REV 1/30/15
Tenant Handbook
TABLE OF CONTENTS
1. GENERAL PROJECT INFORMATION
· Project Fact Sheet
· Important Telephone Numbers
· Directions
2. ACCOMMODATIONS
· Lodging Suggestions
3. TENANT IMPROVEMENT INFORMATION
· Tenant Improvement Construction Information
· Permit Information
· Permit Fees and Applications (building and sign)
· Food Tenant Design Requirements
· Barricade Specifications
· Temporary Tenants/Sign Criteria
4. SIGN CRITERIA/STOREFRONT CRITERIA
You can review the center's Tenant Handbook and Construction Rules, Tenant Sign Criteria and Storefront Criteria by logging onto www.SIMON.com.
THE CROSSINGS PREMIUM OUTLETS
Project Fact Sheet
LANDLORD: SIMON PROPERTY GROUP – PREMIUM OUTLETS
60 Columbia Road
Bldg. B, 3rd Floor
Morristown, NJ 07960
Phone (973) 228-6111
Fax (973) 228-5363
MANAGEMENT OFFICE: THE CROSSINGS PREMIUM OUTLETS
1000 Premium Outlets Drive
Suite G-00, Mgmt Office
Tannersville, PA 18372
Phone (570) 629-4650
Fax (570) 629-6050
THE CROSSINGS PREMIUM OUTLETS
Important Telephone Numbers
Town of Tannersville Building Department
Zoning Office: 112 Township Drive or P.O. Box 197
Tannersville, PA 18372
(570) 629-1922
Town of Tannersville Chamber of Commerce (570) 421-4433
Town of Tannersville Clerk (570) 629-1922
Police Department Business Office (570) 629-7323
County Environmental Health (570) 895-4040
Post Office (570) 629-0351
Federal Express (800) 463-3339
United Parcel Service (800) 742-5877
Emergency
Gas – Heller Gas (800) 422-0560
Electric – PP & L (800) 342-5775
THE CROSSINGS PREMIUM OUTLETS
Directions
From New York/New Jersey: I-80 West to exit 299, Tannersville. At the bottom of ramp, make a right; then left at first traffic light. The Crossings is on your right.
THE CROSSINGS PREMIUM OUTLETS
LODGING SUGGESTIONS
The Chateau Resort
(800) 245-5900
Best Western Inn at Hunts Landing
(570) 491-2400
Days Inn
(888) 723-3372
Budget Inn & Suites
(888) 233-8144
Cranberry Manor
(570) 620-2246
Crescent Lodge
(570) 595-7486
Holiday Inn Express
(570) 872-9040
The Frogtown Inn
(570) 595-6282
Skytop Lodge
(866) 797-3307
Marriott TownePlace Suites
(610) 829-2000
THE CROSSINGS PREMIUM OUTLETS
Tenant Improvement Construction Information
1. Please provide Landlord with one (1) set of prints, and an electronic file for the plan review/approval process. An Adobe Acrobat (pdf) file will be acceptable or you can e-mail the file directly to the Tenant Manager. Your tenant improvement drawings must be approved by Landlord prior to commencing work. Please allow 5-10 working days for Landlord review.
2. Please note that tenant is required to provide Landlord with one (1) electronic set of as-built tenant improvement drawings (including any plan check corrections or engineered plans) upon completion of the store construction.
3. All tenant contractors must provide Landlord with an original signed copy of the Construction Rules (see following). The tenant contractor obtaining the tenant improvement permit is the contractor responsible for submitting all required information and certificates of insurance to the Landlord.
4. A tenant may not open for business or begin construction, without a signed executed lease.
5. A tenant may not open for business without a storefront sign installed. The town will not issue you a certificate of occupancy prior to your sign being installed.
6. The address for The Crossings Premium Outlets is as follows:
Tenant Name/DBA
The Crossings Premium Outlets
1000 Premium Outlets Dr., Suite# ____
Tannersville, PA 18372
Please use your individual suite number for deliveries!
DO NOT have deliveries of store supplies or your tenant improvement construction materials made prior to your store turnover date. A representative of your company must be onsite to receive any deliveries for your store. The Landlord cannot accept any deliveries for your store. No provision has been made for on-site storage until your suite is ready for turnover.
7. Tenants and their contractors will be responsible for removal of all construction and store set up debris generated during tenant improvement construction. This includes all debris from store fixtures and initial merchandise deliveries. A trash bin must be ordered from landlord required waste hauler (please see utilities page) and location of bin must be approved by the General Manager prior to drop-off.
NOTE: "Contractors with construction containers on site may, at the discretion of the center manager, be required to relocate and/or remove them (from the center) during certain busy time periods or weekends".
THE CROSSINGS PREMIUM OUTLETS
Tenant Improvement Construction Information
8. Tenants are to order their utility services (electricity, gas and telephone) to begin on their turnover date or their construction start date, whichever is the earlier. See utility company listing in this handbook.
9. All Tenants must provide regular maintenance of their HVAC system. Each Tenant is to provide a copy of their maintenance contract to the General Manager within one (1) month of their turnover date.
10. Protection for the HVAC unit(s) (construction filter) must be in place prior to the start of Tenant’s construction. The HVAC unit must also be cleaned when tenant construction is complete. This is the responsibility of the Tenant, NOT the Landlord. If painting ceiling, HVAC unit must be off – not running. Relocation of thermostat controls shall be at the Tenant’s expense and any repairs or failed installations resulting from incomplete or inadequate relocation shall be the Tenant’s responsibility.
11. KIOSK STRUCTURE CHANGES: Tenants are to submit preliminary design drawings ONLY and should not commence work on drawings until the design is approved by Landlord.
12. All contractors and their sub-contractors performing work within your store must have a valid business license.
13. Due to structural engineering design of the roof system, Tenants and/or their contractors CANNOT attach to or construct anything to the bar joist, girders, or metal deck. If your tenant improvement construction involves structural changes or attachments to the building shell, said work must be designed by a licensed structural engineer and submitted to Landlord’s structural engineer for review and approval. Any cost of this review is the responsibility of Tenant.
14. CUTTING, WELDING AND GRINDING ACTIVITIES
§ Welding and cutting is not permitted near large quantities of exposed, readily ignitable materials, in areas not authorized by Center Management, or on metal partitions, walls or roofs with combustible covering or with combustible construction.
§ Floors shall be free of combustibles, such as wood shavings. If the floor is of combustible material, it should be kept wet or otherwise protected.
§ Cutting, grinding, or welding on pipes or other metal in contact with combustible walls, partitions, ceilings, or roofs should not be done when close enough to cause ignition by heat conduction.
§ The Landlord shall be notified whenever welding, grinding, and cutting activities are scheduled to be performed, and also including when the following conditions exist:
THE CROSSINGS PREMIUM OUTLETS
Tenant Improvement Construction Information
§ Appreciable combustible materials (in the building’s construction or contents), are
closer than 35 feet to the point of operation.
§ Contractors are required to notify the Center Management office 48 hours in advance of any cutting, welding or grinding work to be performed.
§ BUILDING H – SUITES H03 AND HO4 – ABSOLUTELY NO SAWCUTTING IN THESE SUITES.
15. Burglar Alarms / Perimeter Intrusion Security Devices
All such devices must be approved by the Landlord prior to installation, including application of "riot glass" or any type of film to doors and/or windows. No exterior alarms, strobe lights, or other enunciator devices may be mounted on storefronts. Due to potential interference with the Center's fire alarm system, "Smoke Cloak", or similar systems which generate smoke, are prohibited. Application of any decals to storefronts referencing Security protection must be done in compliance with Premium Outlet's Storefront Criteria.
16. Tenant Ceilings: All ceiling mounted fixtures, lighting, track, signs, etc. must be self supporting, and may NOT be toggled to or supported in anyway by the ceiling system.
17. Visitor Name Badges
No contractor is allowed on our property without wearing a visitor badge. A contractor may pick up badges for his entire crew at the mall office. These badges self destruct within 24 hours, thus every day you must get new ones. Everyone working in the suite must wear a badge. If security sees an expired badge, you will be asked to obtain a new one at the office before any other work can be performed.
THE CROSSINGS PREMIUM OUTLETS
Tenant Improvement Construction Information
Permit Information
The entire application must be sent to zoning first. Once zoning approves and signs off on the back of the Permit Application, the package will be sent to the building department for review and they have 30 days to review it. They typically will have comments so be prepared to make revisions and submit again. Upon completion of fitout, inspection must be done by the zoning officer.
The original applications (4 page carbon) of each subcode accompanying the permit application must be handed in together and filled out even if it does not apply. (i.e.: if you aren’t doing mechanical work then just note “not applicable” on the mechanical application). It will not get past Zoning without all applications filled out.
Also include in your submittal for permit, the contractor liability insurance application and workman’s compensation application.
On the permit application form it asks for two property numbers, one is the tax
identification number, the other is the PIN (property identification number).
If you are in buildings A,B,C,D,E or F your numbers are as follows:
Tax ID 12/7/1/18-3
PIN 12637303201339
If you are in buildings G,H or I your numbers are as follows:
Tax ID 12/113656
PIN 12637303115346
Do not put signage on the plans! No exterior storefront or blade sign! Must be a separate submission to Zoning and Building. A separate sign permit is needed for each sign (see 2 page application also available in the permit section of our website).
All sign permits must be renewed every two years at a nominal fee per sign. A separate correspondence will come from the zoning officer when the two year time frame is up with the pertinent information.
*Contact building department for verification.
THE CROSSINGS PREMIUM OUTLETS
Tenant Improvement Construction Information
Food Tenant Design Requirements
Below is the minumum design requirements that must be used by ALL Food and Food Court Tenants for all kitchen prep area’s.
This requirement is to prevent any mositure or dampness penetrating the demising wall(s) that can lead to damage to the food space and/or adjoining spaces.
Demising and/or concrete walls:
1. Demising walls must be moisture resistant gypsum board w/ Sporgard™ (National Gypsum) on metal studs. Other wall options acceptable by landlord would be Hardibacker prior to installing wall finishes or Ultracode drywall, by USG.
All concrete walls, rear or demising, must be furred out with the above specs, no exceptions.
2. Install water proof membrane a minumum of 24” above floor.
3. FRP applied to all walls to a minumum height or 48” above wall base tile, and caulked with a silicone sealant.
4. Metal or PVC corner guard must be applied to all corners and caulked with a silicone sealant.
Flooring area:
1. Floor tile and flooring base installed must be sealed. This application should be re-applied semi-annually.
2. Floor drains must be installed in any food preparation area that require cleaning methods of hosing or washing walls. It is the tenant responsibility to make certain that all flooring is sloped for proper drainage to the floor drain(s).
Tile/Grout: Must have Durock and /or equal applied to studs.
The Crossings Premium Outlets
Barricade Specifications
If a barricade will be used, the tenant is REQUIRED to supply and install graphics as outlined below.
1” x 4” Molding along Exterior, Finished T III Board, 4” on center
top, bottom & corners Painted White by Tenant/GC
Existing Grade Level Surface
Barricades must be erected if there is any construction that goes beyond or will be on the exterior front wall of the tenant space. These barricades must be painted with 3 coats of white paint, and Graphics are required. Tenant contractor must maintain a safe environment for customers and employees during construction period. All work areas must be inaccessible or blocked off from customer/employee flow.
Barricade Construction Notes:
1. No openings are permitted.
2. All supporting must be concealed behind the barricade
3. Placement & design must be approved in writing by LL PRIOR to installation.
4. Signage/Graphics: 2mm black pvc, 2’x4’ with white optima bold lettering to be ordered and approved by management office prior to fabrication.
*Food Court Barricades MUST go to top of ceiling to prevent dust in food court area.
When Tenant vacates or installs permanent sign, Tenant is responsible for restoring the fascia of the building back to its previous condition, i.e.: removal of any silicone residue, patching holes, stucco repair, re-painting etc. Final approval and acceptance of any such repairs shall be solely at the discretion of a representative of Landlord. Inspection of completed repair must be performed by Tenant and inspected and accepted by a representative of the Premium Outlet Center.
Additional Center Visibility
Any additional visibility of a sale including flyers, etc. must be coordinated with the on-site Center Management and approved by the Premium Outlet’s Marketing Department.
THE CROSSINGS PREMIUM OUTLETS
TEMPORARY TENANTS
IF CONSTRUCTION WILL BE PERFORMED:
Submittal of plans to Landlord required Yes X No
Submittal of plans to Building Department Yes X No
Business License Required Yes No X
Signage & Permit Required Yes No X
Construction Permit Required Yes X No
Length of time to acquire construction permit 3-4 Weeks
ASSUMING NO CONSTRUCTION:
Submittal of plans to Landlord required Yes X No
Submittal of plans to Building Department Yes No X
Business License Required Yes No X
Signage & Permit Required Yes X No
Construction Permit Required Yes No X
Length of time to acquire construction permit 1 Week
Inspection needed to get Certificate of Occupancy Yes X No
* YOU WILL NEED ATEMPORARY ZONING PERMIT TO OPERATE AND OPEN FOR BUSINESS.
*VERIFY WITH THE BUILDING DEPARTMENT AS THE INFORMATION ABOVE
MAY HAVE CHANGED.