Storefront Guidelines - Darien Commons
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Storefront Guidelines Darien Commons July 2021
July 2021
Table of Contents
Tenant Enhancements (Kit-of-Parts)
• Page 1: Introduction
• Page 2: Awnings
• Page 3: Eyebrows
• Page 4: Pin-Mounted Panels
• Pages 5-6: Applied materials
- Tile
- Wood
• Page 7: Color Modifications
• Page 8: Standard of Quality
Flexibility for Base Storefront Designs
• Page 9: Operable Door Opportunity
• Page 10: Flexible Door Locations
• Page 11: Required Louvers
July 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.
• 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 8 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.
Awnings Eyebrows Pin-mounted Panels
Applied Materials Color Modifications Opaque Panels
Tenant Enhancements (Kit-of-Parts) 1
July 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 awnings 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.
Tenant Enhancements (Kit-of-Parts) 2
July 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.
• 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’.
Tenant Enhancements (Kit-of-Parts) 3
July 2021
Pin Mounted Panels
Pin Mounted Panels can be solid or 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 base storefront design’s entities: knee wall, clearstory
storefront, major piers, or immediately under the clear story. See images below.
• Only CNC cut panels are permitted over clear glass.
• CNC cut panels shall not restrict visibility into a tenant’s space; CNC cut panels are not
permitted between 4’ and 8’ of the storefront’s clear glass.
• Solid panels may not be placed in front of glass, unless placed behind a tenant’s sign.
• Panels may not exceed a projection of 1” from the point of attachment and shall not project
beyond 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) 4
July 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) 5
July 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) 6
July 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 one of the 4 color palettes approved by the ARB.
• Additionally, a tenant may apply brand specific color 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.
• Color alterations outside of the ARB approved color palette are limited to the aluminum storefront
system, doors, and metal panels and require review by the ARB.
Tenant Enhancements (Kit-of-Parts) 7
July 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 ensure 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 fix ed 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) 8July 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 9July 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 10July 2021
Required Louvers
The current storefront designs do not show louvers. Louvers have a direct relationship with area
(sf) and a tenant’s use. A tenant’s use or demising/area impacts the total amount of louver area
required.
• 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
Louvers Louvers
Flexibility for Base Storefronts 11You can also read
