Introduction... Terminal 3 (T3) Guidelines... Boarding Area E (BAE)... 33

Transcription

1 San Francisco International Airport Concession Design Guidelines 2012

2 Contents Introduction... Design Review Committee (DRC) Process... General Guidelines... Sustainability Goals & Directives Terminal 3 (T3) Guidelines... Boarding Area E (BAE) Copyright 2012 by the San Francisco International Airport. This document is the sole property of the San Francisco International Airport and is protected by the Copyright Act. Any reproduction, publication, or use by any method, in whole or in part, without the express written consent of the San Francisco Airport Commission is prohibited.

3 Introduction One of the world s 30 busiest airports, SFO is committed to setting a standard of superb quality for the industry. SFO is dedicated to leading the way in safety and security, customer service and satisfaction, community relations, environmental commitment, quality of facilities and financial and economic vitality. 1 Design Guidelines San Francisco International Airport

4 Introduction Letter to Tenants Welcome to the San Francisco International Airport (SFO). SFO, along with their partners and tenants, strive to provide the highest quality user experience. The thesis of this endeavor is to recapture the joy of travel by providing opportunities for memorable customer experiences that combine user comfort, art, clear way finding and delight-- all with a hospitality inspired aesthetic and attitude. The design of concession tenant s spaces shall support these goals through imaginative design and quality implementation standards as outlined in the body of this document. All tenant designs will be reviewed by SFO s Design Review Committee (DRC) to ensure that proposed scope and designs are compatible with the aesthetic intent of Airport facilities and way finding systems. In 1998, the Airport Commission approved Resolution No delegating aesthetic design-approval authority for all Airport facilities and tenant improvements costing up to $10,000,000 to the DRC and the Airport Director. All projects over $10,000,000 and any project that would have significant visual impact on the public, regardless of construction cost, are also subject to the approval of the Airport Commission. Contiguous spaces require compatibility with neighboring facilities. For any unusual conditions alternative designs may be considered at the discretion of the DRC. The Airport, through the DRC, reserves the right to reject any tenant proposed designs. Tenant proposed designs must be in aesthetic accord with the basebuilding design and adjacent approved tenant designs. San Francisco International Airport, the Gateway to the Pacific, is a world-class airport serving tens of millions of domestic and international passengers annually. 2 Design Guidelines San Francisco International Airport

5 Design Review Committee (DRC) Process Early communication between the architect and the property manager is encouraged in preparation for Design Review Committee (DRC) presentations. The tenant coordinator is available to aid in providing access to resources in advance of DRC meetings. 3 Design Guidelines San Francisco International Airport

6 DRC Process Intent of Review The intent of the design review is to ensure that the proposed scope and designs are compatible with, and do not distract from the aesthetic intent of the Airport facilities and way-finding systems. All designs should reflect the cosmopolitan character and sophistication of the City of San Francisco. The DRC s role is to oversee spatial relationships and aesthetic decisions for any project on San Francisco Airport property, pre or post -security that can be seen by the public. This includes but is not limited to the following: a) New construction b) Renovation or modification of existing spaces, structures and facilities c) Interior and exterior signage (excluding traffic) d) Advertising In the terminal spaces, it is important to remember that the Airport s primary objective is to facilitate the passenger s journey as safely and calmly as possible from ground transportation through ticketing and security to the gate and back again through baggage claim. Therefore, the DRC regards blatant distractions in the terminals, such as bright and/or flashing lights, overly bright color schemes, or video and audio clutter as undesirable. In the interest of saving valuable time and resources, the DRC is available to meet with all involved parties before the design process begins. As such, we require that the tenant s architect visit the physical lease space and review the guidelines before creating any design for DRC presentation. The DRC must review any changes to a DRC-approved design regardless if the change has occurred following prior approval to a design. (Note: If in doubt as to whether a project requires DRC approval, contact your Property Manager at ). 4 Design Guidelines San Francisco International Airport

7 DRC Process DRC Members The Design Review Committee (DRC) is comprised of architects, designers and artists from both the local community and representative(s) from San Francisco International Airport (SFO), a department of the City and County of San Francisco. The current members are: Amir Koleini Principal Architect, SFO Robin Chiang Architect Melissa Mizell Interior Designer Liz Iriart is the DRC Coordinator and contact person for the committee. She is responsible for setting the committee s schedule and meeting agendas, communications on behalf of the DRC, record keeping, and on-site review of completed projects to ensure compliance with DRC s approval comments. Liz can be contacted at liz.iriart@flysfo.com 5 Design Guidelines San Francisco International Airport

8 101 DRC Process Scheduling and Protocols Scheduling a Review Appointments with the DRC are scheduled by the tenant s SFO Property Manager, who will attend the meeting with the tenant or tenant representative and generally shepherd the tenant through the design review process. All communication between the tenant or tenant representative and the DRC, other than at the design-review meeting, shall occur through the tenant SFO Property Manager. SFO staff shall make appointments with the DRC through the DRC Coordinator. The DRC Coordinator can provide SFO staff with information to prepare for an appointment with the DRC. Such information can save time and effort. For a new project or concept it is recommended to obtain DRC input at the earliest stage possible. Design Review Meetings Meetings are held in the Jason Yuen Architecture & Engineering (A/E) Building, at 676 McDonnell Road, San Francisco, CA The A/E Building is located at the corner of McDonnell Road and West Field Road, at Westfield Road Airtrain stop. Visitor parking is in front of the building, accessed from the vehicle entry on West Field Road. Visitors parking at the A/E Building must obtain a parking permit from the building s receptionist upon arrival. Appointments are generally scheduled for 45 minutes or more depending on the nature and complexity of the project being presented. SF O PR OPER TY WEST FIELD R OAD S MCDONNELL RD. TOTERMIN ALS N 6 At DRC discretion, and under specific circumstances, project -site visits and other special meetings may be arranged. Design Guidelines map courtesy of google maps The architect with whom the tenant is working is required to attend all DRC meetings regarding the space. It is preferred that the architect/designer be present in person. However, converence call in for architect can be made available. San Francisco International Airport

9 DRC Process Scheduling and Protocols Attendance at DRC meetings is mandatory for SFO Property Managers and the applicant seeking approval from the DRC, such as the tenant, contractor, architect, or designer. The purpose of this requirement is to ensure that the DRC is able to obtain timely answers to their questions regarding the proposed project and to enable all parties to process the approval in a timely manner. Property Managers should be prepared to give a brief overview of the project, including the purpose and intent of the project and the location. The DRC may, on behalf of the Airport Director, suspend implementation or propose changes in scope and/or design intent of a proposed project, if the stated intent is inconsistent with Airport policies and goals. Applicants should be prepared to present a wide range of exhibits including context of adjacent surroundings at a DRC meeting. Supplying the DRC with complete information helps avoid unanswered questions and the need for further meetings that might postpone approval. (Refer to Submissions Checklist) When the DRC approves the design, the architect or designer moves forward with the completion of construction documents for submission to the Airport s Building Inspection and Code Enforcement (BICE). In some cases, the DRC will approve a design subject to specific modifications. Modifications requested by the DRC may require additional reviews by the committee. In any event, a construction permit by BICE will not be issued unless the final design has been approved by DRC. A formal memorandum of the results of the meeting will then be forwarded to SFO s Property Manager and to SFO Building Inspection and Code Enforcement (BICE) within one week of the meeting. Required Documents DRC Submission Checklist* Location Plan Photos of existing conditions/context Floor Plan of Existing Conditions Colored Exterior Elevations/Perspectives Floor Plan of Proposed Modifications Signage Details Interior Elevations Reflected Ceiling Plan Lighting Plans / Details / Light Fixtures Materials Board / Organized Presentation Box Equipment List / Photos * Brief checklist provided for reference. For complete description refer to following page. DRC members may request clarification during the presentation and will discuss, if applicable, recommended revisions. 7 Design Guidelines San Francisco International Airport

10 DRC Process Required Documents To aid the DRC in completing an efficient review of a project, four sets of the following documents must be submitted. The purpose of this submission is to give SFO all information about the appearance of the final project. Location plan Indicating where the project will be located, e.g., in a terminal or other Airport building or outside on Airport property. The purpose of this submission is to show not only where the project will be located but also its relationship to surrounding areas. Photos showing the existing conditions at the project site, including the neighboring facilities and adjacent tenant and airport context. The purpose of this submission is to provide as much information as possible about the location and existing conditions. Floor plan of existing conditions showing the project s currently existing space and immediate adjacent spaces. Include adjacent public areas, legal boundaries of the project, and dimmensions. The purpose of this submission is to show the existing conditions and to enable DRC to identify any potential issues or conflicts with other activities in the immediate area. Colored exterior elevation/perspective these should accurately illustrate the proposed design complete with signage and fixtures from the point of view of a patron in the adjacent concourse or hold room. Floor plan of proposed modifications showing in detail the arrangement of the project s essential boundaries, immediate neighbors, spaces, and components. For tenant improvements, include all furnishings such as counters, seating layout, display cases, and equipment. The purpose of this submission is to show the legal boundaries of the property and the complete extent of modifications as well as illustrating the intended circulation and passenger expericence of the space. Signage details showing elevation and section views, letter style and size, all colors and materials. This shall include all exterior signage. Tenant graphics layout on blade sign must be reviewed by DRC. Corporate identity and logo are permitted on blade signs. For signage modifications, show locations before and after. 8 Design Guidelines Interior elevations showing in detail the appearance of the proposed project. If included in the scope of the project, show the arrangement of all furnishings, equipment, shelving, decorative elements, finish materials, lighting fixtures, doors, menu boards, and graphics. If applicable, show how the space will be secured when closed. Reflected ceiling plan showing the elevation(s) or height(s) layouts of the entire finished ceiling and, if applicable, show ceiling materials, lighting layout, types of lighting fixtures, A/C registers and grilles, and signs. Indicate the elevation or distance of each element above the floor. All lighting must be recessed or indirect. Materials board showing small samples of all finish materials to be used in the project and photos or catalog cuts showing examples of lighting fixtures, seating, casework or other manufacture products to be used in the project. One material board is sufficient for DRC review; however, a color, reduced-size photocopy of the material must be provided for DRC records. Equipment list If equipment will be visible to the public, submit color images with clear indications of materials to illustrate an accurate appearance of the final project. A more detailed equipment list may be requested later in the project to show how these equipment selections are integrated into the design and surrounding context. Subsequent to the final approval, no additional furniture, merchandising fixtures, equipment, etc. will be allowed unless approved by the DRC. If any changes are made subsequent to the approved DRC-design these modifications must be brought to the DRC. If in doubt as to whether a project modification requires DRC approval, contact your Property Manager at San Francisco International Airport

11 DRC Process Tips for Success For Tenant Improvement Projects, hire an experienced design/architecture firm to ensure a high quality finished product, and a smooth design and construction process. Hire a lighting designer to maximize the use of light in your space and on your products and minimize issues with glare. Utilize a graphic designer for signage, particularly storefront and blade signs. Be mindful and thorough when documenting the context in and around your space. Photograph all adjacent conditions such as lighting, art, and finish details. Tenants must provide designs and layouts that allow quick and easy access to merchandise or services, clear organization and proper circulation for patrons who, in an airport, usually have luggage and are in a hurry. Particular attention must be paid to CBC Accessibility requirements and current ADA laws. Tenants are strongly encouraged to adopt sustainable design practices. Visual aids are usefull tools to effectively communicate design ideas. Compliance Review Any changes to a DRC-approved design before, during, or after construction require additional DRC review and approval. The tenant, or the tenant s representative, must report any deviation from the final approved design to SFO s Property Manager, which must then be reviewed and approved by the DRC. Cell phones should be turned off, or put on vibrate, before entering the conference room. The DRC reserves the right to reject any tenant proposed designs which, in the DRC s opinion, are considered to be in aesthetic conflict with the base-building design, and/ or adjacent approved tenant designs. Once construction is complete, the DRC Coordinator performs a design-compliance review of the premises with the SFO Property Manager responsible for the project to ensure that all elements of the project conform to the DRC-approved design. In the event that the Airport finds elements that do not conform to the final DRC-approved design, the tenant s SFO Property Manager will be in contact to rectify the compliance issue. 9 Design Guidelines San Francisco International Airport

12 General Guidelines San Francisco and the Bay Area are world-famous for exceptional local cuisine and shopping experiences. Each business at San Francisco International Airport (SFO) plays an integral role in providing customers award-wining level of service. The design quality and character of these tenant spaces reflect the overall airport experience. 10 Design Guidelines San Francisco International Airport

13 General Guidelines Interior Visual Quality: General Food & beverage and retail concessions are a crucial part of providing a thriving airport environment. Travelers will be provided the highest level of comfort and control in an atmosphere that champions a respect for the environment without compromising style and functionality. In order to achieve these goals, the interior visual quality of tenant spaces must incorporate high quality durable materials and finishes. The character of these interiors shall reflect those found in high-end shopping districts and boutiques. Fixturing and merchandising should be an integral part of the proposed design, and should be part of the presentation to the DRC. Future flexibility of retail display as well as ongoing maintenance of visual quality needs to be considered. All storage and functional requirements for trash, condiment counters, and excess stock must be carefully planned for in order to reduce visual clutter. Sustainability features and educational story telling are to be thoughfully incorporated into the design of the space. Please note that no overly thematic design schemes will be allowed. Any thematic content will be subject to review and approval by the DRC. Items to be considered in design: Wall merchandising systems other than slat wall. Freestanding millwork above 5-6 in the Design Control Zone shall be limited to a maximum of 30% of the storefront. Design Control Zone varies - see terminal specific guidelines. Cash wraps should have surrounds to hide equipment. Tenant may opt to drop the ceiling and use material of their choice if such a design is in keeping with the overall aesthetics of the store s concept. Dropped ceilings must be set a minimum of 12 back from storefront glazing, and be a minimum of 8-0 AFF. Acoustical ceiling tile is not permitted in the Design Control Zone. Track lighting within this area and remainder of store must be concealed within a light pocket as not to be visible from the common area. The application of brand prototype and fixturing elements will need to be considered by the tenants and their design consultant(s). If a tenant has a standard prototypical store, it may not be allowed unless it conforms to the DRC standards. These airport tenant spaces will contribute to the overall SFO experience to balance the needs of building performance and passenger delight, thus reintroducing the joy of travel. All store interiors are required to follow California Building Code (CBC) Accessibility requirements and current American Disability Association (ADA) laws, and tenants must must develop design concepts that make it easy for passengers to navigate the space. 11 Design Guidelines San Francisco International Airport

14 General Guidelines Interior Visual Quality: Material Finishes Store designs must consider high-quality materials and finishes that can withstand high-volume traffic, luggage carts, commercial maintenance equipment and resist wear. Finish materials up to 10 above the finish floor are susceptible to luggage cart damage and must therefore be very durable. Plastic laminate and other low impact materials will not be permitted in this zone. Counter tops must be fabricated from solid surface or otherwise seamless materials: e.g., metals, natural or artificial stone. The DRC recommends that all stainless steel hoods are clad with a decorative treatment. If stainless steel is consistent with the desired look and feel, the finish must be treated so that fingerprints are not visible. The retail and food/beverage concession interiors must project a high standard of design commensurate with the quality of store interiors found in leading upscale shopping centers. 12 Design Guidelines San Francisco International Airport

15 General Guidelines Interior Visual Quality: Transitions Items to be considered in design: Tenant must be familiar with existing conditions. Provide durable surfaces at outside corners. Incorporate corner guards into design detailing of outside corners that receive heavy traffic use. Visual screens required for all pass thrus at locations between front public area and back of house zone to prevent direct views into back of house area. Doors required between front of house and back kitchens and stock rooms. Provide details to describe floor, wall, and ceiling transitions at locations where tenant finishes are located adjacent to neightboring tenant and airport finishes The DRC encourages early communication between base building and tenant architects to coordinate ceiling, wall & floor material finish transitions. If there is no base building architect, obtain all neccesary information from record drawings and site visits. 13 Design Guidelines San Francisco International Airport

16 General Guidelines Interior Visual Quality: Retail Often, an inviting, attractive, interesting, restful or useful feature that is not a display or merchandising fixture, properly showcased, can entice passengers to look and linger. Such features should not be blatently commercial but ought to enhance the passenger experience to the extent possible. Such features can guide or even inspire the design of the facility. Tenants are encouraged to provide unique and different experiences throughout the passengers path. Customer focused design elements are recommended. An unexpected or unique use of fixturing elements is encouraged. These elements can elevate the look and feel of a retail environment. Creativity within the retail interior is encouraged! 14 Design Guidelines San Francisco International Airport

17 General Guidelines Interior Visual Quality: Food and Beverage A casual dining approach, drawing elements from high-end cafes and restaurants, is a recommended way to create inviting dining experiences throughout SFO. The intention is to create spaces that capture an experience comparable to strolling through one of San Francisco s many vibrant neighborhoods. Food and beverage are an integral experience at the airport. Tenant design should take into consideration how it can work with and complement the surrounding environment. Unique and different expereiences throughout the passengers path are encouraged by providing a variety of seating allowing passengers to dine, read or relax within sight of their gate. A focus on regional and sustainable offerings is encouraged. Creativity within food & beverage interior is encouraged! The top of all ledges and half height walls must be slanted so that drinks and other items can t be placed on top. Items to be considered in design: Architectural Elements Menuing Signage and Graphic Design Lighting Food Merchandising/ Kitchen Equipment Wall Enclosures Counter Surfaces Ceilings/Soffits Materials (innovative/sustainable, etc.) 15 Design Guidelines San Francisco International Airport

18 General Guidelines Interior Visual Quality: Views & Vistas Items to be considered in design: SFO encourages permeable views and vistas with particular attention at the sit down restaurant and the food and beverage locations. Any soffit and ceiling features projecting past the lease line is subject to approval on a case by case basis. The front face of food and beverage counters and all adjacent refrigerated cases must be located so that no portion projects past the lease line. If any loose tables and chairs are proposed, these are to be located in clearly defined seating zones separated from the main circulation path with partial height walls and/or partial height railings. Tenants should consider the permeability of their facade. Access to views and wayfinding are of paramount importance for a pleasant passenger experience. Image courtesy of TMDA 16 Design Guidelines San Francisco International Airport

19 General Guidelines Storefront & Design Control Zone The Design Control Zone is a creative zone set just inside the storefront glazing and will extend a depth of 2-0 to 4-0 inside the store, dependent on the depth of the adjacent neutral pier. This zone is to create a visual break between SFO circulation and the display of merchandise. This transition between public and tenant space compliments both interior tenant finishes and adjacent airport finishes. No display merchandise or advertising will be allowed in the public circulation zone. It should be noted that merchandise and fixtures for display must be approved by the DRC. Queuing space to be thoughtfully integrated into design approach. The Storefront Design Criteria is compromised of 3 distinct elements: 1. Storefront Glazing/Closure System 2. Tenant Signage and Graphics 3. Design Control Zone* Image courtesy of TSAO DesignGroup * for additional information regarding extent of design control zone refer to specific terminal section 17 Design Guidelines San Francisco International Airport

20 General Guidelines Storefront & Design Control Zone Operable Storefront System (i.e. Dorma doors) must be concealed and integrated into the design. Latches, hinges and any other hardware should be concealed as much as possible. Door enclosures must be clad with tenant finishes. There must not be any service or back of house doors located in the control zone area. No placement will be allowed of temporary non-drc approved items in this zone, unless it is integral with tenant design and has received DRC approval. Conceal doors into design detailing. Prohibited Enclosure Types: Opaque Grills Rolling Grills Aluminum Framed Doors 18 Design Guidelines San Francisco International Airport

21 General Guidelines Merchandising & Equipment: Retail Display of all merchandise must be integrated into the design concept. All glass storefronts must be frameless to convey a light and open presence at the airport regardless of hour of day. Permanent appliances, fixtures, and equipment shall not display advertising, sponsorship text, or branding of merchandise larger than nine square inches. Adhesive labels, of any size, with or without branding, are not allowed if they are in public view. Manufacturer s promotional fixturing is not allowed. Recessed standards for shelving is encouraged. Tenants are prohibited from using slatwall. All fixtures are subject to the approval of the DRC. Adequate storage space for merchandise and refuse associated with the facility s operation must be integrated into the design. Tenants cannot overstock merchandise. Drawings shall indicate quantity of fixtures and locations. Temporary storage of merchandise or refuse outside of the lease line is not allowed. Maximize transparency Retail windows that are organized and appealing from the inside and outside are encouraged. Merchandising beyond the lease line is not allowed. 19 Design Guidelines San Francisco International Airport

22 General Guidelines Merchandising & Equipment: Food and Beverage Tenants are required to showcase their food offering in a fresh, imaginative manner consistent with an overall branding approach. In addition to fresh foods, food photography may be used to reinforce the presentation. Provide adequate venting for built-in grab & go units so that excess heat does not build up and de-laminate adjacent materials. Summary of Requirements: Deli/bakery cases that showcase food must be considered as part of the visual presentation with materials consistent with overall design. All visible food preparation must be thought of as part of the overall merchandising concept, consistent with a demonstration-kitchen approach. All visible kitchen equipment must not distract from the overall look and feel of the Tenant s space. Equipment must be recessed in architectural cabinetryor millwork. Any vendor identification on exposed kitchen equipment must be smaller than nine square inches. The amount of visible equipment shall be minimized by placing it in the kitchen, out of the public s view. Display kitchens are subject to DRC review.\ Casters on in line equipment (i.e. refrigerator cases) to be concealed with a decorative kick. Exceptions to be reviewed by the DRC. Visible storage of food items and utensils shall be minimized and are subject to the DRC s approval. Beverage display must be integrated into design concept and shall not be placed on top of frontline counter or equipment. Placement of merchandise on horizontal surfaces is prohibited. All condiment counters are to be located within lease hold and integral with the architecture. Placement design of kitchen hoods is to be carefully considered. Refer to Tenant s Work Letter for more information. No drink dispensers or other free standing equipment shall be allowed on front counters. Free standing trash bins shall not be allowed. All integrated trash bins shall have openings sized to conceal trash within. All live and artificial plants are subject to DRC review. No signs on top of refrigerated cases, i.e. cold drinks SFO Uncork d Architecture, Interior Design and Renderings by BCV Architects 20 Design Guidelines San Francisco International Airport

23 General Guidelines Merchandising & Equipment: Food and Beverage SFO Klein s Deli Architecture, Interior Design and Renderings by BCV Architects Items to be considered in design: Creative use of product display is encouraged. All merchandise to be visually integrated into design. High quality grab-n-go cases Integral displays encouraged. 21 Design Guidelines San Francisco International Airport

24 General Guidelines Lighting: General Lighting is a crucial design feature in creating a pleasant restaurant experience and retail environment. In addition to architectural lighting, tenants must consider accent lighting to enhance visual merchandising and display of food. Summary of Requirements: All lighting must be recessed or indirect. Any variance from this must be approved by the DRC. The use of decorative-type lighting of any kind is permitted only if approved by the DRC. All tenant lighting shall be controlled separately and illuminated only during time periods specified by SFO. All lighting fixtures must be recessed or concealed. Light bulbs cannot be visible to passersby in its entiretly. Track type lighting must be recessed in a pocket within the tenant s lease line. All display cases must integrate shielded lighting and be vented appropriately. Brightness levels of all light fixtures will be subject to the DRC s approval. Tenants must select energy efficient lamping types, with color rendition subject to the DRC All lamping to have a considered and consistent light quality color temperature. DFS Galleria, Image courtesy of William Duff Architects 22 Design Guidelines San Francisco International Airport

25 General Guidelines Lighting: General Lighting should be designed to illuminate the facility and its products or services, but must not shine into eyes of passengers, cause glare or distraction. The DRC strongly encourages the use of creative indirect lighting sources, such as cove lighting and recessed fixtures. In some circumstances, surface-mounted and pendant fixtures may be approved at the DRC s discretion. Creative use of indirect lighting is encouraged Conceal architectural lighting to prevent direct views to light source. Socket shadows are prohibited. Surf ace mounted fixtures are prohibited. Moving lights or components are prohibited. No lighting shall be installed outside the tenant s lease line. 23 Design Guidelines San Francisco International Airport

26 General Guidelines Media & Technology Tenants using speakers for the purpose of providing quiet background music for their patrons enjoyment must take precautions to ensure that any sound or vibration is not transmitted to adjoining tenancies or public spaces. Sound systems are not permitted at kiosk locations. Tenants are prohibited from incorporating monitors with broadcast television content in their space, with special exceptions to be reviewed by the DRC. Freestanding tenant security devices or security systems, if any, shall not be installed or placed in operation unless the tenant has specifically received the DRC s prior written consent as to the size, location, and design of such devices. TVs displays to be placed uniformly and in line with each other. Tenants encouraged to integrate TVs within millwork or adjacent wall finishes. The DRC understands that technology is constantly evolving and deviations from theis page are subject to DRC approval. Monitors within tenant spaces require an additional DRC step of approval 24 Design Guidelines San Francisco International Airport

27 General Guidelines Signage and Graphics: General Signage and associated environmental graphics should compliment the architectural design of each Tenant s space. These elements should be considered early in the design process, and be integrated into the overall storefront design concept. Storefront identification, each Tenant is allowed a primary overhead storefront sign and has the option to receive a projecting blade sign. No logos allowed on primary sign location above entrance. Logos allowed on blade signs. For the primary storefront signage, the addition of any extraneous decorations, beyond the allowable backer shape and the Tenant s name, is prohibited. For storefront conditions without adjacent walls or ceilings/soffits convenient for Tenant primary overhead storefront sign mounting, Tenant may propose identification signage integrated into their storefront architectural design, which may be illuminated. These custom solutions may only be allowed subject to DRC review and approval. Dimmensional letters are required for primary storefront signs (no dimmensional printed lettering allowed). Creativity with signage design is encouraged, however the following sign types or techniques are prohibited: Internally illuminated channel letters with glowing plastic face panels Vinyl signs such as the stick-on or decal type graphics Plastic box signs, or vacuum formed signs Noise-making signs or signs with moving parts or animated lighting effects Exposed neon or other exposed light sources Temporary signs banners etc. not allowed All health department signs to be displayed in a neat and orderly manner. Do not tape up paper on walls. 25 Design Guidelines San Francisco International Airport

28 General Guidelines Signage and Graphics: General Menu boards are a key aspect in supporting the architectural design of each food and beverage concession. Because of their importance, the design of these elements must be produced by a professional graphic designer retained by the tenant. In conjunction with this, any food photography must be produced by a professional food stylist. Tenants are encouraged to consider menuing as part of the overall composition of their space, and go beyond conventional placement standards. Traditional internally illuminated menu boards will be prohibited. Tenants may choose to use LCD technology in their menu boards. (Note: The DRC may grant exceptions on primary storefront sign for design concepts of unusually high quality or displaying special merit.) Summary of Requirements: Two signage types are allowed. These consist of a primary illuminated sign located above the storefront and an illuminated blade sign. Primary signs consist of the Tenant s name, in a font/color of tenant s choosing, applied to a neutral background Blade signs allow for use of tenant s logo. No signage may be applied to tenant s storefront glazing. All sign illumination must be hidden from view. Creativity in the design of the tenant signage is encouraged. Final approval resides with the DRC. 26 Design Guidelines San Francisco International Airport

29 Sustainability Goals and Directives SFO s mission is to provide an exceptional airport in service to our communities. We recognize that becoming more environmentally sustainable will help us achieve this goal today and in the future. 27 Design Guidelines San Francisco International Airport

30 Sustainability Goals & Directives LEED Certification Environmental stewardship is one of the key pillars in SFO s mission to provide excellence in service. Greenhouse gas emissions reduction, energy conservation, renewable energy, water efficiency, air quality, preservation of natural resources, waste reduction, employee wellness and green building facilities are sustainable attributes SFO values. In keeping with the City of San Francisco s Green Building Ordinance, which is one of the most ambitious in the nation, all new construction at the airport will seek LEED GOLD certification under the LEED NC program for green building strategies. The LEED rating system is a nationally recognized independent, third party verification that a building meets high standards for environmental responsibility, profitability, and is a safe and healthy place for occupants. LEED has certification programs for new buildings, commercial interiors, homes, retail environments, neighborhood developments and for the ongoing operations of existing buildings. Tenants are required to support the Airport in its environmental goals. SFO, in accordance with The San Francisco Municipal Environment Code requires LEED Gold Certification for all projects 5,000 sf and over. Tenants of leaseholds less than 5000 square feet are encouraged but are not required to pursue certification. All Tenants are obligated to comply with Sustainable Performance Goals as outlined in the SFO sustainability master plan.* *Name to be verified by SFO s sustainability team 28 Design Guidelines San Francisco International Airport

31 Sustainability Goals & Directives Water and Energy Performance Water Efficiency Tenants shall use kitchen sinks, dishwashers, ice makers and steam cookers that use at least 20% less water than standard fixtures that meet the Energy Policy Act of 1992 (LEED WEc3 Water Use Reduction) food_service. Energy Efficiency Tenants are required to specify lighting and mechanical equipment that is at least 14% better than ASHRAE/IESNA standard To further reduce energy costs and improve performance, tenants shall select kitchen equipment, computers and general miscellaneous equipment that is energy efficient or has the Energy Star label (LEED EAc1 Optimize Energy Performance ) service PG&E s Food Service Technology Center is an excellent link to effi ciency information and rebates: Design Guidelines San Francisco International Airport

32 Sustainability Goals & Directives Tenant Requirements Resource Use Recycled Content Tenants are required to specify materials with recycled content for a minimum of 10% of the total value of all materials in their build-out. Possible materials include ceiling tile, wallboard, wall and floor tiles, carpet and metal finishes (LEED MRc4 Recycled Content ). Local & Regional Materials Tenants are encouraged to specify materials and products extracted, processed and manufactured locally, within a 500 mile radius from the job site. Possible materials include wood, millwork, concrete and specialty countertop materials (LEED MRc5 Regional Materials ). Rapidly Renewable Materials Tenants are encouraged to use materials that are made from plants that are harvested within a 10-year cycle or shorter. Possible materials include bamboo, linoleum, and agrifiber board (LEED MRc6 Rapidly Renewable Materials). Responsible Wood when using new wood, tenants are required to use a minimum of 50% of wood-based materials certified in accordance with the Forest Stewardship Council s (FSC) principles and Criteria for wood building products. Possible materials include wood veneers, solid lumber and wood substrates and composites (LEED MRc7 Certified Wood ) Design Guidelines San Francisco International Airport

33 Sustainability Goals & Directives Indoor Air Quality and Ongoing Operations To ensure the health and safety of passengers and workers, all tenants must specify and install low emitting materials: Adhesives & Sealants (LEED EQc4.1 Low-Emitting Materials, Adhesives & Sealants). Paints & Coatings (LEED EQc4.2 Low-Emitting Materials, Paints & Coatings ). Flooring - All carpet installed in tenant spaces shall meet the testing and product requirements of the Carpet and Rug Institute s Green Label Plus program. Resilient flooring that is SCS Floor Score certified is strongly encouraged (LEED EQc4.3 Low-Emitting Materials, Carpet Systems ). Composite Wood & Agrifiber Products - Composite wood and agrifiber products and laminating adhesives used shall contain no added urea-formaldehyde resins. Laminating adhesives used to fabricate on-site and shop-applied composite wood (LEED EQc4.4 Low-Emitting Materials, Composite Wood & Agrifiber Products ). A list of VOC limits for adhesives, sealants, paints, coatings is available in the tenant Work Letter. The following resources are available to help locate low emitting materials Construction Indoor Air Quality During construction and build out of their spaces, tenants are required to implement an IAQ Management Plan, conforming to SMACNA Guidelines to reduce IAQ problems associated with the construction process (LEED EQc3). 31 Design Guidelines San Francisco International Airport

34 Education Tenants are required to communicate their service, product, packaging and/or facility s green benefits to the customer. This should be done through graphic signage and messaging that tells the story of the tenant s unique approach to the environment and social responsibility, beyond standard practices. 32 Design Guidelines San Francisco International Airport

35 Terminal 3 (T3) Boarding Area E (BAE) Specific Guidelines The 2013 expansion of Boarding Area E will service 10 gates and create a more spacious environment for passengers to relax, play, dine and shop. 33 Design Guidelines San Francisco International Airport

36 BAE Specific Design Guidelines BAE Design Description The design team was inspired by the concept of topography for both the spatial layout and the textural nature of the space. Uninterrupted views give passengers a sense of control over their environment mitigating travel related stress and resulting in a more cohesive, relaxing and enjoyable experience. Restaurants and retail spaces are distributed throughout the boarding area, creating an experience comparable to strolling through one of San Francisco s many vibrant neighborhoods. Interactive and educational children s play elements are strategically tucked between restaurants affording parents the opportunity to keep an eye on their children while enjoying a meal. Visioning Goals Increased Holdroom Space Create a Series of Journey Points Let the Light In Focus on Sustainability 34 Design Guidelines San Francisco International Airport

37 BAE Specific Design Guidelines t concessions by area GATE 66 Boarding Area E will showcase food and beverage tenants in a unique fashion by integrating them into the entire experience. High quality facades and interiors are required. The character of the designs shall reflect those of high-end restaurants and cafes. The food and beverage offerings in Boarding Area E are an integral part of creating a unique and delightful passenger experience. To achieve this goal, Tenant designs shall emphasize architectural form with special considerations given to: High end look and feel Integral and considered lighting solutions Creating a calm environment Environmentally responsible approach to design Conceptual cohesion between merchandise and design i GATE 65 GATE 64 GATE 67 DN 8 DN 12 9 GATE 68 BAE Boarding Area see page GATE (Note: Refer to SFO Tenant Work Letter for build-out responsibility matrix. All questions shall be forwarded to the assigned SFO Property Manager.) GATE 69 DN GATE 61 DN 3 BAE Plaza see page DN GATE 60 T 1 Retail Food and Beverage 35 Design Guidelines San Francisco International Airport

38 BAE Specific Design Guidelines tenant concessions at BAE plaza The plaza is a critical point where existing and new architectural elements are resolved. Much of the retail in this zone addresses a drop ceiling with implications on signage placement. Additionally, a ramp sloping down from T3 changes the way in which travelers access the retail. Updated and refined retail and concession details and finishes dot the T3 frontal gates as travelers approach the BAE Plaza. The information terrace, located at the entrance to the boarding area not only acts as the physical point of entry clearly visible from T3, but as a vista point and information gathering place. In addition to logistical information, the terrace provides travelers with information about dining, retail and art opportunities throughout the space. The development of traveler connection through social media has a presence in the terrace as well, reinvigorating the emotive quality of travel. 2 3 DN 1 The interior architecture changes as travelers move from T3 into BAE. Therefore, tenants must be mindful of the limitations and affordances of each interior condition. Documentation of existing conditions and an awareness of context are crucial in each of these areas, especially in the critical points of transition. Retail Food and Beverage 36 Design Guidelines San Francisco International Airport

39 BAE Specific Design Guidelines tenant context conditions 1-3 BAE Plaza The transition point between T3 and BAE has a relatively low ceiling compared to the rest of the boarding area. Additionally, a ramp reconciles a 2 diff erence between BAE and T3. Tenants must be well aware of the surrounding context when building in this critical transition. tenant fi nish 3 design control zone 2 Ramp to BAE tenant fi nish design control zone DN Dorma door track 1 tenant fi nish design control zone Building expansion joint Note: SFO will provide Terrazzo flooring in the design control zone. Fixed glass by tenant Design control zone Dorma door location Dorma door storage location 37 Design Guidelines San Francisco International Airport

40 1 BAE Specific Design Guidelines Tenant Context Conditions 1-3 BAE Plaza Transition Blade sign. Primary tenant sign; Backplate (SFO). Primary lettering by tenant. 4 EQ. PANELS EQ EQ PROJECT LIMIT LINE Elevation at BAE Plaza Transition. SIM. OPEN 1 1'-0" 2'-0" 4'-11" 4" 4" COLUMN IN FRONT OPP. TYP. OPEN 2 BACK PAINTED GLASS 2 '-6" 1'-0" 2'-0" 3 10'-0" 1'-0" 3' -0" 1'-0" 2'-9 1/2" BACK PAINTED GLASS 1'-0" 12'-0" 5'-6" Tenant Ceiling to be higher than Control Zone Ceiling. Min 4. Creative fixturing displays in open storefront zone; not to exceed 30% of storefront (tenant). Tenant Blade Sign 3 Tenant Primary Overhead Storefront Sign Design Control Zone. Dimensions vary, see plan. Section at BAE Plaza Transition. 38 Design Guidelines San Francisco International Airport

41 BAE Specific Design Guidelines GATE 66 GATE 65 GATE 64 Tenant Concessions at Boarding Area The tenant concessions in this zone are volumes shaped to optimize movement through the boarding area. Continuity of sightlines and open views are important conceptual goals in BAE. Travelers are allowed ample room to move through the boarding area with uninhibitied views of their gates, amenities and beyond. The pop up retail location introduces an ever evolving selection of curated food and products from local brands. GATE 67 DN 8 DN 12 9 GATE 68 7 GATE Important items to consider: 6 Relationship to context Intersection of Airport and Tenant materials Control zone extent 5 11 GATE 69 DN Retail Food and Beverage 39 Design Guidelines San Francisco International Airport

42 BAE Specific Design Guidelines Tenant Context Conditions 7/9. BAE Food and Beverage 7 tenant fl oor or fi nish h SFO fl oor fi nish Tenant provided vestibules to conceal tenant s back of house storage containers. 7 9 SFO fl oor fi nish tenant fl oor fi nish 9 Interior Wall Location by Tenant 40 Design Guidelines San Francisco International Airport

43 BAE Specific Design Guidelines Tenant Context Conditions 8. BAE Retail door enclosure (tenant) blade sign. Sign structure by SFO, graphic insert and art by tenant primary tenant sign backplate (SFO) signange lettering (tenant) high impact wall panel (SFO) blade sign: sign structure by SFO, graphic insert and art by tenant 8 8 8'-0" 4 EQ. PANELS 11'-8" tenant fi nish design control zone 6'-1 1/2" 20'-11 1/2" storefront opening size varies. See drawings 7'-10" 1'-0" door track system above (tenant) 12 The Storefront Design Criteria is compromised of 3 distinct zones: Interior Wall Location by Tenant 1. Storefront Glazing/Closure System 2. Tenant Signage and Graphics 3. Design Control Zone 41 Design Guidelines San Francisco International Airport

44 1/ BAE Specific Design Guidelines 11'-6" Tenant Context Conditions SFO provided retail 5/6. Pop Up Retail wall fixture system with flexible hardware Pop up retail is a unique feature to BAE. The signage, displays and physical space are components. templates into which various vendors may display their merchandise. Guidelines for fixed components such as signage, lighting, and control zones are the same as all other BAE retail. Included is a system of identification sign panels that are integrated into the architectural façade allowing easily changeable graphic inserts. 1'-6" 7'-6" 27'-6 1/2" 8'-6 1/2" 2'-4 /2 " 28'-7" HOLD SHORT 4' -2 1/2" 5/6 5'-10 1/2" 2'-7" 4'-0" 4'-0" Expansion joint 4" FA CE O F GL ASS 10 1/2" 5/6 Fixed Architectural Elements Signage and Graphic Design Templates Lighting Changeable Pop Up Tenant Signage takes the place of traditional storefront sign. 42 Design Guidelines San Francisco International Airport

45 BAE Specific Design Guidelines Tenant Context Conditions 10/11. BAE Sit Down Restaurant and Quick Serve To allow for continuity of views and a sense of openess in the boarding area, the BAE restaurant tenant must work with minimal walls and glass railings. The space must be enclosed and contained within the tenant lease lines while remaining transparent and well integrated into the rest of BAE. Due to the expansive seating areas fronting the space and minimal wall area, the tenant is encouraged to develop a signage architectural feature integrated into the entry seating area or counter in addition to the column-mounted blade sign. At tenant s discretion, a floor mounted sign may be allowed. Sign subject to DRC approval. Play Area Continuous low zone at perimeter. Area to be kept visually low to promote views and vistas. 11 The interior architecture changes as travelers move from T3 into BAE. Therefore, tenants must be mindful of the limitations and affordances of each interior condition. Documentation of existing conditions and an awareness of context are crucial in each of these areas, especially in the critical points of transition. Main Signage Zone. SFO floor finish tenant floor finish v Interior Wall location by Tenant Area to be kept low for views Food and Beverage 43 Design Guidelines tenant finish San Francisco International Airport

46 BAE Specific Design Guidelines Retail: Signage and Graphics Typical Tenant storefront identiϐication shall consist of a primary overhead storefront sign, with an optional projecting blade sign, both fabricated by SFOcontracted sign fabricators using identity artwork provided by tenant. The primary storefront sign will consist of a single-sided overhead signage backer with wall, sofϐit or ceiling mounting, featuring dimensional Tenant name lettering centered over the store entrance. The maximum height of the Tenant s signage backer will be 2-0. The Tenant will be allowed to choose from two standardized backer widths and mounting details that will best suit the proportion of their signage and storefront conditions. Signage backer color shall be white, as speciϐied by SFO, with tenant lettering/logo ϐinished Tenant s brand color(s), and may be internally push-thru or halo-illuminated dimensional lettering. Blade signs ad Concessions 6" 2'-6" 2'-4" 1'-10" 2'-0" Maximum allowable tenant graphic zone. Do not exceed. Back-lit LED illuminated sign w/ translucent letter/logo forms. Both sides. Primary Overhead Storefront Sign Elevation Options 12'-0" 11'-6" Blade signs will consist of translucent sign panels with Tenant lettering/logo and background ϐinished in Tenants brand color(s) mounted into a double-sided, internally-illuminated stainless steel sign cabinet as speciϐied by SFO. The DRC allows the display of Tenant s name lettering or logos on blade signs, as long as the logo is designed in appropriate proportion to the background on which it is displayed. The DRC may grant exceptions for logos that are undisputedly one and the same as the Tenant s name, i.e. DFS. 2'-0" 1'-8" 12FT. MODULE OPTION 8'-0" 7'-8" Maximum allowable tenant graphic zone. Do not exceed. Note: The DRC may grant exceptions for signage concepts of unusually high quality or displaying special merit. For Prohibited sign types, refer to page 25 of this document. 2'-0" 1'-8" 8FT. MODULE OPTION Halo-lit or internally illuminated push-thru dimensional graphics mounted to neutral backer. Fabricated aluminum sign panel. Summary of Requirements: Two signage types are allowed: Primary illuminated storefront sign located above the store entry with the Tenant s name, in a font/color of Tenant s choosing, applied to a neutral background Internally illuminated blade sign allowed for use of Tenant s logo, double sided. No signage may be applied to tenant s storefront glazing. All sign illumination must be concealed from view. 44 Design Guidelines San Francisco International Airport

47 BAE Specific Design Guidelines Food and Beverage: Signage and Graphics Storefront signage allowances for food and beverage Tenants are similar to that allowed for retail Tenants, consisting of a primary overhead storefront sign, with an optional projecting blade sign. However, food and beverage areas may have unique architectural conditions without adjacent walls or ceilings/sofϐits convenient for Tenant primary overhead storefront sign mounting. For spaces with these conditions, Tenant may propose unique identiϐication signage, which may be illuminated, integrated into their storefront or entry area, subject to DRC review and approval. Menu boards are also a key aspect in supporting the architectural design of each food and beverage concession. Because of their importance, a professional graphic designer retained by the tenant shall produce the design of these elements. In conjunction with this sign type, should any food photography be included, a professional food stylist must produce it. Tenants are encouraged to consider menuing as part of the overall composition of their space, and go beyond conventional placement standards. Traditional internally illuminated menu boards are prohibited. Tenants may choose to use LCD or other electronic display technology in their menu boards. Note: The DRC may grant exceptions for signage concepts of unusually high quality or displaying special merit. For Prohibited sign types, refer to page 25 of this document. Summary of Signage Requirements: Two signage types are allowed: Primary illuminated storefront sign located above the store entry with the Tenant s name, in a font/color of Tenant s choosing, applied to a neutral background Internally illuminated blade sign allowed for use of Tenant s logo, double sided. No signage may be applied to tenant s storefront glazing. All sign illumination must be concealed from view. 45 Design Guidelines San Francisco International Airport

48 BAE Specific c Design Guidelines Sustainability Boarding Area E is seeking a goal of LEED gold certification under the LEED NC program for green building strategies. See page 27 for General Sustainability Goals & Directives that apply for all Tenant spaces. Always keep in mind the following elements: passenger experience, greenhouse gas reduction and zero waste. 46 Design Guidelines San Francisco International Airport