an issue. If the kitchen is visible to the public, this type of ceiling is required.

Various main mechanical ducts, electrical raceways and conduits, and fi re sprinkler mains may be routed through the Tenant spaces that limit the available ceiling height. Where specifi c areas may have restrictive ceiling heights, the Tenant will be advised of the available ceiling height. Final ceiling heights

should be coordinated with the Terminal construction documents and JWA Management. In general, Tenants should maintain a minimum ceiling height of 10’-0” where there are no restrictions from above existing conditions.


6.9 Menu Boards

6.8 Signage

may be considered. The wall penetration (portal) for this area will be defi ned by a stone clad architectural feature wall to be provided by the Airport. Rear stock and storage rooms, however, shall still not be visible from public view.

Existing demising partitions provided by the Airport shall have exposed metal studs on one side unless otherwise noted. The Tenant shall fi nish out all exposed metal stud systems in their space. Fire rated gypsum board, 5/8” minimum thickness, shall be used on the Tenant side. No penetrations through shell walls shall be permitted unless approved by JWA Management.

The fi nish on all walls visible to the public behind the counter shall be ceramic tile or similar hard, scrubbable material. Materials other than ceramic tile may be used with prior written approval from JWA Management. Painted gypsum board, FRP, or vinyl wall coverings are not allowed.

In food preparation areas, walls must be fi nished in ceramic tile to a minimum height of 9’-6” from fi nish fl oor. All exposed columns and vulnerable corners must be protected to the height of 54” with stainless steel covers. Mounting block is required to support kitchen equipment. It is not permitted to support equipment off Tenant’s demising walls without consent from JWA Management. Walls can be modifi ed to accommodate recessed control panels for food service equipment (i.e. hoods) only with JWA Management’s approval. All wall and ceiling construction around kitchen exhaust canopies and cooking equipment must be of metal and stud construction with 0.5” cement board on the equipment side or be of cement block construction.

All Fast Food Service Tenants are required to provide one menu board, mounted on the rear wall of the sales area or on a suspended fascia. Menu boards are not permitted at the front Lease Line.

The menu board signage may not protrude more than 2” from the back wall. These menu boards shall be integrated into the overall design. Provisions should be made for changing prices or products in an undetectable manner.

Menu boards may be backlit. Adjustable track lighting, concealed from view in an alcove directly in front of the menu board is also an acceptable means of illumination.

provide a visual means of distinction at each signage location. The bottom of any construction shall be aminimum of 8’-9” above the fi nished fl oor.

In any instance where a concession does not fi t into the above criteria, such as those located in the large vault area, where there are no defi ned surrounding architectural elements to determine signage location, signage shall be affi xed to the self-supporting structure of the concession space provided by the Tenant. This may also be true in the North Holdroom concession space. (Figure 6.4)

Sign types and restrictions will follow the criteria outlined in Sections 5.3 and 5.4.

Concourse Food and Beverage

Concourse Food and Beverage Service Identifi cation shall be governed under Section 5.0. (Figure 6.5) In the case of the Mid-Concourse Concession, signage shall be affi xed to the provided sign band. (Figure 6.6)

Concourse Food and Beverage Service Tenants located in approved zones may design, fabricate, and install one two-sided blade sign conforming to Section 5.5.

Marketplace Signage

Primary signage for the individual Marketplace Tenants shall be located either on provided sign bands, as a feature in the area above the service counter, or as a design element of the architectural feature wall at the restaurant and bar. (Figure 6.3) The Tenant shall


All menu boards and photos of menu items shall be professionally designed and fabricated. They shouldbe integrated with the Tenant’s graphics and merchandising design.

The menu board signage shall be of proper size, color, and illumination level to be readily visible from the common area with a minimum letter height of 1 1/4”. The storefront fascia shall not block views to the menu board based upon a viewing height of 6’-0” above fi nished fl oor as shown in Figure 6.7.

Food & Beverage Concession Examples


Figure 6.1 Marketplace Design Intent

CO

NC

ES

SIO

NS

AN

D

AS

SIG

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D S

EAT

ING

AR

EA

CO

NC

ES

SIO

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AN

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AS

SIG

NE

D S

EAT

ING

AR

EA

GE

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RA

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EAT

ING

FOR

FA

ST

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RE

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UR

AN

T/ B

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NC

ES

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CO

NC

ES

SIO

N

CO

NC

ES

SIO

N

CO

NC

ES

SIO

N

ATO

1"=

40'- 0

"

Mark e

tplac

e Refl

ected

Ceilin

g Plan

SIGNAGE BANDSPROVIDED BY JWA

CANOPY PROVIDEDOVER SEATING AREAFOR LIGHTING BY TENANT

CANOPY PROVIDEDOVER SEATING AREAFOR LIGHTING BY TENANT





Figure 6.2 Marketplace Refl ected Ceiling Plan

CANOPY PROVIDED BY JWA OVER SEATING AREA FOR LIGHTING BY TENANT

CANOPY PROVIDED BY JWA OVER SEATING AREA FOR LIGHTING BY TENANT


Figure 6.3 Marketplace Fast Food and Restaurant/Bar Elevations

11' -

0"

MIN

8'-9

"9'

-10"

SIGNAGELOCATIONS

MAX

1'-6

"

MAX

1'-6

"

13'-

6"

SIGNAGE LOCATIONALTERNATIVES ONSIGN BAND

SIGNAGE BANDPROVIDED BY JWA

MIN

8'-9

"

9'-1

1"

SIGNAGE LOCATION

1/16" = 1'-0"

Marketplace Food and Beverage Storefront

1/16" = 1'-0"

Marketplace Signage (North)

1/16" = 1'-0"

Marketplace Restaurant/Bar Elevation

SIG

NAB

LEAR

EA

9' - 6"

3/16"

=1'-

0"

N.H o

ldroo

mSe

ction


Figure 6.4 North Holdroom Food & Beverage Signage


Figure 6.5 Concourse Food & Beverage Signage

11' -

4"

MAX

1' -

6"

SIGNAGELOCATION

AREA

SIG

NAB

LE

PAINTED GYP.BD SOFFIT

3/16" = 1'-0"

South Holdroom Signage


Figure 6.6 Mid-Concourse Signage

SIGNAGELOCATIONSON SIGN BANDS M

AX1'

- 6"

12' -

0"

CEILING BY TENANT

JWA PROVIDEDSIGNAGE CANOPY

1/16" = 1'-0"

Mid-Concourse Food and Beverage Signage

3/64" = 1'-0"

Mid-Concourse Concession RCP

Mid-Concourse Concessions


Figure 6.7 Food & Beverage Menu Board

MIN

6' -

0"

MENUBOARD

1/4" = 1'-0"

Menu Board Section

SN

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News & Food WallsSECTION 7.0



Wallpaper or wallcovering • Plywood paneling• Hardboard or high-density particle board or • similar materialMill fi nish aluminum or fi eld painted metal• Pegboard of any form• Carpet or fabric• Plastic laminates• Plexiglas, fi berglass sheeting, or mirror• Other materials which in the sole opinion • of JWA are of poor quality, inappropriate fi nish or incompatible with adjacent Tenant or Terminal fi nish material

All areas for display must be built inclusively into the Food and News Wall. Loose equipment or display cases are unacceptable with the exception of the cash register podium. This podium may not exceed 3’-0” x 2’-6” in size, and should be designed to also function for merchandising. (Figure 7.1)

All display and storage cases must be lockable. All sliding grilles or security features must not be visible during normal operating hours, and should be incorporated into the design of the display area. Open storage of paper goods, packaging, and supplies is unacceptable. Trash receptacles shall be located so that they are integral with the design and concealed from view. Wires conduit and wire mold shall be hidden from view.

7.1 Objectives


7.3 Display Areas

To accommodate passengers who will need fast, convenient concessions, JWA will have News and Food Wall locations on the Concourse. These should be designed to be highly recognizable and easily accessed by all travellers using the highest quality materials and an aesthetic that compliments the overall appearance of the Concourse.

The use of visually creative display and merchandising areas are strongly encouraged. Innovative merchandising, quality materials and appropriate lighting should be used to convey the Tenant’s merchandise identity and generate activity and excitement.

Display lighting shall be incorporated into the design of the display and can include incandescent, halogen, metal halide, or fl uorescent fi xtures. In general, the light source (lamp) shall not be directly visible from

News and Food Walls are not defi ned by demising walls but rather stone clad structural columns on either side. No attachments into the columns are permitted without the approval of JWA.

The maximum height of the News and Food Walls is 9’-6”. The News and Food Walls shall not extend beyond 6” from the face of the adjacent fi nished columns. However, the Lease Line will extend 18” beyond the face of fi nished columns.

A free-standing podium will be acceptable to house a cash register, waste receptacle and storage, but this must not extend further than 5’-0” from fi nished column face into the public circulation zone. (Figure 7.1) An anti-fatigue mat will be provided by Tenant behind the podium to meet Airport standards.

These retail spaces shall be installed on top of existing stone fl ooring surfaces. Wherever possible these existing surfaces shall be protected and incur minimal modifi cation.

News and Food Walls shall be constructed of high quality materials that include the following:

Wood veneer (no plastic laminate) with • hardwood edgingTempered glass• Stainless steel (no aluminum)• Solid polymer or hard stone•

Unacceptable materials include:Simulated materials of brick, stone or wood• Painted gypsum board•


7.4 Signage

News Examples

The Food and News Walls must have adequately illuminated signs mounted above the display area and visible from all directions of travel. Creative signs are strongly encouraged.

Signage must be limited to the identity of the Tenant.

The sign cannot exceed 18” in height and the length of each sign cannot exceed 60% of the sign band length between each column pier. The maximum height of the sign letters shall not exceed 12” and the maximum height of any individual letter shall not exceed 16”.

Each News or Food Wall location is permitted one blade sign that must be incorporated into the structure of the signage band. No blade signs may be affi xed to adjacent fi nished columns. Blade signs shall be designed as established in Section 5.5.

the public circulation zone.

All merchandise shall be displayed and stocked in its best condition. Damaged or soiled items will not be permitted.

In the case of the News Wall across from the Concession Pop-Out at the mid-point of the concourse in Terminal C, a sign band will be provided similar to those provided in the Marketplace. The Tenant shall affi x any signage to this band following the criteria established in Sections 5.3 and 5.4.


Figure 7.1 Food & News Walls

MAX

.

3' -

0"

MAX.2' - 6"

MAX

.

5' -

0"

PODIUM

FOOD OR NEWS WALL

PODIUM

SIGN BANDS

1/4" = 1'-0"

Departure Level_Podium Location

3/32" = 1'-0"

News Wall Elevation

SN

A

Airline Tenant CriteriaSECTION 8.0



8.1 Objectives


8.4 Wall Finish Criteria

8.3 Demising Partitions

Airline Tenants are encouraged to refl ect the identity of each Airline through the use of quality materials that compliment the surrounding Terminal environment. Durability should be taken into consideration when designing Airline Ticketing Offi ces (ATO), Baggage Service Offi ces (BSO), and Airline Operations areas, and providing travelers with effi cient and highly aesthetic experiences should be a top priority in all public spaces.

JWA shall construct all metal studs that defi ne perimeter walls and corridors that are a part of the Terminal shell construction, as well as all demising walls between Tenants. JWA shall also provide all storefronts at the BSO area in Baggage Claim. (Figure 8.1) Any drywall and fi nishes on the side of any wall that is within the Terminal shell construction space shall be provided by JWA, but it is the Tenant’s responsibility to provide all build-out of demising walls within the Tenant’s leasehold. Demising walls between Tenants shall be

Tenants are responsible for attaining all permits, approvals, certifi cations, and inspections from Orange County Public Works for all improvements within their ATO, BSO, and Operations Areas. Both OCPW and JWA approval is required prior to initiating improvement within leased premises.

Approval steps are as described in this document for all Tenants and in the Lease Documents as issued by JWA Business Development. In the case of a confl ict between the two documents, the Lease Documents shall supercede the Tenant Guidelines.

It is to be noted that OCPW and JWA approvals are separate and distinct from one another and must be achieved independently.

These Guidelines address all ATO, BSO, and Operations areas including publicly viewed areas as well as all offi ces, storage, or “back of house” areas.

Interior Partitions shall be of non-combustible construction and shall be fi nished in an acceptable manner on all visible surfaces. Paint fi nish, if utilized, shall be primer and two coats of quality Latex.

All wall surfaces visible to the public must be fi nished in a manner acceptable to JWA Management. Wall fi nishes considered to be suitable are painted gypsum board or plaster, commercial grade wall coverings, wood moldings or panel treatment, decorative metal, back-painted glass, or natural stone that is complimentary to the Jura Limestone used throughout the Terminal.

centered on the Lease Line dividing the Tenant spaces.

Walls shall be constructed from the fl oor slab to the underside of suspended ceiling or structure above and shall be a minimum of 3 5/8”, 18 gauge metal studs with sound attenuation batts in beween. The Tenant shall provide a minimum of 5/8” fi re rated gypsum board extending the full height of the wall, with all voids fi lled and penetrations sealed in conformance with acceptable codes and regulations. No penetrations through shell walls shall be permitted unless approved by the JWA.

If the Tenant’s business increases ambient noise levels in the adjacent spaces beyond the allowable level of local state or federal codes or regulations - or to a degree found unacceptable by JWA - the Tenant shall employ sound abatement measures to decrease sound transmission through the demising assembly to acceptable levels as required.

The Tenant must seal around all structural shapes, ducts, pipes, and other penetrations through demising walls in an airtight manner and in conformance to applicable codes and regulations.

The Tenant is responsible for any additional wall reinforcement or independent support as required for demising walls used to support shelf standards or other heavy attachments.

8.6 Ceiling Design Criteria

Ceilings within the Tenant spaces must be approved

Wall treatments should be fi nished at the fl oor with a durable base material such as wood, stone, ceramic or porcelain tile, or stainless steel. Vinyl or rubber base will not be permitted in public areas visible to the public. Any gyp board wall that is not covered with a durable fi nish and is located in an area accessible to the public shall have stainless steel corner guards applied at all corner locations.

Floor fi nishes that are not permitted in areas visible to the public are quarry tile, rubber/vinyl fl ooring, vinyl composition tile, or wood parquet fl ooring.

Acceptable fl oor fi nishes in offi ces, storage rooms, kitchens, closets, and other areas not visible to the public include:

Carpet• Resilient fl ooring• Vinyl composition tile• Porcelain or ceramic tile• Other fi nishes, subject to JWA approval•

Carpeting in all areas must be of superior quality. Direct glue-down installation is recommended. It is important that fl ush transitions to other materials be providedto minimize visual distractions and walking hazards. Reducer strips of any kind are not permitted.

Tenants must install a waterproof membrane on fl oor slab and at fl oor penetrations in all toilet rooms and similar areas exposed to water and/or liquids. The waterproofi ng must extend a minimum of 4” up the perimeter walls of such area. Tenants must provide material or devices required to prevent the passage of water or liquids out of these areas.

The Tenant is required to repair the interior slab, as required, to provide a smooth, sound substrate to receive Tenant fi nishes. The leveling screed, fl oor fi nish and partitions shall have a maximum dead load of 22 psf. The maximum live load shall not exceed 100 lbs per square foot.

If an expansion joint occurs within the Tenant space, it shall be the Tenant’s responsibility to install the fi nish fl oor material to this joint in a professional manner. Finished fl oor material may not be installed over expansion joints.

8.5 Floor Finish Criteria

Alterations to the building structure necessary to support excessive loads or penetrations will be at the expense of the Tenant, including re-engineering costs. The Tenant and their Contractor shall not cut holes or openings of any description in any part of the structural fl oor slab without prior approval of JWA. Work of this type required by the tenant shall be performed by the Airport at the Tenant’s expense.

Existing fl oors provided at airline tenant spaces will be broom fi nished structural concrete that is depressed 2” below fi nish fl oor level. The Tenant shall provide a concrete or mortar setting bed to receive their fi nal fi nish fl oor. Maximum setting bed including waterproofi ng membrane, if required, shall be 2” thick.

In all public areas of the Tenant’s premises, the Tenant must provide a suitable fl oor fi nish. The elevation of the fl oor fi nish must match the adjacent common area fl oor. Bull-nosed tile, reducer strips, or carpet edge guards or fi nished edges that could potentially create a tripping hazard will not be permitted. Floor treatments should be designed to be durable and to compliment the surrounding Terminal environment.

Acceptable fl oor fi nishes in all areas visible to the public are:

Carpet, to match the approved Terminal • fi nishesStone, to compliment the approved Jura • LimestonePorcelain tile, to compliment the approved • Limestone


by JWA. Access must be provided by the Tenant in all areas where existing mechanical ducts, conduit raceways, shut-off valves, controls, piping, or any other Airport equipment is located.

Where mechanical considerations require a ceiling plane to be open, the ceiling shall be as open as possible. If a ceiling is required in the area to contain objectionable noise, fume, or odors, the Tenant must receive written approval from JWA. No combustible materials are permitted of any type above the fi nished ceilings.

Suspended ceiling panels, if installed, shall meet the following physical properties:

Surface Burning Characteristics:

Flamespread - Maximum of 25, UL ClassSmoke Development - 50 or less

Sound Transmittance Coeffi cient (STC)

30 minimum

Noise Reduction Coeffi cient (NRC)

0.45 minimum

Suspended ceiling support systems, if installed, shall conform to the following requirements:

System components shall support the ceiling assembly with a maximum defl ection of 1/360 of the span of any component.

Ceiling systems shall be supported directly from the structure or may be indirectly supported by a secondary intermediate support system carried on walls or partitions.

All acoustical tile suspended ceilings shall match the system used throughout the Terminal.

Ceilings in kitchen, food service, and restroom areas shall meet all building and health codes.


8.7 Closures

All closures through required fi re separations shall comply with all applicable codes and regulations. Closures’ colors shall complement adjacent wall colors on the Tenant side and shall match existing adjacent colors on the opposite side of the fi re separation.

All interior doors and frames in a required fi re separation shall be properly labeled and shall be equipped with the proper hardware as determined by applicable codes and regulations.

Doors to exit corridors must be fully recessed so as not to project into the corridor when open and shall conform to all applicable codes and regulations. The tenant, where required, shall provide the doors, frames, and recesses in compliance with applicable codes and regulations.

Doors from the exterior or from interior public spaces shall be provided by JWA. All other doors are the responsibility of the Tenant. Doors provided by JWA at the ATO spaces shall be hollow metal, 3’-0” x 7’-0” x 1 3/4” with hollow metal frames. The frame and door shall be painted to match adjacent paint colors. Doors at BSO spaces shall be aluminum, 3’-0” x 8’-6” x 1 3/4”, pre-fi nished to match existing storefront, with aluminum frames also fi nished to match existing storefront. All hardware shall match existing as well.

Doors within Tenant spaces that are not visible to the public shall be reviewed by JWA. All door frames shall be painted hollow metal, color to be approved by JWA, and all doors shall be 3’-0” x 7’-0” x 1 3/4”, unless otherwise approved by JWA. Door hardware may vary from that provided in publicly viewed spaces.

Security doors or grilles, if required by the Tenant, shall be the responsibility of the Tenant. The manufacturer and style shall be approved by JWA. Any additional structural requirements to support such doors must be approved by JWA and the Base Building structural engineer.

8.8 Casework


Casework, where provided, shall be a minimum of W.I.C. “custom” grade. Acceptable materials to be used in the design of casework include:

Plastic Laminates: These must be shop applied. • Imitation of natural materials, such as wood, requires specifi c approval by the Airport. Natural Materials: Solid wood and natural • wood veneers. Woods must be stained and/or sealed.Solid Surface Materials•

Hardware and trim shall match the types used throughout the surrounding Terminal.

All casework designed for areas visible to the public is subject to review and approval by JWA.

a maximum of 150 foot candles should be provided throughout the Tenant spaces.

The following light fi xtures are listed as a guide to the types of fi xtures already present in the Terminal. It is preferred that Tenants use the same fi xtures where applicable. Diff erent fi xture types may be used with JWA review and approval.

Ledalite-2’x2’ recessed fl uorescent 55W fi xture • (Catalog #9422-XX-ST-B155-S-X-s-E)SeLux-linear recessed fl uorescent 54W fi xture • (Catalog # M60S-1T5HO-MA-SFX-028-XX-277)Pathway-6” square recessed compact • fl uorescent downlight (Catalog # 6SQHF126QE4/6SQHL5SCLPF)

Fluorescent lighting shall be of low-brightness type. Shielding shall be either metal parabolic or acrylic paracubic or parawedge-type louvers. No acrylic lens, “egg crates,” or bare fl uorescent tubes shall be used for general lighting in Tenant areas. Acceptable lamp colors are 730, 830, 735, or 835, minimum color rendering 75+, color temperature - 3000K or 3500K.

If incandescent lighting is used (upon JWA approval), it shall be of a low-brightness type. No light source shall project below the ceiling line.

Interior emergency lighting shall be installed by the Tenant as required by applicable codes.

8.10 Lighting Criteria

JWA must approve all lighting designs. All interior lighting systems shall be designed to comply with local Energy Codes.

Lighting shall be limited to the Tenant’s Leasehold. In general, light sources shall not be visible from the Terminal public circulation zone, and glare shall not interfere with visibility in this zone. General lighting fi xtures shall be glare free, and no exposed lamps will be permitted. In all types of lighting, exposed raceways, crossovers, conduits, conductors, transformers, and other equipment are not permitted.

As a general rule, a minimum of 20 foot candles and

8.9 Signage

8.11 Mechanical, Electrical, Plumbing,

Fire Protection & Structural

Airlines may use signage behind the counters at Ticketing and behind the glass storefront at the BSO to establish a branding identity. All signage shall follow the criteria set in Section 5.0 of this document with the exception of lighting signage. (Figures 8.2 & 8.3)

NOTE: Monitors behind Ticketing counters are not provided by JWA, although their use is encouraged.

Please refer to Section 9.0 for all Mechanical, Electrical, Plumbing, Fire Life Safety, and Structural Guidelines.


Figure 8.1 BSO Storefront

1/16" = 1'-0"

BSO Storefront Elevation

3/64"

=1'-

0"

Airlin

eTick

et ing

Wall

w /St

ation

s&Mo

ni tor

s

3/64"

=1'-

0"

Airlin

eTick

et ing

Wall


Figure 8.2 Airline Ticketing


Figure 8.3 Ticketing Interior Perspective

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Mechanical, Electrical, Plumbing, Fire Protection & Structural

SECTION 9.0



9.1 Objectives

9.2 Qualifi ed Professional Engineer

9.3 Project Review

9.4 Electrical System Design Criteria

The objective of the Structural, Mechanical, Electrical, & Fire Protection criteria is to provide the Tenant with clear direction for meeting JWA Management’s baseline standards for construction materials, means and methods. JWA Management will maintain the same standards for all Tenants. Poor interior design and construction are unacceptable and will not be permitted. Corrections will be required at the Tenant’s expense.

A qualifi ed engineer of the appropriate discipline licensed in California shall prepare all investigations, calculations, drawings and specifi cations in conformance with applicable codes and regulations. All submitted drawings must be stamped and signed by the designing engineer.

JWA Management will review drawings for general compliance with the appropriate design criteria for each discipline. It is the responsibility of the Tenant to ensure that the Tenant’s systems will perform eff ectively and comply with all applicable municipal, state and/or federal codes and regulations. All Tenants must obtain JWA approval prior to submitting to local authorities for plan approval.

Electrical drawings shall include a power and lighting plan indicating the location of all receptacles, telephone/data outlets, alarm systems, fi re detection systems, and light fi xtures. All fi xtures and other electrical equipment shall be circuited indicating home runs.

Landlord Responsibility

JWA will provide electrical service at 277/480V 3PH, 4W+GRD to a switchboard or power panel which is located outside the space. JWA Management provided capacities are 20 volt amperes per square foot for retail spaces and 30 volt amperes per square foot for food and beverage locations. All distribution

equipment, conduit, and wire from the power panel to the Tenant’s disconnect equipment, and from the distribution equipment to concession area devices, will be the Tenant’s responsibility. In some areas conduit has been provided from JWA Management’s electrical distribution equipment to within the Tenant space. JWA Management will provide a single 277-volt Emergency Power (Life Safety) circuit to the space for use by the Tenant for egress and exit lighting purposes only. Emergency power within the space is the responsibility of the Tenant.

JWA has provided lighting relay mcro-panels for master control of illuminated Storefront signage within each Tenant space. All branch circuits for store signage shall route from the Tenant’s panelboard through the relay panel to allow JWA to turn off signs at the end of the day. A local toggle switch may be installed within the Tenant space and low voltage wiring to the micro-panel is desired for control during the business day. Installation and programming of the switch shall be coordinated with JWA personnel.

Tenant Responsibility

The Tenant must comply with the current versions of the national Electrical Code, governing local and state codes, ordinances and regulations. In addition, the Tenant must comply with the following:

California Building CodeADATitle 24NFPA 72.101

All work performed by the Tenant’s electrical contractor within JWA Management’s electrical rooms shall be performed under the supervision of JWA Management or its designated representative.

The Tenant shall be responsible for all labor, materials, equipment and related services necessary to furnish, install and connect temporary lighting and power.

Electrical system modifi cations requiring shutdown of


other portions of the electrical system shall be done after hours. Shutdown shall be coordinated with andapproved by JWA Management with a minimum of 72 hours in advance.

All necessary permits, inspections and insurance shall be obtained and paid for by the Tenant.

Identifi cation and labeling are required for all equipment, cabinets, conductors and conduit installed by the Tenant.

Cutting and patching to be performed as required to return original fi nishes to their original condition. The Tenant shall comply with details provided by JWA Management for cutting and patching.

Connection to and/or relocation (if required in the premises) to distribution panels and above ceiling conduits (if any), branch wiring and associated panel breakers, outlets, and receptacles shall be the responsibility of the Tenant.

The Tenant shall ensure that all wiring for lighting, power, fi re alarm, telephone, data, television, and low-tension systems within walls and ceiling plenum is installed in metal conduit, metal raceways, or cable trays. No exposed wiring is allowed, and a minimum of 3/4” conduit shall be used.

Wiring for all washroom equipment in the Premises as required by the Tenant, including hot water heater, baseboard heater, and lighting shall be the Tenant’s responsibility.

All materials shall be new, UL approved or equivalent and shall be of standard not less than JWA’s base building.

All wiring shall be copper. Branch wiring must be a minimum #12 gauge solid (stranded for #8 or larger). All wiring must be installed in conduit. BX cable may be used in partition walls with no horizontal runs around corners of walls and in ceiling for drops (maximum 10’-0”) from the junction boxes to the light fi xtures. Daisy chaining

with BX wires between light fi xtures is not permitted.

All conduits installed below Tenant slab are to be clearly marked on the submittal and fi nal As-Built drawings transmitted to JWA. Any required core drilling and/or construction aff ecting the base building in any Concession Tenant areas must be reviewed and approved by JWA Management. JWA’s designated contractor at the Tenant’s expense will complete the work at the Tenant’s expense.

The Tenant must provide balanced electrical load in all three phases of the distribution system to within 5%. Tenant must submit a load analysis after Article #220 of the National Electrical Code.

All life safety devices within the Premises shall be in accordance with code. JWA Management requires the fi re alarm system connections to be compatible with the existing system. New equipment shall match the existing system equipment in terms of manufacturer and product type. Providing, installing and maintaining all conduit, wiring and devices associated with life safety equipment is the responsibility of the Tenant.

The Tenant shall supply and install all required emergency and exit lighting. Emergency light fi xtures shall be identifi ed and a light fi xture schedule shall be provided.

Tying-in of the Tenant’s fi re alarm system to the base building fi re alarm system will be performed by JWA approved contractor at the Tenant’s expense.

Tenant is responsible for additional fi re alarm EVAC speakers, pull stations and all associated testing verifi cation within the Tenant’s space, if required by code. Fire alarm EVAC speakers, pull stations and other related fi re alarm system work required by the Tenant must be carried out by JWA’s approved contractor at the Tenant’s expense.

Any PA speakers and amplifi ers related to the Terminal paging system to be installed in the Tenant’s space


9.5 Mechanical Systems Design Criteria

shall be the Tenant’s responsibility to provide and shall match the existing equipment in terms of manufacturer and product type.

Exhaust fans and make-up air units if required by Tenant must be interlocked and interfaced with the base building fi re alarm system by JWA approved contractor under contract with the Tenant, at the Tenant’s expense.

Any major cooking equipment for concession areas shall be fueled by natural gas or power. Electrical capacity for cooking equipment will not be provided.

Metering of electrical services shall be provided by JWA and shall conform to JWA standards.

Telephone locations must be shown on drawings. No exposed wire moldings, wall mounted, or counter top phones are permitted.

The Tenant’s electrical contractor shall provide a minimum of 1” conduit from the facility telephone terminal board to a point within the Premises for the Tenant’s telephone service.

The Tenant is responsible for all conduit, wiring andtelephone devices installed by the Tenant.

The Tenant shall be required to furnish and install telephone cabling in conduit from the Tenant premises to the telephone backboard.

The Tenant shall be required to coordinate the connection at the terminal backboard with a JWA Management representative and the telephone company used by the Tenant.

JWA shall install security cameras in empty Tenant spaces prior to occupancy. The cameras may be relocated after occupancy with JWA approval.

The Tenant must comply with the current version of the Uniform Mechanical and Plumbing Codes, governing local and state codes, ordinances and regulations. In addition comply with the following:

California Building CodeADATitle 24NFPA 101SCAQMOSMACNA Duct Construction Guidelines SMACNA Seismic Restraint Guidelines (SHLAA)

All work performed by the Tenant’s mechanical contractor within JWA mechanical rooms shall be performed under the supervision of JWA Management or its designated representative.

The Tenant shall be responsible for all labor, materials, equipment and related services necessary to furnish, install and connect temporary heat or ventilation.

The Tenant shall furnish and install all mechanical work required for the Tenant’s project. Mechanical system modifi cations requiring shutdown of other portions of the mechanical system shall be done after hours. Shutdown shall be coordinated with and approved by JWA Management a minimum of 72 hours in advance.

All necessary permits, inspections and insurance shall be obtained and paid for by the Tenant.

Identifi cation and labeling are required for all equipment, piping, valves, and ductwork installed by the Tenant.

Cutting and patching to be performed as required to return original fi nishes to their original condition.

HVAC systems serving the Premises will be maintained and operated by JWA. Should the Tenant’s design require additional capacities other than those provided under JWA work, same shall be carried out by the


Specifi ed interior air temperatures in all areas of the Tenant’s space, including kitchens, must be maintained at all times without increasing temperature of adjacent spaces. Make-up air units must include measures to heat and cool outside intake air. Make-up air units must also be equipped with a charcoal fi lter to prevent infi ltration of exterior odors or pollutants including, but not limited to, dust particles, jet fuel vapor, jet exhaust, etc.

Negative air pressure must be maintained in kitchens to prevent odors from leaving the space. Objectionable odors will be exhausted in such manner as to prevent their release in the Terminal or short circuiting into any fresh air vents. All kitchen exhaust systems shall conform with most current edition of NFPA 101.

Where exhaust is required by Tenant, the capacity of such exhaust shall not exceed the amount of fresh air supplied by JWA for the premises unless supplemented by Tenant supplied conditioned air.

Elevations must be submitted showing exterior louvres to be installed for exhaust and make-up air units. Louvre locations must be reviewed and approved by JWA Management prior to installation.

HVAC systems in the Tenant’s space will be balanced by a certifi ed air-balancing contractor as part of the Tenant’s renovation work at Tenant’s expense.

Final mounting location of the thermostat(s) shall be by the Tenant.

Acoustic criteria: Acceptable HVAC noise levels in the Premises shall be noise criteria (NC) 40-45.

The Tenant must provide access for JWA Management within its Premises to all equipment, ductwork, or otherwise supplying air or other services to public areas and to the Premises.

Tenant’s contractor at Tenant’s expense. Design criteria governing JWA’s equipment:

Interior Air TemperaturesWinter: +68 F • Summer: +72 F 40-60% RH•

Ventilation Rate: Minimum 0.25 CFM per square foot or fl oor area.

Cooling equipment in the Tenant’s space will be in the form of variable air volume terminals complete with DDC Controls. Reheat coils will not be provided by JWA. Each terminal will provide cooling for solar transmission, lighting, miscellaneous electrical andpeople loads.

No HVAC services have been provided in the Tenant space on Departures Airside next to the exit to Arrivals Baggage Claim. Future Tenants will be required to provide packaged rooftop units, split systems, or similar to meet cooling needs.

Duct distribution downstream of the VAV boxes shall be designed and installed by the Tenant at the Tenant’s expense. A maximum of 5 feet of fl exible ductwork is allowed. Exhaust duct shall be rigid.

Exhaust fans, shafts and related ductwork required for food and beverage Tenants shall be the responsibility of the Tenant. Units must be located in the Tenant’s ceiling space or on the roof in a location approved by JWA Management. New equipment shall not exceed the height of the existing equipment and shall match existing colors utilizing only factory fi nishes.

Food service Tenants and restaurants shall provide all necessary kitchen exhaust ducts, exhaust hoods, make-up air and kitchen equipment, as well as any related fi re suppression systems including tie-in to base building systems and fi re alarm tie in by a JWA approved contractor at the Tenant’s expense. Locations of any exhaust system shall be subject to JWA approval. The Tenant will be responsible for code required equipment or work required in their space.

All necessary permits, inspections and insurance shall be obtained and paid by the Tenant. All Tenants shall submit a plumbing fi xture schedule with fi xture connection sizes and fi xture unit demands.

JWA will provide 4” waste lines, 1/2” domestic water lines, and 2” or 3” vent lines into the Tenant’s spaces. Each domestic water line has the capacity to provide 15 gpm and should be sized at 2.0psi/100ft. No utilities have been provided for the Tenant spaces below the concourse. Tenants below the concourse will be expected to use the base building restrooms.

Any additionally required utilities are the Tenant’s responsibility. Two single 3” gas line stub outs have been provided for the food and beverage kitchen area in the Marketplace, and two 2” gas line stub-outs have been provided in the Tenant space on Departures Airside next to the exit to Arrivals Baggage Claim.

The Tenant shall provide and pay for branch plumbing lines complete with plumbing fi xtures required by the Tenant to serve its Premises.

The Tenant shall provide and pay for installation of hot water heater or heaters complete with all related plumbing, mechanical and electrical. Water heaters shall be electrical type.

Tenants with drainage loads from food and beverage or related operations will be required to install grease traps in the ceiling space below the Tenant’s Premises. The Tenant shall maintain grease traps at the Tenant’s expense.

All grease traps shall be located as close to fi xtures or drain as possible and located such that they are fully accessible from the top cover.

All domestic hot water lines shall be insulated with a minimum of 1 1/2 “ fiberglass insulation and a vapor barrier.

All copper piping shall be type L. All vent lines shall be no-hub cast iron pipe and fi tting with husky coupling

joints. Plastic piping of any kind is not permitted.

Concession waste piping shall be Duriron pipe and fi ttings with 1” insulation and vapor barrier.

The Tenant or the Tenant’s contractor(s) shall not install additional plumbing through the structural fl oor slab without prior written approval from JWA Management.

All fl oor penetrations around pipes, conduits, ducts, etc. between levels must be sealed against water, smoke, and fl ame penetration using fi restop materials listed by an accredited testing agency and meeting a minimum of 2-hour rating. In all other instances of penetration (through walls, etc.) the existing fi re rating must be maintained.

Clean outs and cast iron P-traps shall be supported and shall be made accessible at all times. Connections to base building domestic water lines shall be installed with backfl ow prevention devices where required by the applicable plumbing code.


9.7 Fire Protection Design Criteria

The Tenant must comply with the current version of the California Fire Code, governing local and state codes, ordinances and regulations. In addition comply with the following:

California Building CodeADATitle 24NFPA

JWA will provide and install sprinkler mains, branch lines and sprinkler heads to adequately cover undemised open areas to meet minimum code requirements. Tenant required modifi cations to the base building sprinkler system shall be the responsibility of the Tenant.

Testing and installation of the fi re alarm system in the

9.6 Plumbing Design Criteria

load of 100 Ibs per square foot, or points load approved in writing by the base Building structural consultant. No unusual loads may be suspended from the underside of the roof structure without the Base Building structural engineer’s prior written approval. The engineer’s fees for these reviews will be at the Tenant’s expense. In general, any equipment weight more than 400 Ibs sitting on a fl oor, must be anchored adequately to the fl oor. JWA requires tie-downs for all shelving and other furnishingsthat might cause injury during an earthquake.

No electrical wiring or conduit will be permitted through or under main fl oor slab without written approval by JWA Management.

Supplementary structural steel support framing shall be provided by the tenant within the roof framing system to support tenant equipment and to frame around required openings in the roof deck, subject to the limitations set forth below. The supplementary framing may consist of additional steel reinforcing (e.g. angles, tubes or channels) spanning multiple deck ribs and attached to the underside of the metal deck; or the equipment loads or openings may be large enough to require additional structural steel channels or wide fl ange beams surrounding the equipment or opening, secured to the underside of the metal deck, and spanning between steel roof girders for primary support. Openings larger than 6” round or square, and equipment heavier than 200#, will require supplemental framing. The tenant shall be responsible for engaging the services of a licensed professional engineer to design supplementary steel support framing where required per the above. The design calculations and engineering plans and details for new equipment support framing and framing around new openings, stamped and signed by a California licensed professional engineer, shall be submitted by the tenant for review and approval by JWA prior to beginning work.

Core drilling and/or cutting of fl oors and/or walls may be required for Tenants needing plumbing and/or additional mechanical HVAC provisions. Under no circumstances shall the Tenant or its Contractor(s), at any time, be permitted to drill or cut conduit, pipe sleeves, chases, or duct equipment openings in the fl oor, columns, walls or roofs of the structure without prior review and acceptance of the proposed locations and sizes by JWA and Base Building structural consultant. Because the concrete deck contains conduits, caution must be taken when cutting and drilling. If any utility or service is damaged, it must be repaired immediately. JWA’s consultant’s fees for these reviews are at the Tenant’s expense. JWA may, at its option, perform the work at the Tenant’s expense.

Under no circumstances shall the Tenant, its employees, or its contractor(s) enter onto any roof or steel deck of the Terminal, or make any opening in the roof without prior written approval of JWA Management. No roof-mounted antenna or satellite receiving dish antenna is permitted unless approved in writing by JWA Management with respect to locations and detail.

Design for seismic anchorage of non-structural elements and equipment shall use an Importance Factor of I = 1.5. SDS = 1.048g (from ASCE7-05. design, 5 percent damped, spectral response acceleration parameter at short periods)

The Tenant and its contractor(s) shall not impose a greater load on any concrete fl oor that the design live


9.8 Structural Design Criteria

Premises shall be by the Tenant and coordinated with JWA Management. Systems shall not be deemed “acceptable” until approved by JWA.

The fi re alarm system shall become part of the base building Edwards EST System and installed by an Edwards certifi ed installer for the level of service for the base building system. Separate stand alone systems shall not be used.


Figure 9.1 Utility Matrix

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Tenant Submission RequirementsSECTION 10.0


The Airport will provide each prospective Tenant with a Tenant Package defi ning the area to be leased, JWA policies, and requirements. The following is an overview of responsibilities assumed by JWA for construction and improvements to the Tenant Leased premises:

Construction of common areas• Construction of Tenant shell (metal studs of • demising walls)Pedestrian circulation areas• Sign bands at specifi ed locations in the • Marketplace and at the mid-point of Concourse CConstruction of Utilities to a point of • connection for use by TenantInspection and coordination for compliance • with Tenant real estate agreement with JWA

The responsibility of the Tenant shall be dictated by the Tenant’s lease with JWA, unless otherwise negotiated.

Primarily, the Tenant is responsible for the preparation and execution of complete construction documents, specifi cations, cost estimates, engineering studies, reports, and engineering computations within the scope of the Tenant’s lease with JWA. The Tenant shall submit a professionally designed project that fully complies with JWA’s criteria, Uniform Building Code, and other code requirements of the city and county in which the project is located. Each project shall be submitted to and gain the approval of authories having jurisdiction, including but not limited to Orange County Public Works, and shall comply with any inspections required by those authorities. It is essential that each fi eld of design be accomplished by engineers and architects who are professionally qualifi ed and registered in the State of California to perform design work in that fi eld.

Submittals will be reviewed for compliance with the Tenant Guidelines and considered in conjunction with adjacent Tenant storefronts and public areas, along with compliance with JWA’s policies and other criteria. JWA Management approval does not release the Tenant of responsibility for constructability, compliance with the Tenant’s lease, and all governing codes and regulations,

fi eld verifi cation of existing conditions, or proper engineering and safety.

The Tenant will be required to redesign or revise drawings, specifi cations, or other material selection at their own expense if JWA determines that such revision is necessary. Incomplete drawings or submissions are unacceptable and will be returned to the Tenant for completion.

JWA Management will provide drawings of the existing building, but it shall be the responsibility of the Tenant and the Tenant’s Consultants to fi eld verify current documents to determine actual conditions that will be encountered during the construction of their facilities. The Tenant must confi rm the actual site conditions and verify all job dimensions before proceeding to fi nal working drawings.

Questions and requests for clarifi cation regarding the drawings and specifi cations of the Terminal Building should be directed to JWA Management.

The Tenant is advised that in certain locations identifi ed on the Airport’s reference drawings, certain fi xed base building electrical and mechanical services passing through the Leased Premises have been established. The Tenant must accommodate these components within the design and ensure that appropriate access, as indicated in reference drawings and required by on-site conditions, is provided.

The Tenant shall not release security sensitive project information to anyone without prior approval of JWA Management.


10.1 General

10.2 Document Requirements

Tenant documentation is described in 10.3, 10.4 and 10.5 of this Section. Submission Documentation shall be as follows:

Drawings in 24”x36” format (unless • otherwise approved by JWA) at the following scales:

10.3 Concept Design Submission

10.4 Design Development Documents Submission

Once the Concept Design Submission is approved, the Tenant may proceed to the Design Development phase. This phase provides more detailed information on the approved design concept.

The Tenant’s submission shall include but not be limited to the following:

Outline Specifi cations• Preliminary Cost Estimate• Preliminary Design and Construction • ScheduleKey Plan showing the location of Premises • within the Terminal.Floor Plan(s) showing interior design including• materials and fi nishes and concept for securing the Premises when closed.

with the Tenant’s intended design concept at an early stage so that any compliance issues or design problems can be addressed before proceeding with the fi nal working drawing phase. Design concepts for lighting and signage must be included in this submission.

Concept Analysis: One (1) copy mounted and labeled

Architectural color renderings of the proposed • concept(s) that include the interior and exterior views of the facilities and show: a) the overall design concept for the space; b) general color scheme; c) fi xtures, displays and millwork; d) furniture; e) interior and exterior signage and graphics.Color fl oor plan(s) of the facility showing points • of sales, fi xture layout, expected queuing, food prep area(s), storage, and other pertinent features.Material boards that demonstrate the quality • of the various materials to be used within the facility including fl oor fi nishes, wall fi nishes, ceiling fi nishes, and service counter and other display area materials.


Key Plans: 1/32” = 1’-0”• Floor plans, refl ected ceiling plans, • merchandising plans, interior elevations, and sections: 1/4” = 1’-0”Flow diagrams and adjacency plans: • 1/8” = 1’-0”Storefronts, signage, logos and lettering in • elevation, section or detail: 1/2” = 1’-0” Material samples on minimum 11” x 17” • size boards, complete with legend. Renderings at a minimum of 11” x 17”•

Unless otherwise required in this document or by JWA, all submission shall include:

Two (2) full size blackline or photocopied sets.• Two (2) half size blackline or photocopied sets.• Original material sample board shall be • submitted with two (2) full-size color photocopies. All renderings shall be submitted in duplicate, two (2) copies.All drawings in PDF format.• Specifi cations, reports or other documents in • PDF format.

Where CAD documentation is prescribed by 10.3, 10.4 and 10.5 of this Section, all drawings shall be submitted in conformance with the John Wayne Airport CAD Standards.

The drawing submittal and approvals process consists of two to four phases depending on the complexity of the project:

Concept Design Submittal• Design Development Documents Submittal• Final Construction Documents Submittal• Record Set Submittal•

The purpose of this submittal is to accelerate the design approval process by acquainting JWA Management


and engineering drawings must bear the seal of a registered professional in the State of California. The following indicates the minimum requirements for this submittal:

General:Complete CAD documentation of the • submission.Assurance of professional design, • documentation and commitment for fi eld review.

Architectural:Key Plan showing location of the Premises • within the Airport.Floor Plan(s) indicating closure locations of • partitions and type of construction, placement of fi xtures, furnishings, fl oor patterns, material selections, storage and washroom locations (if any).Refl ected Ceiling Plan(s) showing ceiling • materials, various heights, location of all light fi xtures, diff users, grilles, smoke detectors and sprinkler heads.Interior wall elevations, sections and details • suffi cient for construction.Storefront Elevation(s) showing ceiling • materials, various heights location of all light fi xtures, signage and emergency exit(s).Sign, logo and lettering details showing • elevations and section views, letter style and size, all colors and materials, method of illumination, installation, color of illumination and voltage requirements. Designs shall be complete as part of the construction document submission. Design-build signage arrangements will not be accepted.Specifi cations, interior fi nish and color, door, • windows and hardware schedules.Confi rmed fi xture cuts of all lighting and • plumbing fi xtures including manufacturers’ names, catalogue number, catalogue cut, lamp types, mounting and custom designs.

10.5 Final Construction Documents Submission

Refl ected Ceiling Plan(s) showing ceiling • materials, various heights, location and type of all light fi xtures.Storefront elevations, interior elevations, wall • sections. Storefront elevation must illustrate all graphics, signage, materials, and fi nishes.Food service Tenants shall include front counter • details and food presentation details.Mechanical, electrical and plumbing plans (if • required), schedules and details including base building modifi cations.Sample board of proposed materials, colors, • fi nishes, and furnishings.Fixture cuts of all proposed lighting, • furnishings, diff users, grilles, sprinkler heads, smoke detectors, and accessories.

JWA will make its best eff ort to fi nalize its review of this submittal within ten (10) working days from receipt and will advise Tenant in writing on issues of non-compliance.

Drawings will be returned to the Tenant marked in one of the following ways:

Approved• Approved, subject to the following• Request for more information• Request changes to drawings and resubmit• Denied•

NOTE: This submittal must address all issues

identifi ed by JWA’s Project Review comments/

requirements in previous submittals.

The purpose of this phase is the preparation and submission of construction documents and specifi cations describing , in technical detail ,the contract work to be done, including materials, equipment, workmanship and fi nishes required for architectural, structural, mechanical, and electrical work and related utility connections and special equipment. Architectural


10.6 Record Set Submission

Within sixty (60) days of completion of construction, Tenant shall submit the following to JWA:

A complete set of as-built drawings signed by • the contractor/builder of all work provided within the Premises as well as any work performed to the base building. “As-Built” submissions shall include:

Two (2) full size hard copy sets (CAD • drawings to be compatible with JWA’s CAD Standards).One (1) electronic set recorded on CD-R • (CAD drawings to be compatible with JWA’s CAD Standards).One (1) set of all reports, manuals, • warranties, specifi cations, etc.One (1) electronic version of the • specifi cations formatted in MS Word 2000 format.An itemized statement of the actual, • direct construction costs for the project, including fees paid directly to contractors, architects, engineers, surveyors, laborers and suppliers, or permit fees required by governmental agencies.

service location and size of transformer (if required).Completed table of electrical loads.• Title 24 calculations as required by the State • of California

Details of securing the Premises when closed.• Tenant barricade wall and dust control plans in conformance with JWA standards.Final cost estimate.• Examples of all materials and fi nishes.•

Structural (if applicable):Drawings and specifi cations for fi xturing or • construction applying typical point loads to the base building structure.Drawings indicating size and location of all • intended fl oor or roof penetrations.

Heating, Ventilating and Air Conditioning:Floor plan showing fan coil or VAV units, duct • layout, size of grilles and diff users, thermostats where applicable.Specifi cations and fi xture cuts of all • equipment.Heat gain/loss calculations.• Venting, make-up air requirements.•

Plumbing (if applicable):Floor plan of services.• Specifi cations and fi xture cut sheets.• Venting requirements.• Riser diagram.•

Sprinklers and Fire Protection:Sprinkler distribution changes, head layout and • hydraulic calculations (if applicable).Heat baffl es (if applicable).• Fire extinguisher locations.• Smoke detector locations.•

Electrical:Floor plan showing electrical requirements.• Single line distribution diagram.• Fixture schedule showing quantity and watts • for each fi xture.Special lighting.• Specifi cations and fi xture cuts.• Total electrical demand and connected loads, •

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Construction RequirementsSECTION 11.0



11.3 Pre-Construction Meeting

11.4 General Procedure

11.1 Contractor Selection

11.2 Notice to Proceed

JWA Management shall schedule a pre-construction meeting with the Tenant and Contractor prior to the start of any construction. At this time the Tenant or his Contractor shall provide JWA with a construction schedule indicating all general contractor and subcontractor milestone events for JWA’s approval. This meeting shall address requirements such as fi ngerprinting and security badging of Contractor’s staff , work quality, allowable time windows for certain activities, noise control, etc.

After the Pre-Construction Meeting, the Tenant will receive a Notice to Proceed, which will include the following guidelines:

Interference with airport operations.• Airport contacts for notifying appropriate • divisions prior to the beginning of construction.Tenant responsibility for obtaining all permits • and calls for inspection.Insurance and bonding requirements.• Airport contact for badging requirements.• Who to contact when deviations from the • construction documents arise.Contact for fi nal walk-through at construction • completion.Post-construction document requirements.•

The following provisions shall be followed by all Tenants and Contractors:

No equipment, material, or tools will be permitted in the common areas of the Airport.

Tracking dust onto the common area fl oors is not permitted. The Contractor must provide means of cleaning dust from employee’s shoes.

Smoking is not permitted anywhere in the building, including areas under construction. Smoking areas have been designated by JWA.

Professional “Pardon Our Construction” signs, approved by JWA prior to installation, shall identify all construction that is visible or audible to the public. Professionally-fi nished temporary barricades shall be provided by the Tenant at all construction and staging areas that are visible and audible to the public.

Staging and Laydown areas not identifi ed by JWA shall be subject to JWA’s approval.

JWA will make available to the Tenant, at designated

The Tenant shall be responsible for awarding the project to a qualifi ed General Contractor able to execute the construction documents in a timely and professional manner and in accordance with all rules and regulations set forth in this document.

The Tenant is required to use the Airport’s subcontractor for any improvements or modifi cations to the following systems:

HVAC • Fire Alarm System• Security System • Paging System• Fire Sprinkler•

Equal products may be proposed at JWA Manangement’s sole discretion. Written approval from JWA must be obtained.

The Tenant shall be notifi ed that it will be required to submit two (2) sets of stamped construction documents and specifi cations as well as all required permits once the project has been reviewed and approved by the County of Orange Building Department, the Orange County Fire Authority, etc. The Tenant/Contractor shall be permitted to proceed with construction once all required plans and permits have been received and a pre-construction meeting held.


will be brought into the sterile area over multiple days, the contractor will be required to provide the JWA Project Manager a schedule of items with expected delivery dates. This schedule will in turn be provided to TSA management for their own planning purposes.

In order to facilitate the screening of fi xtures to be brought into the sterile area, all fi xtures must be out of their boxes and on dollies prior to entering the terminal. Dolly wheels must be duct taped prior to bringing them into the terminal. This is to prevent carpeted areas from becoming marked by rubber tires.

locations, construction electrical power.

Any Airport or leasehold improvements damaged as a result of Tenant construction shall be repaired or replaced to match the existing to the satisfaction of JWA Management. JWA reserves the right to determine, at its sole discretion, how the damage shall be repaired and who shall do the work.

Workers on-site shall use only those toilet facilities provided by the Tenant and designated for construction.

The Tenant Contractor shall take all necessary precautions to protect workmen, the general public, and private and public property and comply with all requirements of Occupation Safety and Health Act (OSHA) and Cal-OSHA. All Tenants must submit a Safety Plan to JWA for approval prior to construction commencement.

11.5 TSA Security

Any item, large or small, that will become a permanent fi xture in the sterile area must be inspected by TSA screening staff . This is prearranged with TSA and achieved at night at a specifi ed screening checkpoint (North or South) from 9:00 p.m. to 9:30 p.m. before the checkpoint is secured by TSA for the evening. *Important Note - Screening checkpoints (gates) are not opened after hours by Airport staff to facilitate movement of contractor employees, tools, equipment, or fi xtures. Any exceptions are prearranged in a meeting with the JWA Project Manager, TSA, Airport Operations and Airport Police Services (Sheriff ).

With the JWA Project Manager’s approval, the contractor will be required to contact the TSA Duty Screening Manager (contact numbers listed below) at least two hours prior to the need to transport a fi xture into the sterile area via a screening checkpoint. If a delivery is cancelled for any reason, the TSA Duty

Screening Manager must be notifi ed. If multiple fi xtures

11.7 Equipment/Tools

Tools are never brought through a screening checkpoint. All tools and equipment that can safely fi t inside a JWA service elevator must be transported to the sterile area using the specifi ed elevator. Access to JWA access-controlled service elevators is a special I.D. badge coding that is requested in advance through the JWA Project Manager/I.D. Access Control offi ce. Contractors that have AOA driving privileges may, at the discretion of the JWA Project Manager, be authorized to access the sterile area through pre-approved ramp (SIDA) locations.

The contractor must keep equipment in his or her presence at all times anywhere in the Terminal. Security is a full-time job while at the Airport. Unattended equipment or tools found in the sterile area that are considered “prohibited items” could result in a heavy

11.6 TSA Contacts

Duty Screening Manager Cell Phone:(949) 233-2615 (primary contact during all operational hours)

North Screening Checkpoint Phone:(949) 475-2334

South Screening Checkpoint Phone:(949) 475-2335

fi ne from TSA if found, and could signifi cantly delay the completion of the project. Restroom or lunch breaks are inexcusable reasons to leave tools and equipment unattended in the Terminal, especially in the sterile area. Plan to use relief workers as necessary to positively control tools and equipment.

2) passed both background checks, 3) completed and passed appropriate classroom training and 4) paid an identifi cation badge fee for each badged person. The Tenant should anticipate a minimum of fi ve (5) business days to complete the security badge process if all requirements listed above are fulfi lled by individual badge applicants in a timely manner. The Tenant’s designated personnel must successfully complete the badge acquisition process, unless other arrangements have been approved by the Airport, and the Tenant shall be responsible for all applicable fees and costs associated with the background checks and badging process. The amount of such fees is subject to change without notice.

Badge Holder Regulations and Responsibilities

The federally approved security program for the Airport requires that each person issued an Airport security badge be made aware of his responsibilities regarding the privilege of access to restricted areas of the Airport.

The Tenant and all Tenant personnel within the restricted AOA of the Airport are required to display on their person an Airport security badge, unless they are escorted by a properly badged individual. When working in a secure area, each badged person is responsible for challenging any individual who is not properly displaying an Airport issued or approved and valid I.D. badge. Any person who is not properly displaying or who cannot produce a valid Airport security badge must immediately be referred to the Sheriff ’s Department – Airport Police Services Offi ce for proper handling.

The Airport security badge is the property of the County of Orange and must be returned upon termination of the Tenant’s personnel employment and/or termination of the Lease. The loss of a badge shall be reported within 24 hours to the Sheriff ’s Department–Airport Police Services by calling (949) 252-5000. The Tenant or Tenant personnel who lose their badges shall berequired to pay a fee before receiving a replacement badge. The charge for lost badge replacement will

11.8 Airport Security

In addition to FAA, TSA and Airport security rules, regulations and plans, the Tenant and Contractor shall comply with all security requirements of the United States Customs and Border Protection (USCBP), and all applicable federal, state and local regulations regarding airport security. The Tenant and Contractor are responsible for fi nes imposed by any regulatory agency as a result of their failure to comply with applicable rules and regulations regarding airport security.

The Tenant, Contractor, and all employees shall be required to obtain airport security clearance in order to perform work in the Airport. The Tenant, its employees and contractors must complete a background clearance Security Identifi cation Display Area (SIDA) class in order to obtain an I.D. badge for access to secure areas and a driver’s permit to drive on the airfi eld.

Badge Acquisition

Prior to issuance of a security badge(s), designated Tenant personnel who will be working on-site, and engaged in the performance of work under this License, must pass Airport’s screening requirements, which includes an F.B.I. Criminal History Records Check and a Security Threat Assessment, and shall pay any applicable fees. Upon successful completion of the background checks, the Tenant’s designated personnel will be required to attend a 3-hour SIDA class and pass a written test. Those personnel who may be permitted by the Airport to drive on the Airport Operations Area (AOA) perimeter road must also complete a Driver’s Training class and written test. Airport identifi cation badges are not issued until designated Tenant personnel have: 1) completed appropriate application forms and submitted proof of identity and employment eligibility,



11.9 Work Hours and Restrictions

JWA normal working hours are 5:00 am - 11:00 pm. Tenant/Contractor coordination may require working off -hours and providing additional temporary lighting and power for such off -hours work at the Tenant’s expense.

All construction activities must be accomplished in such a manner as to permit normal operations to occur at all times. The major areas to be built within the existing facilities will be made available upon written request by the Contractor to JWA. Such requests shall be made with adequate lead time so that JWA can make necessary adjustments. These areas must be temporarily enclosed to preserve access to the existing facilities and service at all times. The existing interior circulation corridors and required exits must remain open and unencumbered or alternate provisions made for temporary egress.

All work including, but not limited to, the abandonment or relocation of existing mechanical or electrical utilities, the relocation of existing mechanical or electrical systems or components, or the connection of new mechanical or electrical systems or components to existing facilities, which will cause interruptions to the operations of the existing building and roadways system must be scheduled for times other than normal working

be posted in the Airport Administration Offi ce and is subject to change without notice. A report shall be made before a replacement badge will be issued.

The Airport security badge is nontransferable.

In the event that the Tenant’s badge is not returned to the Airport upon termination of Tenant personnel employment and/or termination of the Lease, the Tenant and/or Tenant personnel shall be liable to JWA for a fi ne in the amount of $250.00 per unreturned badge. The amount of the fi ne is subject to change without notice. The Tenant’s security deposit may be applied to cover the cost of the fi ne.

hours. The Contractor shall schedule and coordinate his work to minimize the required interruptions and shall notify JWA Management in writing at least 72 hours prior to each requested interruption, indicating the maximum estimated duration of the interruption.

Airport Facilities and all aff ected Tenants shall be notifi ed at least 72 hours in advance of any planned utility shut-off . The Tenant shall make arrangements for temporary utility connections as directed by JWA. The tenant shall be responsible to pay the cost of the connections and removal as well as all utility/other charges incurred as a result.

JWA Management requires certain work activities to take place between the hours of 11:00 pm and 5:00 am unless specifi cally approved otherwise:

Jack hammering, roto-hammering, core drilling • or other noisy operations.Work requiring blocking of public entrances.• All other work which would prevent continuous • operation of the building.Hauling of demolished materials.• Setting up and removal of construction • partitions.All other work in public areas that is expected • to create dust, signifi cant noise, and other nuisance or hazard.

11.10 JWA Maintenance Key Sets

Contractors who have an identifi ed need to check out an Airport key set must advise the JWA Project Manager in advance. The Project Manager will in turn advise the JWA I.D./Access Control offi ce that will provide a memo to Sheriff Station 18 that a specifi c contractor with specifi c employees named in the memo will be requesting a maintenance key set.

The authorized contractor employee will need to call Station 18 using the red phone outside the Station 18 door. Station 18 Sheriff Personnel will have the contractor employee provide a government-issued I.D.


11.11 Emergency Contact Information

Pick up any white courtesy phone located throughout the Terminal and dial 2-5000 or call 949-252-5000 to reach the Sheriff (Station 18). This phone is monitored 24/7.

To reach on-duty Airport staff while in the Terminal, you may pick up any white courtesy phone and dial “0” for operator assistance between the hours of 06:00 a.m. to midnight. *Note- JWA staff based in the JWA (Eddie Martin) Administration Building (3160 Airway Ave, Costa Mesa) must be called directly or by calling 949-252-5171 and ask to be transferred.

(driver’s license) that will be returned to the employee when the keys have been turned back in. Maintenance key sets cannot leave Airport property and must be turned in daily at the conclusion of each workday before departing the premises.

11.12 Contractor Parking

11.13 Trash Removal

11.14 Hot Work

Public Parking Lots - Permission will be granted in advance by the assigned JWA Project Manager for any contractor who has a legitimate need to park in a JWA public parking facility. One day parking validations can be given for authorized contractor parking. Overnight parking is prohibited unless work is to take place in the parking facility itself.

Roadways - Permission must be granted in advance by the JWA Project Manager for vehicles to park on any JWA roadway. Parking hang-tags will be issued by Airport Operations staff directly or via the JWA Project Manager to park in specifi c curbside locations at specifi c times. The hang-tags must be hung from the rearview mirror of each contractor vehicle and be clearly visible (facing forward) while parked.

to security requirements.

During construction, fi xturing, and merchandise stocking of the demised Premises, the Tenant shall provide trash removal service at areas designated by JWA. The Tenant Contractor shall provide and pay for trash containers and disposal. It is the responsibility of the Tenant and the Tenant’s Contractor to break down and remove all trash and debris from the premises on a daily basis and place debris in the containers supplied for that purpose.

Tenant shall ensure that all debris and construction materials associated with the project are properly and promptly removed off Airport property. In the event that this is not done, JWA Management reserves the right to remove the debris and bill the Tenant for all resulting cost.

Hot work is defi ned as a process or procedure that could result in a fi re if not properly controlled. Common types of hot work in construction are welding, burning, cutting, brazing, soldering, gasoline or fuel storage area repairs, etc. No welding, fl ame cutting, or other operations involving the use of fl ame, arcs, or sparking devices shall be allowed without adequate protection.

All hot work is subject to approval by JWA. All combustible or fl ammable material shall be protected with a fi re blanket or suitable non-combustible shield to prevent sparks, fl ames or hot metal from reaching fl ammable or combustible materials.

The Contractor shall provide necessary personnel and equipment to control incipient fi res resulting from welding, fl ame cutting, or other sources involving use of fl ame, arcs, or sparking devices.

The Contractor shall provide and post a fi re watch at any time during which welding or metal cutting is to take place. The Contractor shall abide by by OSHA, API, FAA and local regulations

Location of all construction trash dumpsters requires pre-approval by JWA Management and may be subject


pertaining to fi re watch personnel. All welders must be certifi ed within the last eighteen months. The Contractor is responsible to obtain any special permits required.

any national or international standards that must be met, any samples that must be submitted, any testing required assuring quality, any experience required of installers, all fabrication and installation tolerances and other related quality requirements.

JWA shall have the right to inspect all work at any time to ensure that the minimum quality level required is provided.

11.15 Floor and Roof Penetrations

11.17 Inspections

11.16 Quality Control

All proposed fl oor and roof penetrations shall be reviewed and approved by the Inspector in advance of any construction. No such penetration shall be allowed through structural walls, roofs, fl oors or other structural members. No roof penetrations are allowed unless specifi cally approved by JWA Management.

All masonry and concrete penetrations shall be made only with diamond-tipped cutting tools. Penetrations through concrete decks and all penetrations larger than one inch shall be cored. Fire-safi ng, joint covers, etc. shall be provided as required to reestablish fi re protection of the aff ected wall or fl oor in accordance with all applicable codes. The Tenant’s Contractor is responsible for repairing any damage to reinforcing steel, conduit, wiring, piping, etc. resulting from this operation to the satisfaction of JWA Management.

Weatherproofi ng of all roof penetrations must be performed at the Tenant’s expense, by a contractor approved by JWA’s roof warrantor in a manner that preserves the roof warranty. A zone will be shown on the roof plan where Tenant roof top equipment may occur. Roof loads may not exceed 50 psf.

All upper level fl oor penetrations shall be completely sealed to prevent penetrations of odors or liquids to the space below and must comply with all applicable codes and standards.

JWA shall inspect and test the Tenant’s construction work to determine whether or not designs, materials used, manufacturing, and construction processes and methods applied, and equipment, furnishings, fi xtures, systems, and fi nishes installed satisfy the requirements of the approved Construction Documents, shop drawings, product data and sample submittals, and the Tenant Contractor’s warranties. The Tenant’s Contractor shall permit inspectors access to the project area as well as access to any off -site facilities used to store materials, furnishings, fi xtures, and equipment to be incorporated into the project. Such inspections and tests shall not relieve the Tenant’s Contractor of any obligations under the Owner-Contractor Agreement.

Inspectors assigned to the project by JWA Management are authorized to reject any work, fi xtures, systems, materials, equipment, furnishings, or any component of the project which is not as required or specifi ed in the approved Construction Documents. Any such rejection shall be communicated by JWA Management in writing to the Tenant and the Tenant’s Contractor.

The Tenant’s Contractor shall provide a quality construction product. To establish the level of quality, the Tenant, as a minimum, shall require its Contractor to use the quality standards as apparent in the existing base building. Other quality standards shall include, without limitation, the grades of material, strengths,

The Tenant shall maintain at the work site on a current basis one (1) record copy of all approved Construction Documents, specifi cations, addenda, change orders and change directives in good order and marked currently to record all changes made during construction, as well as all approved shop drawings, product data, and samples.

11.18 Documents and Samples at the Work Site


11.19 Shop Drawings, Product Data, and Samples 11.21 Changes in the Work

11.22 Final Inspection and Acceptance of Work

11.20 Substitution of Materials and Equipment

The Tenant shall ensure that its Contractor prepares reviews, certifi es and submits to JWA with reasonable promptness and in such sequence so as to cause no delay in the project, any requested shop drawings, product data and samples.

The Tenant’s Contractor shall not be relieved of responsibility for any material deviation from the requirements of the approved Construction Documents by JWA Management’s or Tenant’s approval of shop drawings, product data, or samples unless the Tenant’s Contractor has specifi cally informed JWA Management in writing of such deviation at the time of submission and the Tenant and JWA Management have both given written approval to the specifi c deviation.

No portion of the work for which JWA requests submission of shop drawings, product data or samples shall be commenced until the requested submittal has been reviewed by JWA, and approved by the Tenant’s Design Consultant. Approvals by JWA or the Tenant’s Design Consultant shall not relieve the Tenant’s Contractor of its responsibilities under the approved Construction Documents.

All proposed modifi cations to the approved Construction Documents for the project must be submitted to JWA Management for review. No change order, or other contract modifi cation which materially changes the scope of the improvements, shall be executed without prior approval of JWA.

The Tenant’s Contractor shall notify JWA Management of Substantial Completion of work, and the Tenant’s Design Consultant, the Tenant, a representative of JWA and the Tenant’s Contractor shall make an inspection of the work to determine whether everything has been completed in accordance with the approved Construction Documents, and to review the Tenant contractor’s punch list. Normally this inspection will occur within (10) calendar days. If in the opinion of the Tenant’s Design Consultant and JWA Management has determined that all work has not been completed to the required stage, the parties shall cease the inspection. However, if all work has been completed to the required stage, a punch list shall be prepared by the Tenant’s Contractor. The punch list shall consist of those items listed by the Tenant’s Contractor and must be completed or corrected as supplemented by those items of work observed and noted by others during such inspections.

The Tenant’s Contractor shall also ensure that electrical inspections are carried out by the designated code inspector, and that all work subject to other required permits is also inspected by the appropriate inspectors.

The Tenant’s Contractor shall notify the Tenant’s Design Consultant and JWA in writing when all the punch list items have been completed and clean-up has been done. The Tenant, the Tenant’s Design Consultant and a representative of JWA shall then make the fi nal inspection for the purpose of ascertaining that all work has been fully completed in accordance with the requirements of the approved Construction Documents.

The Tenant may ask for substitution of specifi ed material, equipment or furnishings with equal or equivalent items only under the following circumstances:

The Tenant’s Contractor provides evidence to • JWA and the Tenant’s Design Consultant which establishes that an item of specifi ed material is not available.The Tenant’s contractor provides evidence • which, in the Tenant Design Consultant’s opinion, establishes that the specifi ed item will have an unreasonable delivery time due to no fault of the Tenant’s contractor.If the Special Conditions of the approved • Construction Documents allow the use of equal or equivalent products.


The Tenant shall forward Record Set drawings to JWA within 60 days of acceptance.

11.23 Certifi cate of Substantial Completion

When JWA determines that all work or a designated portion thereof is complete to its satisfaction, the Tenant will prepare a Certifi cate of Substantial Completion which shall establish the Date of Substantial completion of the project and initiate the Warranty Period. The certifi cate shall state the responsibilities of the Tenant, JWA and the Tenant’s Contractor for security, maintenance, property insurance premiums, and damage to the work, state items still to be completed by the Tenant’s Contractor and fi x the time within which the Tenant’s Contractor shall complete the items listed therein.

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Tenant Design Standards - John Wayne Airport

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Transcript of Tenant Design Standards - John Wayne Airport