architectural design guidelines - interior zones · 2013. 2. 7. · approximately 273,00 square...

December 11, 2012

ArchitecturAlDesign guiDelines -interior zones

JAMESTOWN SOUTH SHORE CENTER L.P.- OWNER -

4 eXecutiVe suMMArY

5 eXisting center

6 Design introDuction

12 Design zones

13 Design zone plAn

14 Design philosophY

16 generAl Design guiDelines AnD eXAMples

19 AcceptAble AnD unAcceptAble FAçADe / storeFront MAteriAls

20 ArchitecturAl color pAlettes

24 speciFic Design requireMents

24 storeFronts - FAçADes, entrAnces, AnD glAzing

28 shADe eleMent Design criteriA - Awnings, cAnopies, trellises

32 wAll sconces

33 coMMon AreA MoDiFicAtions

35 coMMon AreA retAil

36 AppenDiX

36 color MAtriX

39 signAge criteriA

40 eVents At zones 2, 3 AnD 4

41 subMittAl / ApproVAl process

42 MeMo to ciitY stAFF

- ApplicAtion ForM

Table of Contents

eXecutiVe suMMArY4 south shore center

this document creates an exemption to the city Design review process, and establishes an administrative review process to allow planning Department

staff review and approval of proposed exterior modifications at Zones 2, 3 and 4 of South Shore Center as defined herein. This will result in a streamlined

approval process. Review periods may be as short as “over-the-counter” or up to 72 hours for complicated applications.

Changes to building exteriors located in Zone 1 of South Shore Center, as defined herein, shall continue to be governed by the City’s Design Review

procedures.

Applications subject to this document that are rejected by City staff may be appealed by submittal via the traditional City Design Review procedures.

this document establishes the design standards and

requirements that will be used by city staff to review and

approve proposed exterior modifications in Zones 2, 3 and 4.

the landlord and tenant will also use this document as a guide

for generating the design of proposed exterior changes.

the landlord shall be required to review and approve all

proposed modifications for consistency with this document

prior to such modifications being submitted for staff review.

submission to the building Department for permit approval is

still required via the City’s established process.

the criteria herein are not intended to contradict any code

requirements that may govern this project. It is the responsibility

of tenant and landlord architects, engineers and contractors to

verify and comply with all applicable codes.

Executive Summary

PAR

K S

TRE

ET

OTIS DRIVE

SHORELINE DRIVE

N

eXisting center 5south shore center

Existing Center

new craftsman-style retail stores have gradually replaced existing concrete tilt-

up buildings at this 30-year old community shopping center. Stained cedar siding,

trellised walkways, and a public art program are featured amenities. Sustainable

features include pervious paving, FSC certified wood, and transit lines through the

center of the site. The fully revitalized center accommodates new national tenants

as well as local proprietors well known to the residents of this tightly knit community.

Design introDuction6 south shore center

Design IntroductionGeneral

south shore center is the community lifestyle retail and fashion center

of Alameda, California. South Shore Center is located at the southern

terminus of park street, at the intersection of otis street, and adjoining

the bay shoreline. The center offers broad shopping facilities with

over 95 in-line shops and services, including department stores,

supermarket, restaurants and small shops. The goal of these guidelines

is to guide future modification of the center to result in vibrant retail

design that enhances the community and that consistently exhibits a

high level of quality.

South Shore Center is a place for both shopping and social interactions.

it includes national as well as local specialty retailers, presented in an

open air setting featuring pedestrian oriented courtyards, each with a

unique character. The courtyards can accommodate public events.

While South Shore Center’s site plan provides easy access and

circulation by automobile, the quality of the pedestrian’s experience has

priority. The atmosphere is to be fun, lively and retail-friendly. Informal

natural spaces and building designs abstracted from the context of

craftsman, contemporary and regional bay Area styling will be set within

the context of a beach/waterfront retail marketplace.

the current overall character of the center evokes elements from

craftsman architecture reinterpreted in a contemporary palette.

the architecture of the center is designed to form a backdrop to

complementary tenant expressions, manifested through the creative

use of storefronts, awnings and signage that enhances the appeal and

liveliness of the center, with energy and vibrancy to be provided by

diversity of design elements, materials, color, and texture.

In today’s competitive retailing milieu, tenants need to express their

unique identity and brand. In order to attract, support and continue

successful tenancies, modifications to the exterior architecture may

be necessary to reflect tenant design and branding needs. The goal

of these guidelines shall be to establish criteria that enhance tenant

identities while preserving the center’s architectural quality.

Current Design and Needs

south shore center currently exhibits a high degree of design uniformity,

with limited color and material palette and a single storefront style.

the palette of elements used for the design of the center is designed

as a placeholder pending appropriate tenant enhancements. While

very high in quality, this uniformity needs to be enlivened through an

additional layer of tenant expressions, which will further the design

goal of creating memorable courts, plazas and paseos, in addition to

improving way-finding and tenant identification.

Design introDuction 7south shore center

Park Street

Future South Shore Center modifications that create

complementary accents and distinctive zones and districts

will do much to attract tenants and visitors. By incrementally

modifying the center, an organic “built-over-time” character may

be developed, in keeping with Alameda’s Park Street and other

urban open air retail streets.

park street provides an example of the variety and scale that

can be created in a vibrant pedestrian shopping district. Glazing

sizes and patterns vary from tenant to tenant, as well as colors,

materials, awnings, signage, trim and ornamentation. Many

buildings are very simple at their upper portions, with detail

concentrated at people level and at the parapet.


Broadway Plaza & Corte Madera Town Center

Design guidelines can be very flexible while still maintaining an

overall unity. These two outdoor centers accomplish this through

closely related common areas as well as guidelines for tenants that

ensure compatible scale, proportions, and consistent quality.


Jamestown Properties

the introduction of varied tenant types and more dining venues will

create a more dynamic experience and draw visitors during more of

the day. Jamestown Properties excels in creating dynamic mixed-

use centers, with a particular flair for creating eating and dining

experiences. This expertise is now aimed at enriching the tenant mix

and public attractions at South Shore Center.

Jamestown’s most notable mixed-use projects include both street

retail such as the newbury line and georgetown renaissance, and

large-scale building renovation projects such as white provision,

Warehouse Row and Chelsea Market.

• the newbury line consists of 28 mixed-use properties that

encompass more than 219,000 square feet of street-level retail,

office and residential space. The property is located in Boston’s

historic Back Bay neighborhood, in one of the world’s most

renowned retail districts.

• georgetown renaissance includes more than 300,000 square

feet, distributed across seventeen properties in washington

D.C.’s Georgetown neighborhood and Alexandria, Virginia. This

collection of high-end retail properties includes boutique office

spaces and sixteen luxury rental apartments, amid one of the

premier retail locations in the Washington D.C. metro area.

georgetown renaissance, Washington, D.C.

the newbury line,boston, MA


• white provision is a distinctive, modern destination forming

Midtown Atlanta’s gateway to the Westside neighborhood. The

development is comprised of sophisticated office space, 94

innovative and elegant condominium units, and highly desirable

boutique retail, showroom and restaurant space.

• warehouse row is an historic, mixed-use property consisting of

approximately 273,00 square feet of office, retail and restaurants

in the downtown area of Chattanooga, Tennessee. Comprised of

two buildings connected by a motor court, the tenant mix includes

high end boutique retailers, local restaurants and office tenants

who appreciate loft-style space and authentic architectural

detail.

• chelsea Market is an iconic, mixed-use project consisting of

approximately 1.2 million square feet of office and retail space

located in the Chelsea district of New York City. Well-known

tenants include google, the Food network, oxygen Media,

TimeWarner, EMI Music Publishing and Major League Baseball.

chelsea Market,new York, nY

warehouse row,chattanooga, tn

white provision, Atlanta, gA


Definitions

the guidelines address major elements of the built environment at south

Shore Center, and a few terms are defined below for clarity.

An exterior modification that alters colors, glazing, lighting and surface

finishes without altering the existing footprint shall be considered a

“storefront” project and not a “façade” project.

• Façades: New exterior wall assemblies outboard of existing

footprints, extending full height from grade to parapet, or partial

height to parapets or roofs that return back to an existing exterior

wall behind them. The extent and location of new façades shall be

limited. Façades may project beyond existing exterior walls provided

that a single 20-foot public circulation lane, or two lanes totaling

twenty feet (20’)are maintained in the pedestrian common area.

• Storefronts: Exterior wall infill assemblies in plane with or recessed

back from existing Landlord exterior walls.

• Pop-outs: New storefronts that project beyond the existing wall

line, and only as high as existing openings. Pop outs may project

beyond existing exterior walls provided that a single 20-foot

public circulation lane, or two lanes totaling twenty feet (20’) are

maintained in the pedestrian common area.

• Courts: Open air gathering and activity spaces, typically at the

intersection of paseos.

• Paseos: Open air pedestrian passageways or malls, typically facing

the interior of the project.

• Public Façades: Those portions of exterior walls (façades and

storefronts) that face onto the perimeter public streets. Modification

of these façades shall be subject to the traditional City of Alameda

design review process.

• Private Façades: Those portions of exterior walls (façades and

storefronts) that face onto the interior courts and paseos.

Modification of these façades shall be subject to the requirements of

this guideline and design review by City of Alameda staff.


Design Zones

These guidelines propose the creation of three distinct zones or districts to be considered “private façades” since they face internal portions of the

Center. Each zone consists of a north-south paseo with a major court, each defined and highlighted by the particular design character of the façades

that face onto them. See Design Zone Plan.

The existing outer facing façades (Zone I), which are designated as “public façades” now constitute the primary face of the center from the public’s

perspective, and in the short term these façades will remain relatively unchanged. Any future modifications to these façades would be approached

under the traditional design review process in place in Alameda.

• Zone 1 represents the majority of façades, totaling approximately 65% of total perimeter walls. This represents the façades remaining under the

current design review process.

Design zone plAn 13south shore center

Design Zone Plan

B-900

B-1000

B-1100

B-1400

B-1300

B-120

0

B-200

B-100

B-2100

B-1500

B-2000

B-700 B-600B-500

B-300

B-400

B-1900

B-170

0

B-180

0

B-160

0

B-800

650’

625’

285’

550’ 700’

295’ 280’

600’

500’

380’

300’

810’145’

510’

745’

650’

285’

290’

370’

265’

375’ 440’ 280’

370’375’

175’

725’

895’150’

485’ 170’

zone 1public Facade - traditional Design review process

west paseo / court

central paseo / court

east paseo / court

zone 2

zone 3

zone 4

Design philosophY14 south shore center

Design PhilosophyDesigned as an outdoor lifestyle center, south shore center provides

direct access to stores in the tradition of popular urban shopping districts.

Tenants will be required to provide exterior “main street” style façades and

storefronts of varying heights and shapes with architectural characteristics

unique to their identity, yet in harmony with the center’s high construction

quality. Tenant storefront designs must be complementary with adjacent

tenants and respectful of the overall architectural flavor of the Center.

Tenant façades and storefronts are expected to be of the highest caliber,

expressing state-of-the-art design and use of materials. Designs are

expected to be of the highest prototype, producing dramatic and theatrical

façades. Imagination and creativity will be required to achieve this goal.

tenants will be required to select architects and design teams who have

experience in retail and lifestyle center design. Tenants may also select

the landlord’s architect if appropriate.

tenant storefront and facade designs at interior courts and paseos shall

be allowed to vary, to create an eclectic, dynamic facade environment.

tenant storefront and facade heights and massing shall reinforce the

court and paseo locations and shall enhance the public’s perception of

the common space. Tenants are encouraged to express their own unique

design statement within the parameters of the design criteria as outlined in

this manual. Tenants should be aware that some modification of national

branding may be necessary to comply with the criteria established for

South Shore Center. First-class workmanship in all Tenant construction

is required.

the following components will contribute to the intended architectural

character of Tenant façades:

Building Scale, Proportions, and Articulation:

Façades and storefronts will have massing that is legible and varied.

entries and important building elements will be highlighted with the use

of architectural features that relate and contribute to the overall massing

concept. Articulation of the façades by offsets in plan will reduce building

bulk and add interest at the pedestrian scale. Variations in building height

will support the massing concept. Use of architectural details, particularly

at the pedestrian zone, to provide variety in materials, colors and textures

will provide visual interest.

Building Materials and Colors :

Façade and storefront finish materials and colors will be varied to give

interest and to articulate building mass. Diversity in both materials and

colors gives interest and is complementary to establishing an energized

pedestrian environment. Recommended finish materials include, but are

not limited to, integrally colored plaster, stone walls, stone wainscots and

bases, high quality masonry, natural patina metals, wrought iron accents,

ceramic tile trim, slate or standing seam metal roofing. Color diversity

can range from off-whites to natural earth tones at major surfaces, with

accent colors ranging from lighter, less saturated hues, to selected bold

colors for contrast, yet compatible with Landlord’s color palette. Building

materials and colors will help articulate the project concept, bring visual

interest throughout the Center, and enliven the pedestrian environment.

Design philosophY 15south shore center

Window Patterning:

South Shore Center’s current window mullion patterns, while attractive,

are uniform and repetitive, and may obstruct clear sight lines into store

interiors, which is vital to retail success. Storefront windows should

allow retail merchandise and tenant branding to provide vitality to the

center’s character.

greater variation in window patterning is desirable and tenants shall be

allowed to revise existing window mullion patterns if such a modification

is consistent with their proposed exterior design.

A range of glass sizes is acceptable below a datum of +8-ft above grade.

Subdivided lites are encouraged above this elevation.

Building Lighting:

Wall mounted light fixtures (sconces) throughout the Center will be

allowed to vary. Fixtures in pedestrian high-use areas will contribute

to energizing that environment through diversity in finish, shape, and

style.

Common Area:

Modification of common areas shall be allowed, subject to landlord

approval, including patios, dining and drinking terraces, landscape

and hardscape improvements, and lighting improvements. Furnishings

located in common areas shall be landlord approved.

permanent, temporary and semi-permanent retailing structures and

facilities at common areas within zones 2, 3 and 4 shall be subject to

the requirements of the Design Guidelines. Retailing facilities such

as vehicles (food trucks), movable carts (retail merchandising units

and food carts), pre-fabricated and field-built kiosks, tents, and other

similar structures, shall be allowed subject to Landlord approval.

generAl Design guiDelines AnD eXAMples16 south shore center

• Informal, casual and dynamic massing

• Elegant vertical proportions at openings and massing

• Storefront line recessed from face of facade

• Variation in heights of openings

• Variation in opening shapes

• Variation in shading types including awnings, canopies

and trellises

• Stone, metal or tile bases and wainscots

• Ornamental bulkhead materials below storefront glass

• Variation of skyline and parapet materials

• Soft-toned light colors with vivid color accents

Design Characteristics of appropriate styling for tenant enhancements:

Examples: Storefront and Façade Elevations

General Design Guidelines and Examples

generAl Design guiDelines AnD eXAMples 17south shore center

generAl Design guiDelines AnD eXAMples18 south shore center

MAteriAls 19south shore center

Acceptable Materials

glass

• Clear, 1” insulating (double-paned)• Glass block (except not at merchandise windows)• sandblasted, frosted, textured or stained glass

Metals

• Solid brass, bronze, nickel or copper accents• Stainless steel – brushed or matte finishes• Antique or Patina finishes• Shop finished or powder-coated metals• other metals to be reviewed on a case by case basis• Black or Bronze Anodized Aluminum

stone / tile

• natural stone panels / tiles• Decorative, hand painted or crafted tiles • Polished or honed cut stone: Marble, Granite, Terracotta, etc.• brick and faux or cultured stone

wood

• heavy timber• slatted wood / louvered wood canopies• wood trellis members• wood storefront mullions• recycled wood

other Materials

• exterior grade Venetian plaster• cement plaster• stucco• precast concrete• terra cotta

Unacceptable Materials

glass

• Mirror, tinted, spandrel glass• plexiglas• single-paned glass

Metals

• Clear anodized or mill finish aluminum• stain-producing metals• Field painted metals

tile

• standard ceramic tile• Vinyl or quarry tile• ceramic or porcelain tiles imitating

wood

• wood where not allowed by code• Masonite• plywood paneling• simulated wood products

eiFs

laminates

• plastic laminate• Plastic simulating materials: brick, wood, etc.

Materials

color pAlettes20 south shore center

Color PalettesExisting Colors and Materials(Previously Adopted by City of Alameda)

see Appendix for complete list of colors

w-2

trim color

s-1

storefront Finish

t-2

wood stain

ct-1

ct-2

ct-3

M-1

Marquee

p-1

plaster wall

s-2

storefront Finish

w-3

trim color

w-6

trim colorplaster wall

p-3 lt-1

light Fixture

Mt-2

Metal Deck

Mt-1

Metal Deck ceramic tile

w-4, p-2b

trim color

p-2

plaster wall

w-3, p-2A

trim color

t-1

wood stain

s-3

storefront Finish

w-1

trim color

color pAlettes 21south shore center

see Appendix for complete list of colors

Sunbrella 9702 sunburst Yellow / natural

Awning

Existing Colors and Materials(Previously Adopted by City of Alameda)

9608

Awning

Sunbrella 9617 royal blue

Awning

sunbrella 9605 hemlocck tweed

Awning

sunbrella 9622terra cotta

Awning

olympic stain outside white

trim

benjamin Moore hc 151

trim

benjamin Moore 2006-30

trim

olympic stain beachwood

trim


trim


trim

benjamin Moore 2132-10

storefront


storefront

color pAlettes22 south shore center

Enhanced Color Palette

All of the existing previously adopted colors used on the full range of

building materials are available for re-use on the center without further

justification, subject to Landlord approval.

existing colors may also be translated from one material to another

without further justification or approval from the Planning Department,

but subject to Landlord approval. For example, a blue shade that is already

a part of the tile palette may be used on a different material such as wood

trim, or storefront metal, etc.

Additional colors are proposed at this time. New colors are complementary

with existing colors and are aimed at not only expanding the allowable

palette, but also at allowing wall surfaces and trim colors to be lightened

and brightened, and providing sharper contrast.

Additional colors not included in this enhanced palette that are

substantially similar or compatible may be submitted for landlord and

planning Department review as long as they fall within the range of colors

included herein.

Bright Contrast: The paint palette for horizontal building surfaces,

including stucco façades and trim, will be expanded to include a limited

range of colors with greater light reflectance and contrast to the existing

earthen palette. Where two colors are listed, similar colors within the

range will be considered. Where one color is listed, similar colors must be

in close range to the listed color in order to be compatible with the existing

earthen palette.

color pAlettes 23south shore center

benjamin Moore 102superwhite

benjamin Moore i-03bone white

sherman williams sw 2853new colonial Yellow

benjamin Moore hc-10stuart gold

benjamin Moore hc 126Avon green

benjamin Moore classicgraphite 1603

benjamin Moore classic 1601 hearthstone

benjamin Moore bM 1-80

Dark Neutrals: True black and a neutral grey are also being added to the palette to provide relief and strengthen the existing earthen palette

colorway 1

colors in range between are also

allowed

white gold green grey

blacktrim/Accent only

colorway 2

storeFronts AnD FAçADes24 south shore center

Below are guidelines for specific façade and storefront components.

Storefronts and Façades

1. tenant storefronts must encompass the entire height and width of the

opening provided. Large-scale drawings must be provided to show

how Tenant’s storefront abuts the surface on each side and at the top

of the storefront.

2. some tenant spaces may have more than one storefront opening in

Landlord-provided exterior walls. Generally, Landlord provided side

walls and rear walls have openings for storefronts. These spaces are

corner locations or are located in freestanding buildings where spaces

may have multiple openings. Tenants in these spaces are required to

provide appropriate storefronts and displays for all openings. Primary

store entrance shall be at a front façade or at a corner.

3. Tenant doors shall be storefront-type aluminum and glass. Tenants

may not use hollow metal doors.

4. except at all-glass storefront designs, a minimum 12-inch high base

(bulkhead) of high quality, durable material, such as stone, ornamental

ceramic tile, architectural pre-cast concrete or storefront-metal,

must be provided underneath all storefronts and display windows.

The base must be integrated into the storefront design. The base

shall be designed so that tenant slab is not visually exposed to the

exterior. A high quality base or wainscot material shall be used at the

base of opaque walls, to a height equal to or higher than the bulkhead.

Wall finish shall not extend down to grade.

5. Storefronts are recommended to be recessed a minimum of 8” from

Landlord exterior face of stud. Landlord shall provide hardscape to

the extent of Landlord architectural finishes. Tenant shall be required

to provide all finishes and hardscape to meet up with Landlord’s scope.

Storefronts may project beyond landlord wall (pop-out) subject to

landlord approval.

6. storefronts may be laterally braced to the overhead structure within

the Tenant space, but no connection shall be made to the Landlord’s

structure from above the Landlord’s roof deck.

7. Auxiliary structure shall be provided by tenant to support storefront

and shading elements supported from Tenant storefront or façade.

Any such element is subject to review by Landlord’s structural

engineer for possible impact to building shell structure.

building structural columns located along the storefront must be

integrated into the store design.

Specific Design Requirements

storeFronts AnD FAçADes 25south shore center

Storefront Entrances

1. Sizes and types of storefront openings at Tenant-provided façades

are subject to approval. Entries may not exceed 50% of the overall

length of the storefront without landlord approval.

2. Entry doors must be a minimum of 8’-0” tall.

3. Storefront openings must be able to be sealed for weather purposes.

Sliding doors are permitted with specific landlord approval. Pivoted

sliding doors such as NanaWall are allowed.

4. Tenants must provide a flush transition between their flooring /

hardscape material and the exterior common area hardscape to

meet applicable code requirements. At recessed entrances and

recessed façades and storefronts, Tenant shall provide a hardscape

extending to the Landlord’s line of hardscape. Tenant’s hardscape

shall contrast in a complementary way in color and texture with

Landlord’s concrete sidewalk / hardscape. At entrances, Tenant’s

decorative hardscape may extend beyond the Landlord’s typical line

of hardscape, subject to Landlord approval. Tenant’s vapor barrier

shall overlap Landlord’s vapor barrier where this may occur to create

a continuous barrier.

Glazing

1. opaque material may be used at upper sections of the storefront

above clear glazed areas, but may not exceed 4 feet in vertical height,

and must differ both in color and with Landlord’s wall material. Such

opaque area shall not reduce the glazed area to less than 12’-0” in

height.

2. All glazing shall be double-paned, insulating type, transparent, with

a minimum U-Value of 0.29. Single-paned, tinted, reflective, or

spandrel glass is not allowed.

storeFronts AnD FAçADes26 south shore center

new materials may be introduced along with more sophisticated storefront glazing to provide a contemporary character that is complementary to the center.

A simple but effective façade may be provided using large glass areas featuring merchandise. signage design should complement the composition.

bold color palette at storefront and trim enhance tenant branding, yet maintains the use of existing materials in the center. Storefronts should provide strong iconic character.

A storefront display proportioned to the overall façade strengthens the connection between the store design and merchandise. Infill storefronts can both contrast with and

compliment the existing material and color palette.

A colorful and sleek infill serves as a welcome counterpoint to the existing structure.

storeFronts AnD FAçADes 27south shore center

A butt-glazed system is the most transparent storefront type, and represents the most contemporary façade that would be allowed at the center in Zones 2, 3 or 4.

Large glazed storefront panes and bold signage provide a strong identity. High visibility into the store is provided.

Contemporary glazing details and high quality cutting edge signage are effective components of storefront design. The storefront elements such as louvers and structural components contrast with the surrounding base building.

storefront materials, colors and design are consistent and complementary with the design of the center as a whole.

Storefront window sizes may vary. Larger window panes allow greater visibility into stores, providing greater interest and variety. smaller panes above an 8-foot high primary zone are encouraged.

textured materials are paired with simple yet contemporary massing. Darker or contrasting color trim and ornamental elements provide much needed contrast and variety.

shADe eleMents28 south shore center

Shade ElementsGeneral

Shade elements consist of awnings, canopies, and trellises.

Separate permits are required for each type of overhead shading element.

tenants shall submit separate plans and structural calculations to city of

Alameda.

tenants may provide awnings, canopies and/or trellises within their

storefront openings and at all transparent storefront elements, unless

noted otherwise. Such shade elements should fit cohesively into the

façade and Tenant’s storefront design and shall be reviewed by Landlord

in conjunction with storefront review.

1. At all transparent sections of tenant storefront, an opaque overhead

shading element is recommended. Such element must project

a minimum of 3’-6” out from the glass. Shade elements shall be

designed using durable, high quality materials that are compatible

with the storefront design and surrounding elements. Images of

approved shade elements are provided on following pages. Awnings,

canopies and trellises are to be supported by appropriate tenant-

provided floor-mounted structural steel as part of tenant’s storefront,

and not tied to the Landlord structure or studs.

2. shading elements may be provided by landlord as a free-standing

or ground-supported structure in front of Leased Premises. Tenant

shall coordinate Tenant’s façade design and construction with this

element. Landlord-provided element may be of wood, metal, or fabric

construction. Tenant signage may be suspended or fastened to

Landlord’s shading element only where indicated on Shell Documents.

3. Fire protection beneath awnings and other horizontal projections as

required by code is the responsibility of the Tenant.

shADe eleMents 29south shore center

Awnings1. Awning designs shall be as approved by Landlord’s Tenant

Coordinator.

2. Awning design, color or type should vary between adjoining

tenants. Tenants shall be required to coordinate their proposed

design with Landlord’s Tenant Coordinator to prevent exact

repetition of awning.

3. At sloped awnings, open ends are preferred.

4. Awnings may have valances at Tenant’s option. If provided, valance

shall have a minimum height of 9” and shall be loosely suspended

from edge of awning. Awning may have vertical components in

front of storefronts and façades.

5. Awning frames shall be aluminum tubing, or other more upscale

material, round in section with a minimum diameter of 1-¼”, with a

paint finish. Rectangular tubing is permitted, subject to landlord

approval.

6. Awning frames may be of decorative steel (wrought iron character),

with a paint finish.

7. Awnings shall project a minimum of 3-6” from the outermost face

of adjacent wall or pier.

8. Awnings shall not be continuous across storefront piers, unless

approved by landlord

9. Awning fabric shall be fire resistive and UV resistant; Sunbrella

Firesist, or equal. No plastic or synthetic fabrics allowed.

10. Fire Sprinkler protection must be provided as required by Code.

11. Awnings shall be non-illuminated. Illuminated back-lit awnings

are prohibited.

12. tenant shall provide additional structural steel within the wall stud

cavity as required to support awnings.

13. See Tenant Signage Criteria for sign opportunities and restrictions.

shADe eleMents30 south shore center

Canopies

canopies are distinguished from Awnings by virtue of being

constructed of rigid materials such as glass, metal, or wood.

1. Canopy design shall be approved by Landlord’s Tenant

Coordinator.

2. Canopy design or type may not be repeated by adjoining tenants.

tenants shall be required to coordinate their proposed design

with Landlord’s Tenant Coordinator to prevent repetition of

canopy type.

3. Façade or storefront mounted canopies shall be of metal, wood,

or glass. Glass, if used, shall be of a type that provides shade

(e.g. Laminated with opaque inner-layer, fritted, textured, etc.).

Wood, if used, shall conform to Code requirements.

4. Fire Sprinkler protection must be provided as required by Code.

5. Canopies shall project a minimum of 3’-6” from the outermost

face of adjacent wall or pier.

6. tenant shall provide additional structural steel within the wall

stud cavity as required to support canopies.

7. See Tenant Signage Criteria for sign opportunities and restrictions.

shADe eleMents 31south shore center

Trellises

Trellis designs shall be approved by Landlord’s Tenant Coordinator.

1. Trellis design or type may not be repeated by adjoining tenants. Tenants

shall be required to coordinate their proposed design with Landlord’s

Tenant Coordinator to prevent repetition of trellis type.

2. Façade or storefront mounted trellises shall be of metal or wood

conforming to Code requirements.

3. trellis metal framing may be tube steel, ornamental steel (wrought iron

character) or aluminum, with painted finish.

4. Trellis infill elements shall provide a high degree of shade, preferably

with a decorative pattern.

5. Fire sprinkler protection must be provided as required by code

6. trellises shall project a minimum of 6 feet from the outermost face of

adjacent wall or pier.

7. tenant shall provide additional

structural steel within the wall

stud cavity as required to support

trellises.

8. tenant shall provide elevations

of trellises in electronic format

(CAD) to Landlord.

wAll sconces32 south shore center

General

wall sconces shall be allowed subject to coordination with adjacent

tenants.

state of california building code title 24 calculations are required for

new exterior lighting. Tenants shall submit separate plans and lighting

calculations to City of Alameda.

Tenant wall sconces shall fit cohesively into the façade and Tenant’s

storefront design and shall be reviewed by landlord in conjunction with

storefront review. Sconces shall be commercial grade in quality and size.

Residential scaled sconces are not acceptable.

Generally, bronze and galvanized metal color palettes are recommended.

Other colors are subject to landlord approval.

Wall Sconces

existing sconce

coMMon AreAs 33south shore center

Common Area Modificationstier 1

Modification of common area improvements at internal area (zones 2, 3, &

4) shall be allowed subject to landlord approval and building/fire department

review:

• pole mounted lighting• overhead suspended lighting• landscape lighting• patio rails and dividers• planter pots• Accent landscape planting• Free standing art work• Fire pits• Fireplaces / chimneys• Play-Area & Water Features• Accent paving• Accent landscape planting• chairs, benches, tables, and related furnishings

Building and fire department applications and permits are required as necessary.

patio and terrace railings or dividers shall be provided as required by alcohol

consumption regulations, and may be constructed of materials and elements

allowed by ordinance subject to landlord approval. Acceptable elements and

material include metal, masonry, wood, and glass.

tier 2Modification of bike racks at internal areas (Zones 2, 3 and 4) shall be allowed

subject to Landlord and Planning Department staff approval.

existing bike racks may be relocated, or new bike racks may be added subject

to planning staff review and conformance with existing or suggested models.

existing bike rack design

suggested models for new bike racks

coMMon AreAs34 south shore center

coMMon AreA retAil 35south shore center

Design of any permanent structures shall be complementary with the

Center’s architecture. The use of a traditional aesthetic (such as

a “Neri” kiosk) will be allowable, in addition to more contemporary

designs.

Acceptable types of retailing facilities include vehicles (food trucks),

movable carts (retail merchandising units and food carts), pre-

fabricated and field-built kiosks, tents, children’s rides, and other

similar improvements. Permanent, temporary and semi-permanent

retailing structures and facilities at common areas within zones 2, 3

and 4 shall comply with the following requirements.

High quality materials must be utilized as allowed by the Design

Guidelines.

Music and sound effects shall be regulated by the landlord in

addition to city requirements:

special events - Art Fairs, holiday festivals, and similar events

located on private courtyards and sidewalks that do not include

amplified music are permitted during regular business hours.

Events that include amplified music are permitted between

the hours of 9:00am and 9:00pm subject to compliance with

applicable city noise standards and regulations.

Lighting for night time safety and use must be provided.

Common Area Retail

color MAtriX36 south shore center

Color Matrix AppendixBuilding: 100 200 300 400 500 600 600w 700 800 900 1000 1900X = Location where previously

adopted colors have been applied

Manufacturer DescriptionWood Paint Semi-GlossBenjamin Moore Dakota Woods Green (2139-20) X X X X X X X X X X XBenjamin Moore Wethersfield Moss (HC-110) X X X X X X X X X X XBenjamin Moore Tawny Bisque (1110) X X X X X X X X X X XBenjamin Moore Gingerbread Man (1111) X X X X X X X X X X XBenjamin Moore Tyler Taupe (HC-43) X X X X X X X X X X X XBenjamin Moore Mystic Gold (HC-37) X X X X X X X X X X X XBenjamin Moore Match Existing “Applebee’s” Green XBenjamin Moore Oklahoma Wheat (2160-50) X XBenjamin Moore Nantucket Gray (HC-111) XSherwin Williams Cobble Brown (SW 6082) XBenjamin Moore Toasted Pecan (1209) XBenjamin Moore Amber Waves (2159-40) XBenjamin Moore Apple Crisp (2159-30) XWood Stain - Semi TransparentCabot Oak Brown X X X X X X X X X XCabot Sagebrush X X X X X X X X XCabot 50% Redwood; 50% Oak Brown X X XCabot Golden Husk X XCabot Red Wood X XOlympic Blue Ridge (906) X X XOlympic Russet (705) X XMarqueeBenjamin Moore Beaver Brown (2104-20) X X X X X X X X XBenjamin Moore Toasted Pecan (1209) XBenjamin Moore Match Duranar Cocoa Brown (397F206) XMetal PaintBenjamin Moore Beaver Brown (2104-20) X X XBenjamin Moore Toasted Pecan (1209) X

color MAtriX 37south shore center

To Match Match Valspar Indy Green (395B121) XPlaster/PaintBenjamin Moore Nantucket Gray (HC-111) X X X X X X X X X X XBenjamin Moore Oklahoma Wheat (2160-50) X X X X X X X X X X X XBenjamin Moore Tawny Bisque (1110) X X X X X X X X X X X XBenjamin Moore Gingerbread Man (1111) X X X X X X X X X X X XBenjamin Moore Lenox Tan (HC-44) X X X X X X X X X X X XBenjamin Moore Mystic Gold (HC-37) X X X X X X X X XBenjamin Moore Wethersfield Moss (HC-110) X XLa Habra Match Approved Sample (X71527) XAwningSunbrella Navy X X X X X X X X X X XSunbrella Forest Green X X X X X X X X X X XSunbrella Burgundy X X X X X X X X X X XSunbrella Dubonnet Tweed X X X X X X X X X X XSunbrella Terra Cotta X X X X X X X X X XSunbrella Toasty Beige X X X X X X X X X XSunbrella Brass X X X XSunbrella Fern X X X XSunbrella Periwinkle X X X XSunbrella Crimson Red XSunbrella Mediterranean Blue XConcrete Base/Split-Face CMUDavis Davis Adobe X X X X X X X X X X X XCalstone Gold #149 (Split Face CM) XStorefront FinishValspar Brandy Wine (394F186) X X X X X X X X X X X XValspar Indy Green (395B121) X X X X X X X X X X XValspar Coca Brown (397F266) X X X X X X X X X X XValspar Seawolf (397A614) XTo Match Dark Bronze Anodized XTo Match Clear Anodized Finish - Class 1 XGlazed CMU (Astraglaze)

Building: 100 200 300 400 500 600 600w 700 800 900 1000 1900

color MAtriX38 south shore center

AstraglazeOcean Blue Tile - Captain’s Blue #387

GroutX

Light FixtureMedium Bronze (To Be Submitted For

Approval)X X X X X X X X X X X X

Prefinished MetalAespan Coolweathered Cooper X X X X X X X X X X XAespan Matte Black X X X X X X X X X X XAespan Cool Forest Green XTile

Fireclay ‘Colonia’

Jade Green, Emerald Green, Craftsman

Green, Aqua Gloss - 25% Each - 6x6 -

Forest Green Grout

X X X X X X X X X X X


Honey Gloss, Cinnamon, French Roast,

Mahogany - Random Mix - 6x6 - Mocha

42 Grout

X X X X X X X X X X X X


Clear Lake, Cobalt Blue, Matte Monterey

Bay, Med Blue Gloss - Random Mix - 6x6 -

Pearl Gray 19 Grout

X X X X X X X X X X X X

ENHANCED COLOR PALETTE - COLORWAY 1Benjamin Moore Superwhite (102)Sherwin Williams New Colonial Yellow (SW 2853)Benjamin Moore Avon Green (HC 126)Benjamin Moore Rocky Coast (Classic 1595) Benjamin Moore Black (BM 1080)ENHANCED COLOR PALETTE - COLORWAY 2Benjamin Moore White Dove (OC-17)Benjamin Moore Stuart Gold (HC-10)Sherwin Williams Graphite (Classic 1603)ENHANCED COLOR PALETTE - COLORWAY 3To Match Galvanized metal (at light fixtures)

Building: 100 200 300 400 500 600 600w 700 800 900 1000 1900

signAge criteriA 39south shore center

Signage Criteria

Signage is governed by a separate Signage Criteria Document. It is attached at the end

of this document to facilitate comprehensive review. A separate sign permit process is in

place and shall be followed by applicants independent of Design Review.

eVents40 south shore center

Events at Zones 2, 3 and 4

Family friendly and community focused events are designed to support

and attract the Alameda community as well as a regional audience from

neighboring communities with a greater goal of driving commerce to the

business owners of Alameda, not only at south shore center, but also

along park street and other business districts attendees would pass on

the drive to and home from South Shore Center.

Art Fairs, holiday festivals, and similar events located on private

courtyards and sidewalks that do not include amplified music are

permitted during regular business hours. Events that include amplified

music are permitted between the hours of 9:00am and 9:00pm subject

to compliance with applicable city noise standards and regulations.

Events may include but are not limited to:

• holiday ice skating rink

• Food trucks

• 4th of July Fair

• beach Activities

• open Air Markets

• seasonal Vendors

• Farmers Market

• car shows

permitted outdoor activities shall be prohibited within 200 feet of the

Willows Condominiums.

events located at parking lots shall be subject to city controls outside

of this document.

ApplicAtion AnD ApproVAl process 41south shore center

Application and Approval Process

Applications to modify the exterior of south shore center in zones 2, 3 and 4 shall meet these requirements.

landlord submittal

Proposed tenant modifications shall be submitted to the Landlord for initial review. Applications approved by the Landlord shall then be submitted to City of Alameda Community Development Department. Such applications shall bear a Landlord stamp indicating Landlord approval.

city submittal

proposals to modify the exterior of south shore center within zones 2, 3 or 4 shall be submitted for city of Alameda community Development Department Staff level review and approval as follows:

Applications bearing a landlord approval stamp shall be reviewed for compliance with the approved south shore center interior zone Design Guidelines. Applications consistent with the Design Guidelines shall be approved with no further submission or public hearing required.

An initial planning Department submittal may be made prior to submitting complete documentation to the building Department, however, planning staff shall review a subsequent submittal for conformance with initial application.

The following modifications are categorically not allowed under the Design Guidelines:

1. Modifications located within Zone 1 (These are subject to the

traditional Design Review process).

2. Increases in current maximum building heights. Architectural

features that are higher than adjacent parapets are not allowed if

such existing parapets are already at the maximum building height.

3. Changes in approved zoning uses.

Applications failing to comply with the Design guidelines shall be revised for resubmission to landlord and city, or Applicants shall have the right to appeal to the planning board via the normal city Design Review process.

Detailed Application requirements

Applications to modify the exterior of south shore center within zones 2, 3 and 4 shall bear an approval stamp from the Landlord. Applications shall include the following as a minimum:

± Site Plan: Indicating the location within Zone 2, 3 or 4. If a “pop-out” is being proposed, dimensions of the available clear public common circulation area shall be indicated. A minimum width of twenty feet (20’) or two lanes totaling twenty feet (20’) are required.

± Building Elevation(s): Elevations at a minimum 1/8” = 1-foot scale of the proposed modifications including the building elevation of each tenant to either side.

± Color and material sample board: Minimum 11” x 17” with colors and materials identified.

± Wall section: Required if modifications extend beyond the face of the existing building.

± Floor plan

building and Fire Department requirements

Submit for building permits as required by building and fire departments.

MeMo to stAFF42 south shore center

Memo to Staff

Detailed requirements index

± Design Zone Plan pg. 13

± Design Characteristics pg. 16

± Materials pg. 19

± Colors pg. 20

± Storefronts & Façades pg. 24

± Windows/Glazing pg. 25

± Awnings pg. 29

± Wall Sconces pg. 32

± Common Area Modifications pg. 33