Storefront Guidelines - The Commons at Noroton Heights September 2021 - Darien, CT
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Storefront Guidelines The Commons at Noroton Heights September 2021
September 2021 Table of Contents Tenant Enhancements (Kit-of-Parts) Minor Enhancements • Page 1: Introduction • Page 2: Awnings • Pages 3-4: Applied materials - Tile - Wood • Page 5: Color Modifications • Page 6: Muntins Major Enhancements • Page 7: Pattern Panels • Page 8: Opaque Panels • Page 9: Eyebrows • Page 10: Standard of Quality Flexibility for Base Storefront Designs • Page 9: Operable Door Opportunity • Page 10: Flexible Door Locations • Page 11: Required Louvers
September 2021
Tenant Enhancements (Kit-of-Parts)
Storefronts are one of the key components for creating the character of a vibrant place. When
retail is the primary use at the ground level of a building, the storefronts form the base of the
architecture and will provide a fine grain base to the residential building. To ensure a varied
texture, storefronts must reflect the individual character of the retail tenant. This Kit-of-Parts
creates a set of quality controlled opportunities for tenants to add the fine grain detail to enhance
their individual storefront and help create a continuous and varied character along the elevation.
Retail tenants will be encouraged to use the Kit-of-Parts below as a way to express their individual
identity. The following general principles shall be considered throughout:
• All tenant enhancements should support and enhance a good pedestrian experience.
• Tenant enhancements should be unique expressions of a tenant’s identity.
• Tenants are limited to 3 enhancements to express their individual identity.
• Tenant enhancements should maintain a design and material quality to meet or exceed the
quality of the tenant’s other “best” stores.
• Tenant enhancements should maintain design and material quality to meet or exceed the
quality of the base building architecture and the quality of the overall site. See Standard of
Quality on page 10 for more details.
• Base building piers that land within a tenant’s storefront may receive an applied
enhancement by the retail tenant with landlord’s prior approval.
• All tenant enhancements must be submitted for landlord review and approval.
• Major enhancements are more limited and may require review by the ARB. See individual
enhancements for limits.
• All enhancements beyond the limits enclosed require review by the ARB.
Minor Enhancements Major Enhancements
Awnings Muntins Eyebrows
*Not counted in the 3 enhancement allowance.
Applied Materials Color Modifications* Pattern & Opaque Panels
*Color modifications in excess of 15% of the
tenant’s facade require ARB review.
Tenant Enhancements (Kit-of-Parts) 1
September 2021
Awnings
An awning is a projected covering attached to the storefront and is typically located over a
tenant’s entry and window displays. Awnings are an encouraged enhancement; the projection
enhances the tenant’s presence, can display a tenant’s brand, and offers shelter from the weather
for customers entering or window shopping.
• Awnings may project a maximum of 4’ from the point of attachment.
• Awning width should be based on the storefront rhythm to which it is attached. In any
case, Individual awnings shall not exceed a width of 15’.
• Where used, an awning’s maximum valance drop shall be 10”.
• The bottom of the awnings shall be installed at a minimum of 8’-0” above the finished
sidewalk and shall not exceed the height of the retail fascia.
• Retractable fabric awnings are acceptable when used to provide coverage for a tenant’s
outdoor cafe. Retractable awnings may project up to 6’, but must be retracted outside of
business hours.
• Materials must be of a woven fabric or other material that projects the natural appearance
of canvas, metal, glass, etc. Materials must be durable, fire resistant, and resistant to fading.
• Awning (s) shall be replaced by tenant at first sign of wear or fading.
• Graphics and lettering may be applied to awnings. They may be painted, sewn to the surface
(applique) or printed. See Alternate Sign Plan for restrictions on awning signs.
• The awning structure should be finished to resist corrosion and all connections must be smooth.
• Extruded aluminum frames held together with sheet metal screws are NOT permitted.
• Translucent, acrylic and plastic awnings or canopies are not permitted.
• Awnings may not be used in conjunction with Eyebrows.
Tenant Enhancements (Kit-of-Parts) 2
September 2021
Applied Materials
In some cases, a base storefront design may offer opportunities to receive additional treatment
in the form of an applied material. Depending on the base storefront design, these locations
may include knee walls, major piers, or cornices. The following tile and wood are 2 examples of
acceptable applied materials.
Tile
Tile may be used as an accent to the base storefront design. It may be used to create a pattern or
intricate mosaic field to add a sculptural quality, or as a band of detail similar to the images below.
• Porcelain, ceramic or glass tiles in glazed or natural finishes may be used as accents and in
field applications.
• Any exterior tile must be appropriately installed for the climate.
• All tiles shall be carefully detailed at outside corners with bullnose edges or special corner
trims.
Tenant Enhancements (Kit-of-Parts) 3
September 2021
Wood
Painted or stained wood may be used in many design applications, such as window frames,
decorative trim or molding, and for solid areas in the form of shiplap or tongue and groove. In
some cases, it may be used for larger architectural elements such as piers and cornices.
• Wood used in the construction of the storefront should be kiln-dried, mill-quality hardwood
intended for exterior use.
• Painted wood should have an exterior grade finish.
• Wood without a paint finish should receive a clear, preservative sealant; unless a weather-
resistant wood appropriate for exterior applications is used, such as teak.
• Wood shall not come in contact with the ground or sidewalk.
Tenant Enhancements (Kit-of-Parts) 4
September 2021
Color Modifications
Retail tenants may have the opportunity to alter the existing base storefront color in order
establish a more authentic brand presence.
• A tenant may elect to use any of the 4 color palettes approved by the ARB, see palette
below.
• Additionally, a tenant may apply brand specific colors as an opportunity to add an accent to
enhance their presence. Such color alterations must be executed by a trained professional
using appropriate exterior grade paint, or high-quality vinyl typically associated with
professional vehicle wrapping.
• For a tenant to consider a color alteration an accent, the total area of the color alteration
may not exceed 15% of the tenant’s storefront facade.
• Color alterations outside of the ARB approved color palette that are not considered accents,
require review by the ARB.
ARB approved color palettes *Not an accent, ARB review required.
Tenant Enhancements (Kit-of-Parts) 5
September 2021
Muntins
Muntins are grilles that visually divide a large pan of glass into smaller pans to emulate a more
traditional storefront. Muntins are typically associated with traditional storefront design and can
be applied to the interior or exterior.
• Muntins can be mounted within any portion of the existing aluminum storefront system
• Muntins shall not divide glass panes to a size less than 8” x 8”, unless the existing pane
width is less than 8” (for example, a sidelite)
• If applied to the exterior, muntin material must be suitable for exterior use and be
compatible with the existing storefront system.
• Muntins are not included in the tenant’s 3 enhancement allowance.
Tenant Enhancements (Kit-of-Parts) 6
September 2021
Pattern Panels
Pattern Panels are CNC (computer numerical control) cut panels that are typically mechanically
fastened to a storefront to enhance the storefront design and tenant’s presence. The design and
placement of these panels must align with the existing design.
• Panel placement is limited to 1 area of the storefront design’s entities: knee wall, clearstory
storefront, major piers, or immediately under the clear story. See images below.
• CNC cut panels shall not restrict visibility into a tenants space; CNC cut panels are not
permitted between 4’ and 8’ of the storefront’s clear glass.
• Panels may not exceed a projection of 1” from the point of attachment and shall not project
passed the furthest projection of the base storefront design (which is typically the stone
base).
• The panel material must be suitable for exterior use. Metal, phenolic, resin, or finished
wood are examples of acceptable materials.
Tenant Enhancements (Kit-of-Parts) 7
September 2021
Opaque Panels
Opaque Panels are solid panels that are typically mechanically fastened to a storefront to enhance
the storefront design and tenant’s presence. The design and placement of these panels must
align with the existing design.
• Opaque Panels are limited to 1 area per tenant’s facade. Permitted areas are knee walls,
major piers, and major horizontals.
• Opaque Panels proposed over clearstory glass, and not located directly behind the tenant’s
sign, requires review by the ARB.
• Opaque Panels shall not restrict visibility into a tenant’s space; Opaque Panels are not
permitted between 3’ and 8’ of the storefront’s clear glass.
• Panels may not exceed a projection of 1” from the point of attachment and shall not project
passed the furthest projection of the base storefront design (which is typically the stone
base).
• The panel material must be suitable for exterior use. Metal, phenolic, resin, or finished
wood are examples of acceptable materials.
*ARB review required.
Tenant Enhancements (Kit-of-Parts) 8September 2021
Eyebrows
Eyebrows are a minor projection typically attached above the tenant’s main entrance enhancing
the dimension of the storefront and can be used to support a tenant’s primary wall sign.
• Components shall not be installed lower than the height of the entry door and shall not
exceed the height of the retail fascia.
• Eyebrows may project a maximum of 12” from the point of attachment on the storefront.
Eyebrows projecting beyond 12” are considered a canopy and must be reviewed by the
ARB.
• Eyebrow colors can coordinate with the tenant’s brand identity, or match the color of the
surrounding storefront.
• Eyebrow width should be based on the storefront rhythm to which it is attached. In any
case, Individual eyebrows shall not exceed a width of 15’.
• Multiple Eyebrows or Eyebrows not associated with the tenant’s entry or take-out window
must be reviewed by the ARB.
• Eyebrows may not be used in conjunction with Awnings.
Tenant Enhancements (Kit-of-Parts) 9September 2021
Standard of Quality
As a general note, any applied enhancement to the base storefront should be of the highest quality, and
assembled in a craftsman like manner. Tenants are responsible for all applicable material refinishing and
maintenance. Should a tenant’s material over time cause discoloration to itself or adjacent material, the
tenant is responsible for cleaning and restoring materials as appropriate to insure no ongoing damage
occurs. The landlord reserves the right to fix or replace materials at the tenant’s expense If damaged or
worn materials are not fixed in an appropriate time.
Below are the properties expected for all tenant enhancements:
• Durability: Materials should stand up to day-to-day abuse, especially at the pedestrian
level, or where customers will come in direct contact. All materials must stand up to
the site’s exterior environment. When materials show wear they should be replaced or
repaired by the tenant.
• Finish: All exposed faces of the materials shall be finished. The method of attachment will
be hidden unless it is part of the storefront design. Sharp edges will be smoothed.
• Seamless: Material to material connections should be seamless, aligned and without gaps.
Dissimilar materials susceptible to separation or cracking should be caulked.
• Colorfast: Materials should fade minimally in an exterior environment.
• Maintainable: Materials that are susceptible to wear should be easy to replace or repair.
Tenant Enhancements (Kit-of-Parts) 10September 2021
Flexibility for Base Storefront Designs
In order to achieve the best possible collection of retail tenants and allow for a positive evolution
of the site, a specific amount of flexibility is a crucial tool. The following illustrates the flexibility to
add or adjust specific entities of the base storefront designs such as, adding operable storefront,
shifting or adding door locations, and adding louvers.
Operable Doors Opportunity
Operable doors may be added to an existing storefront to increase the intimacy between interior
and exterior and enhance the environment of the sidewalk.
• The addition of operable doors must be executed in a way that works with the surrounding
storefront design.
• The major storefront rhythm/major storefront bays should serve as the increment of the
operable system’s width. An exception is made for added pick-up windows, which may
replace a single section of glass with an operable window.
Scenario 1
Operable door Integrated
opportunity Operable doors
Scenario 2
Operable door Integrated
opportunity Operable doors
Flexibility for Base Storefronts 11September 2021
Flexible Door locations
In some cases, a tenant’s entry doors may need to be adjusted as a result of a demising shift or
tenant layout conflict.
• An adjusted or added door location must be executed in a way that matches or exceeds the
original base storefront’s entry design.
Scenario 1
New door Original door
Scenario 2
Added door Original door
Flexibility for Base Storefronts 12September 2021
Required Louvers
Louvers have a direct relationship with area (sf) and a tenant’s use.
• As per the typical louver zone indicated below, the added louvers should only be located in
the existing storefront’s clearstory, or in the upper area of an existing opaque wall.
• Louvers shall be painted to match the color scheme of the surrounding design.
• Tenant treatment of the louvers, like bolt on panels or awnings, is permitted and encouraged,
provided that airflow restriction is not an issue (see awnings and pin-mounted panels in
Tenant Enhancement section on pages 2 & 4)
Typical Louver Zone
Added Louver
Flexibility for Base Storefronts 13You can also read
