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									TENANT HANDBOOK
Rev. April 30, 2008




      180 East Broad Street
      Columbus, Ohio 43215
      614.621.9000
      www.glimcher.com
                                           TABLE OF CONTENTS
Section One
Introduction
   General Information......................................................................................................................1-1
   General Requirements...................................................................................................................1-2
   Local Trade ...................................................................................................................................1-3
   Temporary Barricades...................................................................................................................1-3
   Temporary Utilities and Services..................................................................................................1-3
   Clean-up and Demolition..............................................................................................................1-4
   Equal Employment Opportunity (EEO)........................................................................................1-4

Section Two
Contact Information
   Landlord’s Contacts ......................................................................................................................2-1
   CITY OF ELIZABETH Contacts .......................................................................................................2-1
   UNION COUNTY Contact ...............................................................................................................2-2
   Utility Contacts .............................................................................................................................2-2

Section Three
Landlord and Tenant Responsibilities
   Landlord’s Work...........................................................................................................................3-1
   Tenant’s Work ..............................................................................................................................3-4

Section Four
Section Four
Schedule of Tenant Charges

Section Five
Tenant Submission and Drawing Requirements
   Preliminary Design Phase .............................................................................................................5-1
   Working Drawing Phase ...............................................................................................................5-2
   Review and Exceptions Process....................................................................................................5-3
   Landlord’s Approval Process Flow Chart.....................................................................................5-4

Section Six
Design Criteria
   Governing Codes List/Code Data Summary.................................................................................6-1
   Building Data ................................................................................................................................6-1
   Exit Capacity Calculations............................................................................................................6-1
   Exit Access Corridors ...................................................................................................................6-1
   Basic Issues Affecting Tenant’s Work..........................................................................................6-1
   General Design Criteria ................................................................................................................6-2
   Visual Merchandising ...................................................................................................................6-7
   Store Interior Visual Merchandising.............................................................................................6-8
   Technical Information and Requirements for Shell Tenants ........................................................6-8
   Technical Information and Requirements for Food Court, Inline Food and
       Restaurant Tenants...............................................................................................................6-10

                                                                                          TABLE OF CONTENTS
                                                                      -i-
                                           Table of Contents (Continued)


Section Seven
Sign Criteria
   General..........................................................................................................................................7-1
   Minimum Submissions .................................................................................................................7-2
   Specific Sign Criteria....................................................................................................................7-2

Section Eight
Basic Prerequisites and Building Permit Procedures
   General..........................................................................................................................................8-1
   Building Permit Procedures ..........................................................................................................8-1
   Required Inspections.....................................................................................................................8-2

Section Nine
Contractor’s Requirements
   Contractor Regulations .................................................................................................................9-1
   Contractor’s Minimum Submittals ...............................................................................................9-1
   Insurance.......................................................................................................................................9-2
   Licensing.......................................................................................................................................9-3
   Construction Rules........................................................................................................................9-3
   Harmony Clause ...........................................................................................................................9-4

Section Ten
Tenant Close-Out Requirements

Section Eleven
Forms
   Tenant Construction Checklist....................................................................................................11-2
   List of Tenant Contractor and Subcontractors ............................................................................11-3
   Minimum Submission Checklist.................................................................................................11-4
   Permission to Weld .....................................................................................................................11-5
   MEP Checklist ............................................................................................................................11-6
   Electrical Load Summary Data ...................................................................................................11-7
   Electrical Submittal Form ...........................................................................................................11-8
   Electrical Submittal Form (2) .....................................................................................................11-9
   Electrical Panel Schedule..........................................................................................................11-10
   HVAC Submittal Form .............................................................................................................11-11
   Room Heat Losses ....................................................................................................................11-12
   Room Heat Gains......................................................................................................................11-13
   Load Calculation Summary Form.............................................................................................11-14
   Plumbing Submittal Form.........................................................................................................11-15
   Statement of Costs ....................................................................................................................11-16
   Indemnification Agreement ......................................................................................................11-17
   NEW JERSEY Uniform Construction Code - Building Subcode Technical Section ..................11-18
   NEW JERSEY Uniform Construction Code - Electrical Subcode Technical Section .................11-19
   NEW JERSEY Uniform Construction Code - Fire Protection Subcode Technical Section.........11-20
   NEW JERSEY Uniform Construction Code - Plumbing Subcode Technical Section.................11-21
   CITY OF ELIZABETH CONSTRUCTION BUREAU - Zoning Review Application .........................11-22

                                                                      - ii -
                                               Table of Contents (Continued)
   NEW JERSEY Uniform Construction Code - Application for Certificate ..................................11-23

Section Twelve
Details and Illustrations
   Vicinity Map ..............................................................................................................................................12-1
   Site Plan .....................................................................................................................................................12-1
   Landlord’s Approval Process Flow Chart ..................................................................................................12-2
   Exiting Corridors and Service Areas - Lower Level ..................................................................................12-3
   Exiting Corridors and Service Areas - Upper Level...................................................................................12-3
   Lower Level Lease Plan .............................................................................................................................12-4
   Upper Level Lease Plan .............................................................................................................................12-4
   Storefront Elevation ...................................................................................................................................12-5
   Storefront Section.......................................................................................................................................12-5
   Typical Storefront Elevation and Plan .......................................................................................................12-6
   Typical Storefront Section..........................................................................................................................12-7
   Typical Storefront Neutral Pier Section .....................................................................................................12-8
   Stockroom Wall Detail...............................................................................................................................12-9
   Tenant Toilet Room Elevation .................................................................................................................12-10
   Tenant Toilet Room Elevation .................................................................................................................12-10
   Enlarged Tenant Toilet Room Plan ..........................................................................................................12-11
   Grease Containment System ....................................................................................................................12-12
   Grease Containment System ....................................................................................................................12-12
   Clevis Hanger Detail ................................................................................................................................12-13
   Trapeze Hanger Detail..............................................................................................................................12-14




                                                                            - iii -
INTRODUCTION
This Tenant Handbook has been prepared as a guide to assist Tenant, Tenant’s store planner,
architect and contractors through the process of designing, obtaining approval for,
constructing and opening Tenant’s store. The information contained in this Tenant
Handbook will assist Tenant and its store planner in developing a design that meets
Landlord’s criteria and will serve as a tool for both Tenant’s architect and contractors by
providing as much information as possible to assist in expediting their tasks.

General Information
Although contained elsewhere in this Tenant Handbook, Landlord has compiled a list of
answers to the most frequently asked questions to help save time and expedite the process.
1. This is an existing mall located on Lot 1, Block 1375.
2. The mall address is: JERSEY GARDENS MALL
                           651 Kapkowski Road
                           Elizabeth, New Jersey 07201
3. The address for Tenants is:
      Tenant’s Store Name
      651 Kapkowski Road
      Suite No. ____*
      Elizabeth, New Jersey 07201
           * Inline Tenants: XXXX where the XXXX is the four (4) digit space number;
               Major Tenants: 0XXX where the XXX is the three (3) digit space number;
               and Anchor Tenants: 00XX where the XX is the two (2) digit space number.
4. The mall statistics are as follows:
   A. This is a two (2) level mall with a structural slab on the lower level and a four-inch
      (4") nominal slab-on-deck on the upper level.
   B. Landlord has installed a zoned sprinkler system throughout the mall.
   C. Tenant’s HVAC system shall be by way of a self-contained, air cooled, electric,
      packaged rooftop unit with Tenant VAV boxes and PTB with electric heat (as
      required), excluding Food Court Tenants.
   D. The primary electric service shall be 277/480 volt, 3-phase with vanilla boxes
      delivered with transformer and line voltage per vanilla box drawings.
   E. Gas is available to food court and restaurant Tenants only. Tenants shall apply and
      pay for all required gas meters.
   F. Water meters are required for high volume users as determined by Landlord. Tenant
      shall install and pay for all required water meters.
   G. A toilet room is required for all Tenants with more than four hundred fifty square feet
      (450 SF).
   H. A smoke control system is not required nor provided by Landlord.
5. Licensing
   A. All contractors, both general and sub-trades, shall be licensed by the STATE OF NEW
      JERSEY and comply with state labor and wage bond laws and regulations.
   B. Copies of said licenses shall be posted and maintained onsite during construction by
      Tenant’s contractors.
   C. Tenant and/or Tenant’s contractors should contact the CITY OF ELIZABETH for details
      regarding local licensing.

                                                                            Section One
                                                                      INTRODUCTION
                                            1-1
6. All work, without exception, shall be performed using union trades in accordance with
   local collective bargaining agreements inclusive of fixture assembly and installation.
7. Working Hours shall be established by the mall management.
8. Delivery Policy
   A. Landlord will not accept deliveries of Tenant’s or Tenant’s contractors’ materials,
       fixtures or merchandise.
   B. Tenant and Tenant’s contractor are to use Tenant’s service door for receipt of all
       deliveries.
   C. Deliveries through the mall common area are not permitted.
   D. Tenant and Tenant’s contractor must comply with the rules for delivery of materials
       and equipment to and from Tenant’s leased premises as directed by Landlord’s Onsite
       Tenant Coordinator or Landlord’s Mall Manager.
   E. Landlord will provide delivery maps onsite when Tenant’s contractors check in with
       Landlord’s Onsite Tenant Coordinator.

General Requirements
1. Tenant shall commence with the construction of its leased premises no later than seven
    days from either of the following dates, whichever occurs later:
    A. the date of receipt by Tenant of written notice from Landlord that Landlord has
        substantially completed Landlord’s Work and that Tenant’s leased premises are ready
        for Tenant’s Work in accordance with the approved plans and specifications; or
    B. the day on which Tenant receives Landlord’s approved plans and specifications for
        Tenant’s leased premises.
2. Tenant shall carry such construction to completion with all due diligence.
3. Tenant shall be responsible for obtaining all permits and approvals.
4. Landlord’s approval shall not be valid unless in writing and signed on behalf of Landlord.
5. Tenant’s Work shall be performed in a first class, workmanlike manner and shall be in
    good usable condition at the date of completion.
6. Tenant shall reimburse Landlord for all items invoiced under Tenant’s Lease Agreement,
    other written agreement and this Tenant Handbook prior to Tenant’s contractor
    commencing construction on Tenant’s leased premises.
7. Landlord shall notify Tenant of work that must be accomplished before Tenant
    commences performance of any part of Tenant’s Work.
8. Tenant shall promptly, on demand, reimburse Landlord for all costs of planning and
    performing work as incurred by Landlord and for any costs incurred by Landlord in
    obtaining any required permits.
9. Tenant’s Work shall be subject to the inspection and approval of Landlord.
10. Landlord shall have the right to stop Tenant’s Work whenever necessary to obtain
    compliance with applicable building and safety codes or the approved working drawings
    and specifications.
11. All Tenant Work which does not comply with Tenant’s approved working drawings and
    specifications shall be corrected within seven (7) days of notification to Tenant.
12. Landlord shall have the right to perform, at Tenant’s expense, any of Tenant’s Work
    which Landlord determines, in its sole discretion, should be performed:
    A. immediately on an emergency basis;
    B. to the extent required for Landlord’s compliance with all applicable building codes;
        or


                                            1-2
    C. to the extent necessary to obtain any Certificates of Use and Occupancy required by
        Landlord or any other Tenant at JERSEY GARDENS MALL.
13. Charges for all work performed and services rendered by Landlord for or on behalf of
    Tenant shall be due and payable by Tenant within ten (10) days after invoicing by
    Landlord.
14. Landlord shall have the right, upon written notice, to locate, both vertically and
    horizontally, utility lines, air ducts, flues, refrigerant lines, drains, sprinkler mains and
    valves and such other facilities, including access panels for same, within Tenant’s leased
    premises as deemed necessary by engineering design and/or code requirements.
15. Landlord’s right to locate facilities within Tenant’s leased premises shall include the
    facilities required by other Tenants.
16. Landlord shall have the right to locate mechanical and other equipment on the roof over
    Tenant’s leased premises.
17. Temporary Heat
    A. When required, Tenant shall provide temporary heat for Tenant’s leased premises
        during construction.
    B. Open burners are not allowed.
    C. Landlord must approve the use of any temporary heating fuel.
18. Landlord shall have the right to order Tenant or Tenant’s contractor who willfully
    violates any of the above requirements to cease work and remove itself, its equipment
    and its employees from the project.

Local Trade
1. JERSEY GARDENS MALL is a union shop construction site.
2. Tenant and Tenant’s contractor shall respect and work harmoniously within the open
   shop construction environment.
3. Landlord’s Onsite Tenant Coordinator will attempt to convey all available information
   regarding work site policies.
4. Landlord cannot make representations as to the accuracy of a specific concern.

Temporary Barricades
1. Barricades are required during construction.
2. In the event Landlord provides an existing barricade for Tenant, said barricade shall be at
   Tenant’s expense in the amount of one hundred dollars per linear foot ($100/LF).
3. A graphics charge of three hundred dollars ($300) is required for all barricades denoting
   the name of Tenant’s contractor.
4. Barricades constructed by Tenant shall be at Tenant’s expense and shall be ten feet (10'-
   0") above the finished floor consisting of metal studs and drywall which is taped, finished
   and painted a color approved by Landlord with a four-inch (4") black vinyl base.
5. The top of Tenant’s barricade shall be visqueened for dust control and placed such that
   the visqueen is not visible from the adjacent mallway or the level above, if applicable.

Temporary Utilities and Services
1. Landlord shall provide temporary water and electric at Tenant’s expense.
2. The cost to Tenant for the Landlord-provided temporary water and electric shall be a one
   (1) time charge which must be paid prior to Tenant commencing with construction of its
   leased premises.


                                              1-3
Clean-Up and Demolition
1. Tenant and Tenant’s contractors shall be responsible for complete and total demolition, if
   applicable, of existing materials not re-used including, but not limited to, studs, drywall,
   ceilings, ducts, conduit, vent stacks, floor finishes, soffits, etc.
2. Landlord shall inspect the demolition of Tenant’s leased premises, at Tenant’s expense,
   and shall be required to sign off on said demolition.
3. Under no circumstances shall any portion of Landlord’s building structure be demolished
   without Landlord’s written approval and a Landlord representative present including, but
   not limited to, columns, slabs, grade beams, demising walls, utilities and bulkhead
   assemblies.
4. Tenant shall provide an area for dry rubbish collection containers within Tenant’s leased
   premises.
5. Should Tenant generate wet garbage, Tenant shall provide wet garbage containers.
6. Tenant and Tenant’s contractors shall be responsible during construction and fixturing for
   the removal of Tenant’s trash.
7. Tenant shall provide dumpsters which shall be placed in a location designated by the
   Mall Management.
8. If Tenant or Tenant’s contractors are negligent and fail to remove trash on a timely basis
   (no accumulation is allowed), Landlord, at its option, may remove same and Tenant shall
   reimburse Landlord.

Equal Employment Opportunity (EEO)
Tenant and Tenant’s contractors must comply with the EEO and associated AFFIRMATIVE
ACTION provisions contained therein.




                                             1-4
PROJECT CONTACT INFORMATION
Landlord’s Contacts
1. Landlord: JG ELIZABETH, LLC
2. Mall: JERSEY GARDENS MALL
          651 Kapkowski Road
          Elizabeth, New Jersey 07201.
3. Mall Management: Gene Taetsch, Operations Director
                         Denise Palazzo, General Manager
                         JERSEY GARDENS MALL
                         651 Kapkowski Road
                         Elizabeth, New Jersey 07201.
4. Landlord’s Agent: GLIMCHER DEVELOPMENT CORP.
                     150 East Gay Street
                     Columbus, Ohio 43215
                     Telephone: 614/621-9000.
5. Manager, Tenant Coordination and Construction (Landlord’s Tenant Coordinator):
      Ronald G. Mart
      GLIMCHER DEVELOPMENT CORP.
      150 East Gay Street
      Columbus, Ohio 43215
      Telephone: 614/887-5648
      Facsimile: 614/621-9331.
6. Corporate Operations: GLIMCHER REALTY TRUST
                         150 East Gay Street
                         Columbus, Ohio 43215
                         Telephone: 614/621-9000.
7. Corporate Leasing: GLIMCHER REALTY TRUST
                         150 East Gay Street
                         Columbus, Ohio 43215
                         Telephone: 614/621-9000.

Note: Unless otherwise stated, “Landlord” shall signify Landlord’s Representative. All
      correspondence, questions and submittals shall be addressed to Landlord’s Tenant
      Coordinator.

CITY OF ELIZABETH Contacts
   CITY OF ELIZABETH
   50 Winfield Scott Plaza
   Elizabeth, New Jersey 07201-2642
   Telephone: 908/820-4000
   Chief Building Official (Plans Examiner): 908/820-4091
   Building Subcode Official (Inspections): 908/820-4078
   HEALTH DEPARTMENT: 908/820-4060
   Plumbing Permit: 908/820-4091



                                                                       Section Two
                                          PROJECT CONTACT INFORMATION
                                          2-1
UNION COUNTY Contact
   UNION COUNTY ADMINISTRATION BUILDING
   10 Elizabethtown Plaza
   Elizabeth, New Jersey 07207
   County Switchboard Telephone: 908/527-4000
   Toll Free Information: 877/424-1234.

Utility Contacts
1. Electric
        ENERGYSOLVE
        1 Executive Drive
        Suite 401
        Somerset, New Jersey 08873.
2. Gas
        ELIZABETHTOWN GAS COMPANY
        One Elizabethtown Plaza
        Union, New Jersey 07083
        Telephone: 908/289-5000
3. Satellite/Cable/Data Link: Contact Corporate Operations
        GLIMCHER REALTY TRUST
        OPERATIONS DEPARTMENT
        150 East Gay Street
        Columbus, Ohio 43215
        Telephone: 614/621-9000.
4. Telephone
        VERIZON
        Telephone: 800/339-9911
5. Trash Service Provider
        WASTE MANAGEMENT
        Telephone: 888/977-6272




                                           2-2
LANDLORD AND TENANT RESPONSIBILITIES
Landlord’s Work
1. Building
   Landlord shall provide an enclosed mall of exterior and interior design and materials as
   described below:
   A. a two (2) story structural steel frame, architectural pre-cast exterior walls, concrete
       structural slab-on-grade and slab-on-deck, singly ply membrane roofing with R19
       insulation, serviced with freight elevators adjacent to exterior service courts; and
   B. the building’s steel structure, roof and masonry exterior walls are existing in “as is”
       condition.
2. Landlord’s Work within Tenant Spaces
   JERSEY GARDENS MALL consists of five (5) types of demised spaces, each with a
   different level of completion. Each type requires different design submissions and
   construction requirements. The following is a list of each type followed by a detailed
   description of the three (3) major types (Vanilla Box, Shell and Food Court/Restaurant)
   indicating Landlord’s scope of work.
   A. Vanilla Box: Tenant space built out sufficiently to allow Tenant to occupy the space
       with minimal modifications. Vanilla Box spaces shall be delivered with storefronts
       only if so noted in Tenant’s Lease Agreement.
       1) main building shell including insulated roof and exterior wall system;
       2) structural floor slab by Landlord within Tenant’s leased premises for a lower level
           Tenant (space designations beginning with “1”) with no cutting, boring or
           penetrations of the structural slab permitted;
       3) four-inch (4") concrete slab on metal deck for a upper level Tenant (space
           designations beginning with “2” and “3”);
       4) rated demising walls with drywall by Landlord on each side of a corridor
           partition;
       5) drywall on Tenant’s side of demising studs, taped, spackled and finished ready to
           paint extended to twelve feet (12'-0") above the finished floor;
       6) storefront glass from the finished floor to the underside of the bulkhead, which is
           eleven feet six inches (11'-6") above the finished floor, and roll-up coiling grille;
       7) track lighting behind the storefront glass with track heads by Tenant;
       8) two foot by two foot (2'-0" x 2'-0") open grid ceiling system installed to Tenant’s
           demising walls at eleven feet nine inches (11'-9") above the finished floor,
           excluding ceiling tile;
       9) complete HVAC system with ductwork, diffusers and temperature control;
       10) complete electrical distribution for Landlord’s Work consisting of high and low
           voltage electrical panels, service wire pulls and transformers, night, sales and
           emergency lighting wired to Tenant’s panel, duplex outlets installed in demising
           walls with one (1) outlet every twenty feet (20'-0") on center, two foot by four
           foot (2'-0" x 4'-0"), three (3) lamp, fluorescent fixtures with eighteen (18) cell
           parabolic lenses not to exceed one every one hundred square feet (1/100 SF)
           installed throughout with a distribution pattern as shown on the Vanilla Box
           drawings and all lamps to be T8, 35,000 K fluorescent lamping;
       11) electrical junction box with wire located behind the mall bulkhead for Tenant’s
           signage;

                                                                            Section Three
                               LANDLORD AND TENANT RESPONSIBILITIES
                                              3-1
   12) toilet room(s) installed upon Tenant’s request or as required by code with wood
       door and frame, privacy hardware, drywall taped/sanded, grab bars, back-
       mounted outlet tank water closet, wall-hung lavatory, toilet paper dispenser
       installed to ADA guidelines, instantaneous electric water heater and combination
       exhaust/light with charcoal filter;
   13) sprinkler system in a grid pattern in accordance with NFPA-13, FACTORY
       MUTUAL requirements and all governmental codes with the heads installed in an
       upright position;
   14) means for telephone distribution for Tenant’s demised premises with telephone
       wire and service by Tenant;
   15) a service door in spaces in excess of fifteen hundred square feet (1,500 SF)
       complete with hardware by Landlord between Tenant’s demised premises and
       truck receiving facilities, service corridor or the exterior; and
   16) engineering allowances for retail Tenant:
       a) HVAC: 31.50 BTUH/SF (sensible); 40.50 BTUH/SF (total); 1.30 CFM/SF;
                      1 Ton/300 SF
       b) Sanitary Line: Lower Level: four-inch (4") stubbed through the floor slab
                            Upper Level: four-inch (4") below the floor slab
       c) Grease Waste: N/A
       d) Cold Water: Inline Tenant: three-fourths inch (¾") valved
                            Major Tenant: two-inch (2") valved
                            Anchor Tenant: two-inch (2") valved
       e) Plumbing Vent: four inches (4") within Tenant’s demised premises by
           Landlord
       f) Natural Gas: N/A
       g) Electrical Service: Eleven watts per square foot (11 W/SF).
B. Shell
   1) main building shell including insulated roof and exterior wall system;
   2) framing for demising walls only at twenty-four inches (24") center to center;
   3) rated corridor demising walls with drywall by Landlord on each side of the
       partition;
   4) insulated exterior service door with commercial hardware for Tenant space
       exiting to exterior;
   5) structural floor slab by Landlord within Tenant’s leased premises for a lower level
       Tenant without cutting, boring or penetrations of the structural slab permitted;
   6) four-inch (4") concrete slab on metal deck through Tenant’s leased premises on
       the upper level with slab penetrations, if required, by Tenant;
   7) open storefront from the finished floor to the underside of the bulkhead, which is
       eleven feet six inches (11'-6") with no glass or grille;
   8) empty two-inch (2") electrical conduit from Tenant’s leased premises to
       Landlord’s electrical room;
   9) rooftop unit and medium pressure ductwork with VAV box(es) within Tenant’s
       leased premises with distribution by Tenant and Tenant reimbursing Landlord for
       Tenant’s pro rata share of Landlord’s mechanical infrastructure pursuant to
       Tenant’s Lease Agreement;
   10) three-fourths inch (¾") cold water valved and capped to Tenant’s leased premises;



                                        3-2
   11) four-inch (4") sanitary sewer line stubbed to Tenant’s leased premises with a four-
       inch (4") stub through a Lower Level Tenant’s floor slab (penetrations of any kind
       not allowed) and four-inches (4") below the floor slab for a Upper Level Tenant;
   12) sprinkler system provided in a grid pattern in accordance with NFPA-13,
       FACTORY MUTUAL requirements and all governmental codes with the heads
       installed in an upright position;
   13) means for telephone distribution to Tenant’s leased premises with telephone wire
       and service by Tenant;
   14) engineering allowances for retail Tenant:
       a) HVAC: 31.50 BTUH/SF (sensible); 40.50 BTUH/SF (total); 1.30 CFM/SF;
                       1 Ton/300 SF
       b) Sanitary Line: Lower Level: four-inch (4") stubbed through the floor slab
                           Upper Level: four-inch (4") below the floor slab
       c) Grease Waste: N/A
       d) Cold Water: Inline Tenant: three-fourths inch (¾") valved
                           Major Tenant: two-inch (2") valved
       e) Plumbing Vent: four inches (4") within Tenant’s demised premises by
           Landlord
       f) Natural Gas: N/A
       g) Electrical Service: Eleven watts per square foot (11 W/SF); and
   15) Tenant shall reimburse Landlord for a pro rata share of Landlord’s mechanical
       infrastructure pursuant to Tenant’s Lease Agreement.
C. Food Court and Restaurants
   1) natural gas available at local utility’s meter center;
   2) shell including insulated roof and exterior wall system;
   3) framing for demising walls only at twenty-four inches (24") center to center for a
       restaurant Tenant only;
   4) rated corridor demising walls with drywall on each side for a restaurant Tenant;
   5) rated corridor demising wall with drywall on corridor side only for a food court
       Tenant;
   6) no storefront; Landlord’s bulkhead open from eleven feet six inches (11'-6")
       above the finished floor to the finished floor with the storefront design and
       installation by Tenant with Landlord’s approval;
   7) four-inch (4") slab through Tenant’s premises for a food court and upper level
       restaurant Tenant with the structural slab by Landlord at Tenant’s expense;
   8) blocked out slab area for a lower level restaurant only with the structural slab by
       Landlord at Tenant’s expense;
   9) one and one-half inch (1 ½") cold water line, valved and capped at Tenant’s
       leased premises for a food court Tenant and a two-inch (2") water line for a
       restaurant Tenant;
   10) six-inch (6") sanitary sewer line to Tenant’s leased premises and a six-inch (6")
       grease waste line to a grease trap with Tenant reimbursing Landlord for its pro
       rata share of the Landlord-provided grease trap;
   11) empty two-inch (2") electrical conduit from Tenant’s leased premises to
       Landlord’s electrical room;
   12) sprinkler system stubbed into Tenant’s leased premises with distribution by
       Landlord’s designated sprinkler contractor at Tenant’s expense;
   13) engineering allowances for a food court Tenant:

                                         3-3
             a) HVAC: by Tenant at Tenant’s expense
             b) Sanitary Line: six-inch (6") below the floor slab
             c) Grease Waste: six-inch (6") grease line to grease trap by Landlord at
                                 Tenant’s expense
             d) Cold Water: one and one-half inch (1 ½") valved within Tenant’s leased
                               premises by Landlord;
             e) Plumbing Vent: by Tenant
             f) Natural Gas: available at meter center by Tenant
             g) Electrical Service: Service available in Landlord’s meter room up to fifty
                watts per square foot (50 W/SF);
             h) locations of rooftop equipment shall be coordinated with and approved by
                Landlord;
         14) engineering allowances for a restaurant Tenant (full service restaurants only):
             a) HVAC: 42.00 BTUH/SF (sensible); 54.00 BTUH/SF (total); 1.75 CFM/SF;
                            1 Ton/300 SF
             b) Sanitary Line: six-inch (6") below the floor slab
             c) Grease Waste: six-inch (6") grease line to grease trap by Landlord at
                                 Tenant’s expense (Some restaurant spaces have grease traps
                                 available adjacent to Tenant’s space - verify with Landlord)
             d) Cold Water: two inches (2") valved within Tenant’s leased premises by
                               Landlord;
             e) Plumbing Vent: by Tenant
             f) Natural Gas: available at meter center
             g) Electrical Service: Service available in Landlord’s meter room up to forty
                watts per square foot (40 W/SF);
             h) tempered make-up air must be provided by Tenant;
             i) capped outlet to medium pressure HVAC duct with VAV box with
                distribution within Tenant’s leased premises by Tenant and locations of
                rooftop equipment coordinated with and approved by Landlord.
     D. Anchor Tenants
     E. Kiosks and Mobile Retailers
3.   Toilet Exhaust
     Landlord shall provide a toilet room exhaust as part of the base building provisions for
     public areas and Vanilla Box toilet rooms. Other locations requiring exhaust shall be by
     Tenant at Tenant’s expense.
4.   Grease Exhaust
     All work shall be by Tenant. There is no base building provision for any Tenant. Tenant
     must provide UL listed hoods and vertical discharge fans.
5.   Odor Control
     All work shall by Tenant. There is no base building provision for any Tenant.
6.   Roofing
     Tenant must use Landlord’s designated roofing contractor for all roof work including
     flashing, walk treads and grease protection.

Tenant’s Work
Tenant shall, at its sole cost and expense, perform all work, other than that to be performed
by Landlord as set forth above, required to complete Tenant’s leased premises to a finished
condition ready for Tenant’s conduct of business as described below:

                                             3-4
1. General
   A. Tenant shall obtain all permits and approvals, at Tenant’s expense.
   B. Tenant shall commence construction of its leased premises no later than seven (7)
      days from either of the following dates, whichever occurs later:
      1) the date of receipt by Tenant of written notice from Landlord that Landlord has
          substantially completed Landlord’s Work and that Tenant’s leased premises are
          ready for Tenant’s Work in accordance with the approved plans and
          specifications; or
      2) the day on which Tenant receives from Landlord signed and stamped copies of
          Tenant’s plans and specifications for Tenant’s leased premises.
   C. Tenant shall carry its construction to completion with all due diligence.
   D. Tenant’s Work shall be performed in a first class, workmanlike manner and shall be
      in good usable condition at the date of completion.
   E. Approval by Landlord shall not be valid unless in writing and signed on behalf of
      Landlord.
   F. Tenant shall reimburse Landlord for all items invoiced under Tenant’s Lease
      Agreement, another written agreement and this Tenant Handbook prior to Tenant’s
      contractor commencing with Tenant’s Work at JERSEY GARDENS MALL.
   G. Landlord shall notify Tenant of work that must be accomplished before Tenant
      commences performance of any of Tenant’s Work.
   H. Tenant shall promptly, on demand, reimburse Landlord for all costs of planning and
      performing work as incurred by Landlord and for any costs incurred by Landlord in
      obtaining all required permits.
   I. Tenant’s Work shall be subject to inspection and approval by Landlord and
      Landlord’s architect.
   J. Landlord shall have the right to stop Tenant’s Work whenever necessary to obtain
      compliance with applicable building and safety codes or with the approved working
      drawings and specifications.
   K. All of Tenant’s Work which does not comply with Tenant’s approved working
      drawings and specifications shall be corrected within seven (7) days of notification to
      Tenant.
   L. Landlord shall have the right to perform, at Tenant’s expense, any of Tenant’s Work
      which Landlord determines, in its sole discretion, should be performed:
      1) immediately on an emergency basis;
      2) to the extent required for Landlord’s compliance with all applicable building
          codes; or
      3) to the extent necessary to obtain any Certificates of Use and Occupancy required
          by Landlord or any other Tenant at JERSEY GARDENS MALL.
   M. Charges for all work performed and services rendered by Landlord for or on behalf of
      Tenant shall be due and payable by Tenant within ten (10) days after invoicing by
      Landlord.
   N. Landlord shall have the right, upon written notice, to locate, both vertically and
      horizontally, utility lines, air ducts, flues, refrigerant lines, drains, sprinkler mains and
      valves and such other facilities, including access panels for same, within Tenant’s
      leased premises, including the roof over Tenant’s leased premises, as deemed
      necessary by engineering design and/or code requirements for Tenant’s space or as
      required for other Tenants.


                                               3-5
   O. Landlord shall have the right to locate mechanical and other equipment on the roof
      over Tenant’s leased premises.
   P. Temporary Heat
      1) When required, Tenant shall provide temporary heat for Tenant’s leased premises
           during construction.
      2) Open burners are not permitted.
      3) The use of any temporary heating fuel must be approved by Landlord.
   Q. Landlord shall have the right to order Tenant or Tenant’s contractor who willfully
      violate any of the above requirements to cease work and to remove itself and its
      equipment and employees from JERSEY GARDENS MALL.
2. Temporary Barricades
   A. Barricades are required for all spaces during construction.
   B. In the event Landlord provides an existing barricade, said barricade shall be at
      Tenant’s expense in the amount of one hundred dollars per linear foot ($100/LF).
   C. A graphics charge of three hundred dollars ($300) is required for all barricades
      denoting the name of Tenant’s contractor.
   D. Barricades constructed by Tenant shall be at Tenant’s expense and shall be to the
      underside of the lease line bulkhead consisting of metal studs and drywall taped,
      finished and painted a color approved by Landlord with a four-inch (4") vinyl base
      with a visqueened top for dust control placed such that the visqueen is not visible
      from the adjacent mallway or the level above, if applicable.
3. Clean-Up and Demolition
   A. Tenant and Tenant’s contractors shall be responsible for the complete and total
      demolition, if applicable, of existing materials which are not to be reused including,
      but not limited to, studs, drywall, ceilings, ducts, conduit, vent stacks, floor finishes,
      soffits, etc.
   B. Landlord shall inspect and be required to sign off on Tenant’s demolition at Tenant’s
      expense.
   C. Under no circumstances shall any portion of Landlord’s building structure to be
      demolished without Landlord’s written approval and a Landlord representative
      present including, but not limited to, columns, slabs, grade beams, demising walls,
      utilities and bulkhead assemblies.
   D. Tenant shall provide an area for dry rubbish collection containers within Tenant’s
      leased premises.
   E. Should Tenant generate wet garbage, wet garbage containers shall be provided by
      Tenant.
   F. Tenant and Tenant’s contractor shall be responsible during construction and fixturing
      for Tenant’s trash removal.
   G. Tenant shall provide dumpsters placed in a location designated by the mall
      management.
   H. Should Tenant or Tenant’s contractor be negligent and fail to remove trash on a
      timely basis (no accumulation is allowed), Landlord, at its option, may remove same
      and Tenant agrees to reimburse Landlord.
4. Temporary Utilities and Service
   A. Landlord will provide temporary electric and water at Tenant’s expense.
   B. The cost to Tenant for temporary electric and water services shall be a one (1) time
      charge which must be paid prior to Tenant’s commencement of construction.


                                              3-6
SCHEDULE OF TENANT CHARGES
1. Temporary Storefront Barricade: $100/LF
2. Graphics on Temporary Storefront Barricade: $300.
3. Sprinkler Shutdown Fee: $300/Shutdown paid to Landlord’s Onsite Tenant Coordinator
   prior to each zone shutdown.
4. Construction Damage and Security Deposit
   Tenant or Tenant’s contractor shall submit a construction damage and security deposit in
   the amount of three thousand dollars made payable to JG ELIZABETH, LLC.
5. CITY OF ELIZABETH Permit Fees Plan Review Fees
   A. The estimated cost per square foot is $0.047 based on the gross area of Tenant’s
       leased premises.
   B. Tenant shall be responsible for all plan review fees, subcode fees and Certificate of
       Occupancy fees, in accordance with the CITY OF ELIZABETH’s current fee structure.
6. Other Costs
   Any other work performed by Landlord at Tenant’s expense, as described in independent
   written agreements, must be reimbursed prior to Tenant’s contractor commencing
   Tenant’s Work within Tenant’s leased premises.




                                                                         Section Four
                                            SCHEDULE OF TENANT CHARGES
                                           4-1
TENANT SUBMISSION AND DRAWING REQUIREMENTS
Preliminary Design Phase
The purpose of the preliminary design phase is to acquaint Landlord with Tenant’s intentions
so Landlord may comment and/or advise Tenant of changes necessary to meet established
criteria before Tenant proceeds with its final working drawings and submissions.
1. Incomplete submissions will not be reviewed and shall not be regarded as “received by
    Landlord” until all materials required are in Landlord’s possession.
2. Within twenty-one (21) days of whichever the following occurs first, Tenant shall submit
    one (1) set of prints of the store preliminary design drawings showing the intended
    design, character and finishes of Tenant’s leased premises which complies with the
    design criteria of this Tenant Handbook:
    A. receipt of the Space Layout Drawings from Landlord; or
    B. the execution of Tenant’s Lease Agreement.
3. Tenant’s submission of the store preliminary design drawings shall consist of the
    following drawings, clearly identified with the mall name, Tenant’s store name and space
    number, the location of Tenant’s store on a Key Plan with Tenant’s leased premises
    clearly identified:
    A. Floor Plan showing the approximate fixture locations, interior partitions, toilet rooms,
         exits, display areas, etc. with the dimensions of Tenant’s demised premises on a scale
         of ¼" = 1'-0" for spaces less than 2,000 SF and 1/8" = 1'-0" for spaces larger than
         2,000 SF;
    B. Reflected Ceiling Plan showing a high level of design focus that will enhance the
         architecture of the store, state-of-the-art lighting resolutions being employed and light
         fixture types and their locations on a ¼" = 1'-0";
    C. Storefront Elevations and Sections, if the storefront is not provided by Landlord,
         showing the locations of signage, display areas and Tenant’s store closure and
         identifying all materials to be used on a ½" = 1'-0" scale;
    D. Exterior and Interior Renderings or Photographs (at least two (2)) to illustrate the
         design intent of:
         1) Tenant’s storefront signage and visual merchandising; and
         2) Tenant’s interior entrance perspective as seen by Tenant’s customers showing the
             ceilings, walls, focal points and cash wrap as much as possible;
    E. Material and Colors on a set of black line prints or by means of a separate color or
         sample board or color photographs of previous installations;
    F. Sample and Catalog Cuts, Photographs and/or Samples showing the carpet, wall
         coverings, store fixtures, lighting fixtures and other special treatments so all aspects
         of the public areas of the store can be reviewed and approved by Landlord; and
    G. Visual Merchandising components, such as image boards, to be employed (i.e.
         mannequins, forms, pedestals, focal points and vignettes etc.).
4. As soon as practicable after receipt of Tenant’s store preliminary design drawings,
    Landlord shall return to Tenant (or Tenant’s architect) one (1) set of drawings bearing
    Landlord’s rejection (for incomplete or grossly inappropriate or inadequate schemes),
    suggested modifications and/or approval.
5. Upon receipt of the store preliminary design drawings bearing Landlord’s comments,
    Tenant may take exception, if forwarded in writing by certified or registered mail
    addressed to Landlord, within seven (7) days from the date of receipt of the store

                                                                                Section Five
                  TENANT SUBMISSION AND DRAWING REQUIREMENTS
                                               5-1
   preliminary design drawings by Tenant. Unless such action is taken, it shall be deemed
   that all comments made by Landlord on Tenant’s store preliminary design drawings are
   acceptable to and adopted by Tenant.
6. If Tenant’s store preliminary design drawings are returned to Tenant with comments but
   not bearing Landlord’s approval, Tenant shall immediately revise the store preliminary
   design drawings and resubmit them to Landlord for approval within seven (7) days of
   their receipt by Tenant.
7. Preliminary approval made in good faith does not restrict Landlord from further
   comments at the working drawing phase.

Working Drawing Phase
1. Landlord will not review incomplete submissions!
2. Tenant’s final working drawings and specifications must be prepared by an architect or
   engineer licensed by the STATE OF New Jersey and must bear the architect’s registration
   seal.
3. Within ten (10) days of execution of Tenant’s Lease Agreement, Tenant shall notify
   Landlord of the name, address, telephone number and contact person of Tenant’s
   architect.
4. Within twenty-one (21) days after Tenant’s preliminary drawings have been approved, in
   writing, by Landlord, Tenant’s architect shall proceed with providing Landlord with one
   (1) set of Tenant’s final working drawings and specifications incorporating any design
   suggestions and/or comments.
5. Tenant’s architect, engineer or store designer shall obtain and review all applicable codes
   and verify all existing conditions and dimensions.
6. Tenant’s final working drawings and specifications shall be prepared in accordance with
   the criteria contained in this Tenant Handbook and Landlord’s shell drawings.
7. Tenant’s final working drawings and specifications must be clearly identified with the
   mall name, Tenant’s store name, Tenant’s leased premises number, Tenant’s location on
   a Key Plan and the name and seal indicating that the architect and/or engineer preparing
   the drawings is licensed by the STATE OF NEW JERSEY.
8. A structural engineer’s certification shall be required for all structural framing and
   supports of Tenant’s storefront including sliding door tracks, housing boxes for grilles,
   glazing and all storefront finishes.
9. Tenant’s final working drawings and specifications submittal shall consist of, at a
   minimum, the following drawings:
   A. Floor Plan indicating locations of partitions and doors, Tenant’s lease line
       relationship to stores, Landlord’s and/or Tenant’s responsibilities (per the terms of
       Tenant’s Lease Agreement), the location of power and telephone outlets, overall
       dimensions of Tenant’s space, mall column locations and column lines, thermal and
       sound insulation locations and Tenant’s location on a Key Plan on a ¼" = 1'-0" scale
       for spaces up to 2,000 SF and 1/8 " = 1'-0" scale for spaces over 2,000 SF;
   B. Reflected Ceiling Plan indicating ceiling materials and configuration of ceiling
       heights for each area, light fixture locations, schedule and description, manufacturers’
       names and model numbers, supply and return grilles and other items attached to or
       coming through Tenant’s ceiling on a ¼" = 1'-0" scale for spaces up to 2,000 SF and
       1/8 " = 1'-0" scale for spaces over 2,000 SF;
   C. Storefront Elevations, if applicable, indicating materials and colors used, sign size
       and location, size of the storefront opening, type of security gate or door used for

                                             5-2
        store closure, section through storefront showing structural support for the closure
        and Landlord’s Vanilla Box storefront to depict signage concepts;
    D. Plumbing Plan indicating plumbing under Tenant’s floor, plumbing above Tenant’s
        floor, plumbing and piping details and riser diagrams, plumbing schedules and a
        fixture list;
    E. HVAC Plan indicating HVAC ductwork plans and details, type, location and size of
        special equipment (range hoods, refrigeration equipment, etc.), controls locations, air
        balance calculations and HVAC load calculations;
    F. Electrical Plan indicating load summary, one (1) line diagram and lighting, exit signs,
        smoke detectors, security devices, etc.;
    G. Fixture Layout Plan indicating pertinent information regarding fixture layout,
        physical dimensions and types of materials used for construction;
    H. Sprinkler System Design Drawings including all calculations for approval by
        Landlord’s insurance underwriter; and
    I. all applicable forms contained in this Tenant Handbook:
        1) Tenant Construction Checklist;
        2) List of Tenant Contractor and Subcontractors;
        3) Minimum Submission Checklist;
        4) Permission to Weld;
        5) MEP Checklist;
        6) Electrical Load Summary Data;
        7) Electrical Submittal Form;
        8) Electrical Submittal Form (2);
        9) Electrical Panel Schedule;
        10) HVAC Submittal Form;
        11) Room Heat Losses;
        12) Room Heat Gains;
        13) Load Calculation Summary Form;
        14) Plumbing Submittal Form;
        15) Statement of Costs;
        16) Indemnification Agreement;
        17) NEW JERSEY Uniform Construction Code - Building Subcode Technical Section
        18) NEW JERSEY Uniform Construction Code - Electrical Subcode Technical Section
        19) NEW JERSEY Uniform Construction Code - Fire Protection Subcode Technical
            Section
        20) NEW JERSEY Uniform Construction Code - Plumbing Subcode Technical Section
        21) CITY OF ELIZABETH CONSTRUCTION BUREAU - Zoning Review Application; and
        22) NEW JERSEY Uniform Construction Code - Application for Certificate.
10. Signage Plans shall be submitted separately in accordance with Tenant’s Lease
    Agreement Signage Exhibit, the technical requirements of this Tenant Handbook and the
    signage design as approved by Landlord in the preliminary design phase. Approval of
    the design on Tenant’s working drawings and specifications shall not deem approval of
    Tenant’s signage. Signage shall not be installed without Landlord’s written approval.

Review and Exceptions Process
1. Landlord shall return one set of prints of Tenant’s working drawings and specifications as
   soon as possible after receipt bearing Landlord’s suggested modifications and/or
   approval.

                                             5-3
2. Upon receipt of Tenant’s working drawings and specifications bearing Landlord’s
   comments, Tenant may take exception if done so in writing, by certified or registered
   mail addressed to Landlord, within seven (7) days from the date of receipt of the working
   drawings and specifications. Unless such action is taken, it shall be deem that all
   comments made by Landlord are acceptable to and adopted by Tenant.
3. Should Tenant’s working drawings and specifications are returned to Tenant with
   comments but not bearing Landlord’s approval, Tenant’s architect shall immediately
   revise the working drawings and specifications and resubmit same to Landlord for
   approval within seven (7) days of receipt by Tenant.
4. Tenant shall submit to Landlord, at the time of Tenant’s submission of its working
   drawings and specifications, an itemized statement of the estimated costs of construction
   and fixturing including architectural and engineering costs and contracting fees.
5. Tenant shall proceed with construction only on the basis of Landlord and governing
   authorities’ approved drawings and specifications and with the appropriate permits.
6. Tenant shall be responsible for informing Tenant’s contractor of changes in construction
   due to Landlord or governing authorities’ comments.
7. Landlord’s approval of Tenant’s drawings and specifications indicates compliance with
   Landlord’s criteria only and does not imply compliance with codes or verification of
   structural or any other adequacy of Tenant’s plans and specifications.

Landlord’s Approval Process




                                            5-4
DESIGN CRITERIA
Governing Codes List/Code Data Summary
Building Codes
1. 1996 BOCA NATIONAL BUILDING CODE
2. 1993 BOCA MECHANICAL CODE
3. 1996 STANDARD PLUMBING CODE
4. 1996 NATIONAL ELECTRIC CODE
5. UNIFORM CONSTRUCTION CODE - BARRIER FREE
6. 1999 FOOD CODE

Building Data
1. Building Class Use Group:      M-Mercantile (309)
2. Accessory Use Group:           B-Business
                                  A3-Assembly (Food Court)
3. Construction Type:
   A. 2-C
   B. Unprotected
   C. Unlimited Area
   D. Fully Sprinklered
4. Smoke Control: Not required.
5. Building Area:
   A. Upper Level:        803,780 SF
   B. Lower Level:        806,411 SF
   C. Total Floor Area: 1,610,422 SF

Exit Capacity Calculations
1. In Mall: 200'
2. In Retail (GLA): 250'
3. Dead End in Mall: 2x width
4. Dead End in Other Areas: 20'

Exit Access Corridors
1. Corridors Serving the Mall: 66" Minimum Width
2. Other Areas:                44" Minimum Width

Basic Issues Affecting Tenant’s Work
1. Stockroom Layout/Exiting
   A. Under BOCA code, Tenant may exit through Tenant’s stockroom without
       constructing a rated corridor wall leading to Landlord’s corridor.
   B. The exit pathway through Tenant’s stockroom must be kept absolutely free of trash,
       merchandise, shelving, furniture, etc. at all times.
2. Structural Limitations
   A. Demising walls are non-loadbearing.
   B. The maximum slab loading shall be seventy-five pounds per square foot (75 psf) as
       approved by Landlord.


                                                                         Section Six
                                                                DESIGN CRITERIA
                                           6-1
   C. Overhead structural loading shall be done only with Landlord’s permission with
       review costs for Landlord’s engineer by Tenant.
3. Materials Limitations
   A. Tenant’s carpet and wall finishes shall be Class I finish only.
   B. Documentation of Tenant’s material classifications must be available onsite.
   C. Only non-combustible lumber shall be used.
   D. Exceptions to non-combustible lumber for wood trim shall be as determined by code
       officials.
5. Thresholds shall be three-sixteenths of an inch (3/16") or per ADA requirements.
6. Fire Protection Sprinkler System
   A. Landlord shall install a sprinkler stub complete with upright sprinkler heads within
       Tenant’s leased premises.
   B. Any reworking of the sprinkler system to accommodate Tenant’s improvements shall
       be at Tenant’s expense.
   C. The sprinkler system shall be installed in accordance with NFPA 231 standards.
   D. Tenant shall submit stamped sprinkler drawings to Landlord for Landlord’s insurance
       underwriter’s approval prior to construction.
   E. The fire department and the STATE OF NEW JERSEY will require in-line rack sprinklers
       if Tenant’s material storage exceeds a height of twelve feet (12'-0").

General Design Criteria
In a joint effort to propel the Jersey Gardens Mall and the high level of retail design into the
future, it is important to provide the quality and uniqueness of design to position Tenant to
compete with other specialty stores who will be making extraordinary efforts to distinguish
themselves in the market place.

Existing retail design lies in the creation of the an alluring and compelling retail environment
which leads a customer’s focus to the product line. Our design associates and Tenant
Coordination staff are here to assist Tenant in achieving the best presentation of JERSEY
GARDENS MALL, Tenant’s store and merchandise. To assist wit this, Landlord is happy to
share its referral list of firms that specialize in retail design as well as lend its staff’s
expertise. Please contact Landlord early in your design process.

1. Tenant’s Design Professional
   JERSEY GARDENS MALL is an extraordinary center and, as such, Tenant’s store design
   level must be of the highest standards to meet the challenge of being among the best
   retailers in America. Tenant is required to use a registered architect licensed in the
   STATE OF NEW JERSEY.
2. Concept
   A. JERSEY GARDENS MALL is a cut above the others. A higher level of design
       sophistication and depth of merchandising systems is called for.
   B. Successful retail design lies in the ability of Tenant’s store designer to provide an
       exciting retail space that will encourage Tenant’s customers to move through
       Tenant’s space while directing the customers’ focus on and interaction with Tenant’s
       product lines.
3. Storefront
   A. It is estimated that a storefront has six to eight (6 - 8) seconds to capture a passerby’s
       attention in a regional center.

                                              6-2
      1) This being the case, a storefront design area is the first announcement of Tenant’s
          product line that is inside.
      2) Tenant’s storefront design area must employ all that it can to capture attention and
          convey the price point and product lines inside.
   B. For most Vanilla Box Tenants, Landlord has designed and installed a storefront.
   C. All storefronts shall be subject to Landlord’s review and approval.
4. Design Control Area
   A. The storefront Design Control Area begins at Tenant’s lease line and continues back
      six feet (6'-0") into Tenant’s leased premises.
      1) The Design Control Area will be heavily scrutinized in the design review.
      2) All submissions must include visual merchandising plans showing all aspects of
          the store’s design, design detailing, colors, materials, signs, lighting, graphics,
          fixtures and amenities.
   B. Corner Tenants and thru Tenants are required to treat each frontage with equal
      consideration.
   C. Tenant shall install a hard flooring material to create an entry vestibule condition.
   A. The vestibule material may be different from that of the sales area.
   B. The minimum width of this area shall be the store mall opening width and extend
      from the connection point between Landlord’s floor finish and Tenant’s floor finish to
      the rear of the Design Control Area, a minimum of six feet (6'-0") into Tenant’s
      leased premises from Tenant’s lease line.
   C. The flooring material may be extended into Tenant’s leased premises to create an
      aisle within Tenant’s store.
   D. Tenant’s flooring material must be separated from Landlord’s flooring by a transition
      strip and meet Landlord’s flooring material in a flush condition.
   E. All transition strips and flooring materials must comply with the AMERICANS WITH
      DISABILITIES ACT requirements.
5. Materials
   A. Acceptable Flooring Materials
   A. painted and sealed, if part of a high level design concept;
   B. commercial grade carpet with fire rating;
   C. non-slip ceramic quarry, stone, marble or granite;
   D. wood;
   E. hard rubber sheet floor;
   F. commercial grade sheet linoleum goods if it employs high design standards; and
   G. stained and sealed concrete when utilizing the medium for an unusual design.
   B. Tenant shall install a minimum four-inch (4") base throughout its leased premises.
   A. The base can be wood, stone or laminate.
   B. The base must be aesthetically coordinated with the flooring.
   C. Vinyl cove base is not permitted.
   C. Unacceptable Flooring Materials
   A. rough or unsealed concrete;
   B. indoor/outdoor carpet in any color;
   C. residential grade carpet;
   D. vinyl sheet goods; and
   E. painted floors that do not use the medium to create an unusual design or pattern.



                                            6-3
6. Interior Walls
   A. Interior partitions may be installed by attaching the top track of the partition to the
       underside of the ceiling grid system and bracing to structure but shall not be
       loadbearing.
   B. Landlord will not extend drywall on Tenant separation walls above twelve feet (12'-
       0") above the finished floor.
   A. If Tenant desires to extend the wall plane for security, wire mesh may be installed to
       the roof deck.
   B. The mesh shall be provided by Tenant at Tenant’s sole expense.
   C. If Tenant desires to extend the drywall to the deck on Tenant’s demising walls, this
       may occur within Tenant’s sales area.
   D. Air space must be left at the top of the wall extension.
   E. Landlord must approve any such extension.
   C. Demising studs and interior partitions shall be non-loadbearing.
   A. Hanging from or mounting to demising walls and interior partitions is prohibited.
   B. Tenant shall be responsible to add additional framing as may be required to support
       merchandising from interior walls and demising walls.
   D. Wall finishes shall be installed on all exposed drywall to the ceiling line or the roof
       deck if a ceiling is not installed.
   E. Acceptable Finishes:
   A. painted drywall with a minimum of two (2) coats;
   B. fabric wall covering with a Class I flame spread/smoke generation rating;
   C. commercial retail wall panel system with a Class I flame spread/smoke generation
       rating;
   D. painted stucco which shall be restricted above five feet (5'-0") above the finished
       floor;
   E. marble or granite tile;
   F. faux marble painting with samples submitted and professional applied;
   G. finished hardwood with a flame spread/smoke generation rating acceptable by code;
   H. ceramic tile for food court/restaurant/in-line Tenants only;
   I. mirror if no more than fifteen percent (15%) of the linear wall space;
   J. slatwall with mirrored or laminate finish and plastic insets but not in the Design
       Control Area or covering more than fifty percent (50%) of the wall area; and
   K. professional produced graphics.
7. Ceilings
   A. All Vanilla Box spaces shall have a two foot by two foot (2'-0" x 2'-0") open ceiling
       grid system without ceiling tile installed at a forty-five degree (45°) angle to the
       demising wall.
   B. The ceiling height shall typically be eleven feet six inches (11'-6") above the finished
       floor unless noted otherwise on the Vanilla Box drawings.
   C. They lighting layout shown on the Vanilla Box drawings shall be considered to be
       “as-built”.
   D. Any changes to the lighting layout shall be by Tenant at Tenant’s expense.
   E. If Tenant chooses to add or relocate additional lighting of any type, Tenant must
       generate electrical drawings sealed by a licensed engineer.
   A. Tenant’s engineer must complete the Electrical Load Summary and Panelboard
       Schedule forms located in the Forms section of this Tenant Handbook.
   B. The above forms must be submitted to Landlord for review and approval.

                                             6-4
   F. If there is a discrepancy between the Vanilla Box drawings and the ceiling layout and
      height as agreed upon in Tenant’s Lease Agreement, Tenant should notify Landlord
      upon receipt of the Vanilla Box drawings.
   G. If no comment is made, in writing, to Landlord within ten (10) days of receipt of the
      Tenant design package, the ceiling height and layout noted on the Vanilla Box
      drawings will be assumed to be accepted and approved by Tenant.
   H. Tenant Ceilings
   A. With Landlord’s approval, Tenant may have a ceiling open to the structure above in
      the sales area.
   B. If Tenant desires a ceiling height lower than Landlord’s bulkhead opening of eleven
      feet six inches (11'-6"), Tenant must provide a transitional soffit with at least the
      vertical surface in drywall or another Landlord-approved hard surface.
   C. The transitional area of the ceiling shall have a special lighting treatment.
   I. General Requirements
   A. The sales and stock area ceiling shall be non-combustible, suspended on an approved
      metal suspension system and capable of supporting light fixtures, mechanical
      openings, décor and other attachments.
   B. Suspension of the ceiling system other than from structural steel (i.e. roof deck and
      bottom chord of joists or beams) is not permitted.
   C. Access panels, where required, shall be made to be as inconspicuous as possible and
      hidden from view from the mallway.
   D. No lay-in ceiling tiles are allowed as soffits or over food counters.
   E. The ceiling system in a food Tenant space must be acceptable to the UNION COUNTY
      HEALTH DEPARTMENT and the ELIZABETH BUILDING DEPARTMENT.
   F. Tenant shall be responsible for complying with all Landlord requirements and code
      compliance issues in cases of a Tenant-installed or open ceiling system.
   G. Any modifications to Landlord’s sprinkler system resulting from a Tenant ceiling
      installation shall be by Landlord’s designated sprinkler contractor at Tenant’s
      expense.
   J. Acceptable Ceiling Materials
   A. painted drywall;
   B. acoustical two foot by four foot (2'-0" x 4'-0") or two foot by two foot (2'-0" x 2'-0")
      tegular design;
   C. two foot by four foot (2'-0" x 4'-0") or two foot by two foot (2'-0" x 2'-0") open grid
      ceiling system;
   D. metal or cloth baffle system that complies with applicable fire codes;
   E. suspended pipe and junction systems; and
   F. open ceiling with painted structure, roof deck and utilties.
   K. Unacceptable Ceiling Materials
   A. unpainted materials; and
   B. any material not meeting the required flame spread and/or smoke generation criteria.
8. Lighting
   A. All typical Vanilla Box primary lighting shall be two foot by four foot (2'-0" x 4'-0")
      lay-in fluorescent fixtures at a density of one fixture per one hundred square feet (1
      Fixture/100 SF).
      1) These fixtures use T8 lamping with 35,000 K color rendition.
      2) Any Tenant-installed fluorescent fixtures must match Landlord’s standards.


                                             6-5
       3) No Tenant-installed fluorescent lighting will be allowed in the Design Control
           Area.
    B. Landlord shall install track only behind Tenant’s storefront glass.
       1) The track shall run continuously parallel to the glass without track light heads.
       2) Landlord will provide specifications so Tenant may order high and low voltage
           heads from a supplier.
       3) Landlord will have heads available onsite for purchase by Tenant.
       4) A bank of track lighting illuminating a side wall display can be very effective in
           drawing a customer’s attention into the store.
       5) Tenant is encouraged to install track lighting or other display lighting in the body
           of Tenant’s store.
       6) Display lighting must be low voltage halogen spots within the Design Control
           Area.
       7) Exposed fluorescent tubes are not permitted.
       8) If strip fluorescent lighting is used around the perimeter of Tenant’s sales area, the
           fixtures shall be indirect and concealed.
       9) Mercury vapor or halogen fixtures will be allowed by Landlord on a case-by-case
           basis when full specifications are submitted to Landlord for these types of fixtures
           along with those fixtures specifically identified and located on Tenant’s store
           design drawings.
    C. Low or high pressure sodium, cool white fluorescent or low pressure mercury vapor
       lamping is not acceptable.
9. Cash Wrap Counters
    A. The cash wrap area is the last impression of the customer’s experience in Tenant’s
       store.
       1) Besides being a model of efficiency and function, the cash wrap should leave an
           indelible and positive visual impression that is carried with Tenant’s customers
           out of the store along with their purchases.
       2) Successful, well-designed cash wraps can stimulate additional point-of-purchase
           sales.
    B. Cash wraps must incorporate built-in hanger and refuse areas to eliminate two (2) of
       the most common eyesores in a store.
       1) Well thought-out packaging shelves and dividers are required and will help
           Tenant’s staff be more efficient and make the cash wrap look better.
       2) Check-writing shelves, concealed credit card machines, pencil cups, etc. should
           be addressed.
       3) Properly sized cash wraps may take up more space but will make both the
           customer and Tenant’s staff more comfortable and productive.
       4) All cash wraps must comply with the AMERICANS WITH DISABILITIES ACT
           requirements regarding access, facilities and counter heights.
10. Doors, Security Grilles and Security Systems
    A. Landlord will provide security grilles for each Vanilla Box space and rear service
       egress doors for spaces in excess of 1,499 SF.
       1) Shell spaces, restaurants and food court Tenants shall provide security grilles and
           the required rear service doors as part of Tenant’s tenant improvement work.
       2) Security grilles are Tenant’s responsibility in Vanilla Box spaces delivered
           without a storefront.


                                              6-6
    B. Finish Hardware
        1) Commercial grade finish hardware, labeled where required, shall be used
             throughout.
        2) All doors shall have one and one half (1 ½) pair butts, wall or floor stops.
        3) All hardware shall comply with applicable AMERICANS WITH DISABILITIES ACT
             and exiting requirements.
11. Dressing Rooms
    A. Dressing rooms are one of the great opportunities where a specialty store can “talk” to
        its customers intimately.
    B. Privacy, comfort, adequate mirrors, chairs or benches, hooks, shelves for handbags
        and personal items and flattering indirect lighting are important issues to consider.
    C. Security issues should not offend Tenant’s customers.
    D. Tenant should address security realities in a gentle manner without compromising
        Tenant’s customers’ privacy or dignity.
    E. Dressing rooms must comply with the AMERICANS WITH DISABILITIES ACT.
12. Fixturing
    A. Tenant shall provide new casework and fixtures that are compatible with Tenant’s
        overall design concept.
        1) As part of Tenant’s required submission to Landlord, Tenant must submit
             drawings, cut-sheets or photographs of fixtures for review.
        2) All fixtures must be new and of high quality.
        3) Antique fixtures are encouraged.
    B. The most effective store merchandising and fixturing systems echo the store’s
        architectural intent.
        1) Much of the time, the fixtures become the architecture and telegraph a perception
             of the price point to Tenant’s customers.
        2) The fixture layout will help guide Tenant’s customers through the entire store and
             establish important sightlines and angles for improving customers’ visual focus.
        3) Unusual finishes and combinations of colors and materials should be employed to
             create a look that is unique.
             a) Powder coat enamel, antique bronze or brass is encouraged.
             b) Stock chrome fixtures are discouraged.
             c) Perimeter wall hardware and shelf systems should be carefully studied for
                 function and used creatively.
             d) Statwall must be laminated with the reveals finished.
             e) Slatwall is not permitted in the Design Control Area.
    C. Fixturing systems must look permanent yet be flexible to allow for various innovative
        merchandising strategies, categories, presentation methods and techniques.
    D. Glass display cases must be adequately lit and vented.
        1) Direct exposure of conventional incandescent or fluorescent lamps is not
             permitted.
        2) If required by local authorities or Landlord, illuminated fixtures shall bear a UL or
             equal testing facility’s certification.

Visual Merchandising
A high level of visual merchandising standards is essential for doing business at JERSEY
GARDENS MALL. A well-designed store must serve as a background to highlight and feature


                                              6-7
the merchandise. Visual merchandising is vitally important to Tenant’s profit picture more
than any other element in the store design and must be addressed with careful attention.

Store Interior Visual Merchandising
The instant a customer enters Tenant’s store, his or her eyes should be directed to focal
points and merchandise vignettes. These architectural and merchandise hot spots highlight
Tenant’s merchandise offering, create interest, visual entertainment and entice Tenant’s
customer to explore the entire store.
1. Tenant is required to create an ambitious and creative visual merchandising program.
2. Visual merchandising shall be included with Tenant’s document submission and shall
    include the following:
    A. floor plans indicating the location of focal points and vignettes and wall elevations
        illustrating the character of the focal points and vignettes;
    B. pedestals, risers and showcase interiors, finishes and props;
    C. mannequin types and manufacturers;
    D. store interior décor pieces that double for visual merchandising props;
    E. signature props, antiques and fixtures; and
    F. planigrams.
3. The Design Control Area shall emphasize attractive and compelling merchandising
    techniques and props.
    A. Tenant is encouraged to use this area to highlight new product lines and sales items in
        a tasteful and interesting manner.
    B. This area shall be set off from Tenant’s sales area by contrasting visual techniques.
    C. Tenant should address this area through:
        1) merchandising;
        2) fixturing;
        3) display platforms and walls;
        4) lighting;
        5) special finishes; and
        6) special flooring.
    D. The following are prohibited in the Design Control Area:
        1) slatwall of any type;
        2) backwalls;
        3) boxed merchandise; and
        4) exposed concrete floor unless stained and sealed.

Technical Information and Requirements for Shell Tenants
Shell Tenants, whether retail or food service (specific food court and restaurant Tenants is
found further in this section), must meet certain requirements for Tenant improvement
construction.
1. Concrete Floor Penetrations
   A. There will be no penetrations in Landlord’s structural slab (Lower Level) floor
       system for any reason whatsoever.
       1) Designated restaurant spaces will be delivered with a portion of the slab blocked
           out as shown in Landlord’s Space Layout Drawing.
       2) Structural concrete slab installation will be by Landlord at Tenant’s expense.
       3) Tenant shall fully cooperate with Landlord in installing, maintaining and
           preserving Landlord’s methane venting system.

                                             6-8
   B. Any alterations and/or additions and reinforcements to Landlord’s structure to
      accommodate Tenant’s Work shall be subject to Landlord’s prior written approval.
      1) Tenant shall leave Landlord’s structure as strong as or stronger than the original
           design and with finishes unimpaired.
      2) Tenant shall generate calculations for the loads caused by Tenant’s improvements
           and submit those calculations for Landlord’s review and approval.
      3) Tenant’s Work cannot commence without Landlord’s approval.
      4) All Landlord review costs, as well as those costs of Landlord’s engineer, shall be
           paid by Tenant.
2. Electrical Service
   B. It is Tenant’s responsibility to meet all code and regulatory agency requirements for
      Tenant’s Work.
   B. Tenant shall furnish and install a complete electrical system for its fire alarm, power
      and lighting as required by applicable codes.
      1) Tenant shall reimburse Landlord for electric service and associated infrastructure
           located in Landlord’s electrical rooms per the schedule contained in this Tenant
           Handbook.
      2) Tenant shall furnish and install a 5-wire service in Landlord’s electrical room
           from the service panel in Landlord’s electrical room.
      3) Landlord’s electrical contractor shall make terminations, at Tenant’s expense.
   C. If Tenant’s requirements exceed the service provided by Landlord, Tenant shall
      submit a written request to Landlord for additional power, if available, and all costs
      associated with Landlord providing additional power capacity shall be at Tenant’s
      expense.
   D. Landlord’s standard fluorescent lighting is T-8 lamps, 35,000 K color rendition, with
      electric ballast.
      1) No cool white fluorescent, warm white fluorescent, low pressure sodium, high
           pressure sodium or pressure mercury vapor lamping is allowed.
      2) Other lamp types shall be subject to Landlord’s approval.
3. Plumbing Facilities
   A. Tenant shall furnish and install complete plumbing fixtures and distribution systems,
      including all rough-ins and final connections, insulated hot and cold water lines,
      water meter and complete installation of and final connections to Tenant’s specialty
      equipment.
      1) Any and all existing plumbing shall meet current local, state, federal and
           AMERICANS WITH DISABILITIES ACT codes and regulations.
      2) Tenant shall provide and install restroom facilities, fixtures, stall partitions and
           building specialties such as toilet room mirrors, dispensers, paper holders and
           amenities for the handicapped as required by code and all governing agencies.
   B. Landlord has installed grease traps reasonably adjacent to restaurant and food court
      spaces as required by code which are in compliance with all state and local governing
      agencies and Tenant shall reimburse Landlord for Tenant’s pro-rata share of
      Landlord’s cost.
   C. Tenant should refer to the Details and Illustrations section of this Tenant Handbook
      for details of suspending Tenant’s plumbing from the Lower Level structural slab.
   D. All food Tenants, including restaurants, beauty salon Tenants and any other high
      water user as determined by Landlord shall provide and install a water submeter of a
      type approved by Landlord.

                                            6-9
4. HVAC System
   A. Landlord shall provide, except for food court Tenants, packaged air conditioning
      rooftop units with medium pressure ductwork to a variable air volume box (or boxes)
      located within Tenant’s leased premises and Tenant shall reimburse Landlord for
      Landlord’s expenses on a pro rata share based on Tenant’s demand use.
   B. Supplemental HVAC equipment is permitted on the roof and other areas in locations
      designated by Landlord’s architectural and engineering plans only as approved by
      Landlord.
      1) Prior to including supplemental HVAC in Tenant’s plans, Tenant must identify
          HVAC capacity needs excess of those listed in the HVAC allowances found in
          Section III of this Tenant Handbook for shell Tenants possible upgrade of existing
          system by Landlord.
      2) All costs for said upgrade shall be by Landlord at Tenant’s expense.
   C. Roof walkway treads, curb flashing and grease protection shall be installed by Tenant
      using Landlord’s designated roofing contractor.
   D. All roof-mounted equipment shall be set on prefabricated curbs of a type approved by
      Landlord.
   E. All show or display window areas shall be adequately ventilated.
   F. All HVAC work will be inspected throughout the construction process for
      compliance with Tenant’s HVAC specifications and code requirements.
   G. Any Tenant-provided rooftop units or other rooftop-mounted equipment shall be
      permanently labeled by Tenant with the following information:
      1) Tenant’s space number;
      2) Tenant’s store name; and
      3) the date the rooftop unit was installed.

Technical Information and Requirements for Food Court, Inline Food and Restaurant
Tenants
1. Food Court and Inline Food Tenant Design Criteria
   A. Concept
      1) The food court at JERSEY GARDENS MALL has become the “town square” of the
          mall.
      2) JERSEY GARDENS MALL design standards require a food service merchant to
          readdress its current presentation in terms of design and architecture, graphics and
          service accoutrements to make sure they are the very best.
      3) Common and cookie-cutter shortcuts may not be appropriate.
      4) The mall staff and Landlord’s design associates will cooperate with Tenant who
          aspires to these design standards by assisting Tenant’s designer with the
          preliminary design review comments so Tenant’s designer/architect can move
          forward with the recommendations.
      5) Landlord is happy to refer Tenant to our list of exceptional food service designers
          that will deliver the level of design standards necessary to propel Tenant’s
          presentation to the height it deserves in JERSEY GARDENS MALL food fair line-up
          of Tenants.
   B. Storefront Design Area
      1) The Storefront Design Area is designed to act as the customer service and display
          area, open to and a part of, the food court.


                                            6-10
     2) The Storefront Design Area extends from Tenant’s lease line nine feet (9'-0")
         back to the Storefront Design Line.
     3) Creative attention must be given by Tenant’s designer to the visual organization
         of the front counter and serving areas.
         a) Equipment layouts, graphics, signs, menu board materials, colors, finishes and
             lighting shall be submitted for approval.
         b) All areas visible to the public are subject to Landlord’s approval and meeting
             the standards outlined in developing the quality design that is needed at
             JERSEY GARDENS MALL.
         c) Any food preparation that can be done in an attractive or theatrical fashion is
             encouraged to be done at the front counter or within public view.
         d) All other food preparation and storage should occur behind the menu board
             wall.
C.   Storefront Counter
     1) The face of the counter shall not be permitted to extend beyond Tenant’s lease
         line.
     2) The finish of the serving counter face must be a maintenance free, durable
         material of the highest level of design and quality, emphasizing the creativity of
         the individual Tenant.
     3) Appropriate counter face materials are:
         a) ceramic tile;
         b) marble;
         c) corian;
         d) brushed brass;
         e) brushed stainless steel;
         f) copper;
         g) glass block; or
         h) quarry tile.
     4) Clever use of multiple materials, tile patterns, varying heights and varying
         recesses will help provide an interesting serving counter.
     5) Plastic laminate and polished metals are not approved finishes for the serving
         counter face.
     6) The countertop must be finished in a material compatible with the counter face
         such as:
         a) ceramic tile;
         b) quarry tile;
         c) marble;
         d) granite; or
         e) corian.
D.   Laminate or polished metal tops are not permitted as counter top finishes.
E.   Countertop material samples must be submitted to Landlord for approval.
F.   Tenant may incorporate custom-designed, transparent glass product displays into its
     counter design as an integral part of the total storefront design.
G.   In compliance with the AMERICANS WITH DISABILITIES ACT, all food court Tenants
     shall provide a minimum of a three foot (3'-0") wide section of the counter that does
     not exceed thirty-four inches (34") in height.
H.   Custom-designed serving counter accessories are to be integrated and compatible
     with the storefront.

                                         6-11
     1) A control line of a maximum of forty-four inches (44") (exclusive of sneeze
         guards) has been established to control the height of Tenant’s counter and all
         equipment or accessories above the counter.
     2) Drink dispensers and discouraged from being located on the front counter unless
         recessed forty-eight inches (44").
     3) Cash registers shall be recessed in the counter top with only the LED display
         visible.
     4) All equipment that extends above the counter must be of a decorative nature or
         shielded from view.
I.   Accessory Items
     1) Accessory items, such as napkin holders, condiment lines and plastic utensil
         holders, shall be recessed into the countertop.
     2) Accessory items may not be closer than eight inches (8") from the front edge of
         the counter.
J.   Tray Rail
     1) If a tray rail is desired, it shall be either integrated with the countertop design or
         made of brushed brass or brushed stainless steel and attached to the counter face.
     2) The face of the tray rail may not project in front of Tenant’s lease line.
K.   Sneeze Guards
     1) All sneeze guards shall be custom-designed as an integral part of the front
         counter.
     2) Sneeze guards must consist primarily of clear glass with a minimum number of
         metal supports.
L.   The minimum setback from the front edge of the counter shall be six inches (6") and
     no higher than required.
M.   The toe kick of Tenant’s counter shall be per Landlord’s specifications with the base
     material purchased from Landlord at Tenant’s expense.
N.   Since exhaust hoods have such a design impact when used in the serving area and are
     visible to the public, particular attention must be used to incorporate them into the
     rest of the store design.
O.   Appropriate finishes for exhaust hoods are brushed metals such as:
     1) copper;
     2) brass; or
     3) stainless steel.
P.   Bulkheads may be built around exhaust hoods if other materials are required, such as
     ceramic tile.
Q.   All backs of sign cabinets shall have doors to conceal the contents.
R.   No open shelves are permitted.
S.   Food Court Menu Board
     1) Tenant’s menu board wall forms the background of the sales area and combined
         with neighboring Tenants, forms the backdrop of the food court.
     2) The menu board wall is typically located six feet seven inches (6'-7") behind
         Tenant’s lease line.
     3) Tenant’s menu boards shall be professionally designed, incorporating the highest
         level of graphics and should be an integral part of Tenant’s storefront design, e.g.
         recessed into the back wall of the serving area or treated as a “sculptured item”.
     4) Tenant should review the illustration contained in this Tenant Handbook for the
         height and size of Tenant’s menu board area.

                                           6-12
   5) In no case shall Tenant’s menu board be below seven feet (7'-0") above the
      finished floor or above ten feet (10'-0") above the finished floor.
T. Materials and Finishes
   1) In creating Tenant’s design, only easily cleanable and sanitary materials are
      permitted.
   2) Flat paints and porous materials are not permitted.
U. Waterproofing
   1) An Upper Level food service Tenant and/or restaurant Tenant shall provide a
      totally waterproofed floor.
   2) The type of waterproofing material and its application shall be compatible with
      the adhesive and/or grout along with the tile itself.
   3) All materials and methods of application shall be per Landlord’s specifications
      and are subject to inspection and approval by Landlord.
      a) Integral Waterproofing/Adhesive:
          i) Manufacturer’s one (1) or two (2) part liquid compound (with reinforcing
               fabric of recommended) which forms a seamless membrane having
               superior elastometric and waterproofing properties and also serves as the
               setting adhesive for tile, designed for trowel application on horizontal or
               vertical surfaces.
          ii) The product shall be chemical and freeze/thaw resistant and be
               recommended for continuous underwater exposure.
          iii) Integral Waterproofing/Adhesive shall be as manufactured by:
               i. LATICRETE INTERNATIONAL, INC., 301-335; or
               ii. BOSTIK CONSTRUCTION PRODUCT DIVISION/EMHART, Hydromet
                    Ultraset.
      b) Sheet Waterproofing
          i) A waterproofing and isolation sheet membrane composite of heavy duty
               non-plasticized CPE (chlorinated polyethylene) synthetic elastometric,
               laminated to spun-bond polyester for a total thickness of thirty (30) mils,
               suitable for use in thin-bed and similar installations.
          ii) Required physical properties
               iii. 2,000 psi compression strength;
               iv. 4,000 psi tensile strength;
               v. water impenetrable;
               vi. noncombustible; and
               vii. service temperature range of negative seventy degrees to three hundred
                    fifty degrees Fahrenheit (-70°F to 350°F).
          iv) Sheet waterproofing shall be as manufactured by the NOBLE CO.,
               Nobleseal TS.
      f) Tenant must submit verification to Landlord that the waterproofing was
          performed by a manufacturer’s certified applicator along with the material
          used and their warranties.
      g) Tenant shall be solely responsible for insuring a total and complete seal.
      h) Tenant shall be responsible for any and all damages within its space along
          with any damages done to a Lower Level Tenant’s space.




                                        6-13
V. Flooring
   1) All concrete floor surfaces shall be waterproofed in a method meeting or
       exceeding Landlord’s specified system with no exceptions.
   2) The floor behind the serving counter, including all areas visible to the public,
       shall be quarry or ceramic tile with a non-slip finish.
   3) Colors and patterns shall be appropriate to the store design.
   4) Ease of maintenance and safety should be primary considerations in selecting the
       floor covering.
   5) All food service Tenants must seal and caulk around all floor penetrations to
       prevent any leakage through the slab.
   6) Tenant must use an epoxy grout within all food preparation areas.
W. Ceilings
   1) All ceilings within the Storefront Design Area shall be five-eighths inch (5/8")
       Type X gypsum board with a painted finish.
   2) All other ceilings shall comply with the ceiling section of this Tenant Handbook.
   3) Any ceiling visible to the public shall be easily cleanable and subject to
       Landlord’s approval.
   4) All access panels, lighting fixtures, grilles, speakers, etc. must be placed in
       recessed areas at Tenant’s lease line.
   5) The final location and configuration of access panels, lighting fixtures, grilles,
       speakers, etc. shall be at the sole discretion of Landlord.
X. Lighting
   1) All lighting at Tenant’s lease line shall be of a low voltage type and concealed
       from the view of the public and consistent throughout the food court.
   2) Tenant should submit specifications with fixture type, mounting, locations and
       spacing for Landlord’s approval.
   3) Soffit lights are to be wired to Tenant’s time clock so they are on during mall
       operating hours.
Y. Stockroom Door
   The door from the Storefront Design Area to Tenant’s stockroom shall be positioned
   in a manner so the stockroom is not visible to the public when the door is in the open
   position.
Z. Signage
   1) Graphically interesting and sophisticated signage is essential to the success of the
       food court.
   2) All signs within Tenant’s space, such as menu boards, price lists and other
       signage and graphic devices, are to be provided by Tenant following Landlord’s
       design criteria and shall be subject to Landlord’s review and approval.
   3) Food court signage shall meet the following additional criteria:
       a) Tenant shall furnish and install an illuminated sign composed of individual
           neon letters.
           i) The letters are to be securely attached.
           ii) Transformers shall be concealed from public view.
       b) Tenant’s identification shall be a neon sign, of a size and location as indicated
           on the sign drawings included in the Shell Design Package and as shown in
           the sign criteria of this Tenant Handbook.



                                         6-14
      4) Tenant’s serving counter may incorporate Tenant’s identification logos, crest or
          ornamentation within the glass displays if applied or painted on the inside surface
          of the glass in gold or silver leaf or etched on the interior surface.
      5) Hand-painted and other point-of-sale signs at Tenant’s main serving counters are
          prohibited.
      6) “Daily Specials” advertising or signs for seasonal or temporary promotions must
          be integrated into Tenant’s menu board or into permanent sign holders.
      7) Vendor or supplier advertising, promotional signage and logos are not permitted
          within the Storefront Design Area.
      8) All signage shall be UL listed and comply with the requirements of the General
          Design Criteria portion of this Tenant Handbook.
      9) Inline food Tenant signage shall follow the mall’s general signage criteria.
2. Restaurant Design Criteria
   A. Creative storefront design is essential in the mallway storefront interface.
   B. Tenant may open areas of its storefront to “communicate” with the mallway itself.
   C. Use of first class materials and finishes in the overall design context of the mall is
      essential.
   D. Restaurant Tenant signage shall follow the mall’s general signage criteria.
   E. Lighting
      1) At Tenant’s lease line, all lighting shall be of a low voltage type or decorative
          fixture.
      2) Tenant shall submit specifications with fixture type, mounting, locations and
          spacing for Landlord’s approval.
      3) Soffit lights are to be wired to Tenant’s time clock so they are on during mall
          operating hours.
      4) The use of indirect lighting in restaurant seating areas is encouraged.
      5) The use of feature lighting fixtures may create focal points and interest from the
          mallway.
      6) Lighting shall be adequate to meet health codes.
3. General Food Tenant Criteria
   Tenant shall be responsible for the complete architectural and engineering design of its
   demised premises in accordance with all information contained in this Tenant Handbook
   and the total construction build-out of Tenant’s demised leased premises in accordance
   with Landlord’s approved plans and specifications and all applicable building codes.
   A. Penetrations through the Upper Level Slab and Waterproofing
      1) All pipe penetrations through the Upper Level slab shall be sleeved to two inches
          (2") above the slab.
      2) The floor slab shall be waterproofed using NOBLESEAL or equal waterproof floor
          membrane.
   B. Refrigerators and Freezers
      1) All walk-in coolers, refrigerators and freezer boxes shall be provided with
          insulated floor systems as recommended by the equipment manufacturer.
      2) No walk-in cooler, refrigerator or freezer box will be permitted without the proper
          floor system.
      3) All walk-in boxes shall be provided with one (1) dry sprinkler head plus addition
          heads as required by the CITY OF ELIZABETH and/or Landlord’s insurance carrier.
      4) All sprinkler heads shall be installed by Landlord’s sprinkler contractor at
          Tenant’s expense.

                                            6-15
   5) Tenant should verify installation requirements with the HEALTH DEPARTMENT.
C. Mechanical and Ventilation Standards
   1) The primary HVAC system shall be by Landlord at Tenant’s expense, excluding
      food court Tenants.
   2) All other HVAC equipment including, but not limited to, structural modifications
      on upgrades, dunnage, roof flashing, power, disconnects, mechanical units,
      extensions, distribution ductwork and controls shall be by Tenant.
   3) Food Tenants shall furnish and install all hoods, roof fans and make-up air units
      with a provision for heating.
   4) Tenant shall furnish and install grease collector boxes on roof curbs for all
      equipment exhaust fans, at Tenant’s expense.
   5) Food Tenants must use Landlord’s roofing contractor for the purchase and
      installation of all grease collector boxes and curbs for grease emitting fans.
   6) Tenant’s complete HVAC system must be in operation, inspected and approved
      prior to Tenant opening its leased premises for business.
   7) Tenant shall enter into and maintain through the term of Tenant’s Lease
      Agreement, a maintenance/service contract with one (1) of Landlord’s pre-
      approved service contractors.
D. Vertical Shafts
   1) Vertical shafts required for Lower Level restaurant and inline food Tenants shall
      be as located by Landlord.
   2) Tenant shall be responsible for all engineering and equipment modifications
      required to reach the vertical shaft.
E. Exhaust and Flue
   1) Exhaust and Flue
      a) Tenant shall provide and install all exhaust equipment, ductwork, controls,
          etc. as required for the complete installation of each kitchen hood as required
          by the specifications or as directed by Landlord’s Tenant Coordinator.
      b) Any and/or all other necessary Tenant roof penetrations are to be made,
          flashed and sealed, inclusive of protective grease resistant roof membrane, per
          Landlord’s requirements with Tenant using Landlord’s designated roofing
          contractor.
      c) Tenant shall provide, at Tenant’s expense, a GREASE GUARD grease
          containment system meeting Landlord’s requirements.
      d) The grease containment unit shall be manufactured and installed by GREASE
          GUARD on all grease exhausting equipment relating to food service Tenants or
          any other Tenant requiring same.
      e) Landlord shall maintain (clean, repair, etc.) Tenant’s GREASE GUARD grease
          containment system at Tenant’s expense.
      f) Grease exhausting equipment must be up blast type.
      e) Hood Systems
      a) Tenant shall be responsible for the design and installation of cooking
          equipment hood systems in accordance with the requirements of the
          authorities having jurisdiction; however, under no circumstances shall the
          amount of make-up air introduced through Tenant-provided equipment be less
          than ninety percent (90%) of that exhausted by Tenant’s hoods.
      b) Exhaust hoods shall be manufactured by a company experienced in the design
          and fabrication of commercial kitchen ventilation and as manufactured by:

                                        6-16
         i) CAPTIVE-AIR;
         ii) DELFIELD; or
         iii) GAYLORD.
     c) Tenant’s exhaust hoods shall be constructed in accordance with NFPA 96,
         BOCA, the STATE OF NEW JERSEY fire code and be UL listed.
     d) Tenant’s hoods shall be eighteen (18) gauge stainless or aluminized steel with
         a continuous liquid-tight external weld.
     e) Tenant’s hood shall be sized to exceed the area of the equipment served by six
         inches (6") and shall be twenty-four inches (24") in height.
3)   Return air shall be introduced with rear drop air plenum.
      a) Tenant shall provide full length filter rack welded to the hood with internal
          drip tray and UL classified FLAME GUARD TYPE II stainless steel grease filters
          installed at fifty-five degrees (55°) from horizontal.
      b) Tenant shall provide factory pre-wired vapor proof incandescent lights in its
          hoods.
4)   Tenant’s hoods shall be UL listed for the following air quantities:
     a) 450° cooking surface
         i) Exhaust: 150 CFM/LF
         ii) Return: 135 CFM/LF;
     b) 600° cooking surface
         i) Exhaust: 200 CFM/LF
         ii) Return: 160 CFM/LF; and
     c) 700° cooking surface
         i) Exhaust: 250 CFM/LF
         ii) Return: 200 CFM/LF.
5)   Control Panel
     a) Tenant shall provide a UL listed control panel factory wired by the hood
         manufacturer.
     b) The control panel shall be housed in a utility cabinet welded directly on the
         end of the hood to become an integral part of the hood.
     c) The interior of the panel shall contain DIN rail-mounted motor starters,
         adjustable overloads, power distribution strips, numbered terminal strips and
         round blocks.
     d) One (1) combination motor starter and overload shall be provided for each fan
         controlled by the panel.
     e) The starter overloads shall contain an adjustable amperage dial factory preset
         to the motor it will be protecting.
     f) Control of the starters shall be accomplished by a red-lit fan switch mounted
         on the face of the utility cabinet.
     g) One (1) switch shall be used to control both exhaust and supply fans per code.
     h) The control panel shall include relays and pre-wiring to the hood’s fire system
         microswitch to facilitate shutdown of the supply air fan in case of fire system
         activation.
6)   Fire Suppression
     a) Tenant’s fire suppression shall be as manufactured by:
         i) ANSUL;
         ii) KIDDE;
         iii) PYROCHEN; or

                                      6-17
       iv) RANGE GUARD.
    b) Tenant shall provide a factory pre-piped wet chemical type fire suppression
       system for each hood complete with appliance, duct and plenum nozzles,
       control mechanism, wet chemical cylinder detection and all accessories
       factory-installed in the hood utility cabinet.
    c) Tenant’s fire suppression system shall include a remote pull station located in
       the path of exit or egress and an automatic gas shut off valve.
7) Exhaust Fan
    a) Tenant’s exhaust fan shall be as manufactured by:
       i) CAPTIVE-AIRE;
       ii) JENN-AIR; or
       iii) SUPREME.
    b) Tenant’s exhaust fan shall be a UL listed utility set exhaust fan with
       centrifugal blower, fully enclosed motor, adjustable drive pulley, forty-five
       degree (45°) down discharge, clean-out door, drain plug, insulated penetration
       curb, vibration isolators and weatherproof service disconnect switch.
8) Return Air Fan
    a) Tenant’s return air fan shall be as manufactured by:
       i) CAPTIVE-AIRE; or
       ii) REZNOR.
    b) Tenant’s return air fan shall be a filtered supply air unit with direct fired gas
       heater to include MAXITROL, full modulating gas valve, discharge ductstat,
       pressure regulator, solenoids, air switch, burner relays, fused control circuits,
       motor starters and air intake hood, motorized back draft dampers, freezestat,
       disconnect switch, permanent aluminum filters and flat roof curb.
9) Installation
    a) Tenant’s exhaust hood shall be installed in compliance with NFPA 96, the
       STATE OF NEW JERSEY fire code and local authorities having jurisdiction.
    b) The installation of Tenant’s exhaust hood shall be by an HVAC contractor or
       a company experienced in the installation of commercial kitchen ventilation.
    c) Wall-mounted hoods shall be set on a non-combustible wall constructed of
       studs and cement board.
10) Tenant may submit an alternate package to the above.
    a) The alternate package must include complete engineering and schematics of
       the system, cut sheets of each item in question and justification, in writing,
       from Tenant’s mechanical engineer.
    b) Landlord’s engineer shall review this package and make recommendations to
       Landlord who, in its sole judgment, shall conditionally accept or reject any
       alternate package presented.




                                     6-18
SIGN CRITERIA
The uniqueness and graphic richness of JERSEY GARDENS MALL calls for a sign criteria that is
likewise rich and unusual. The very tone and texture of JERSEY GARDENS MALL calls for the
exceptional and unusual in signage. Consequently, standard issue signage is not encouraged.
Tenant should try for something all new that will work well in JERSEY GARDENS MALL and
complement the look of Tenant’s space and product line.

Tenant must rethink material specifications. There are occasions when gold leaf is
appropriate and there are instances when corrugated steel roofing may be ideal … and
everything in between.

Richly sculptured and dimensional signage is appropriate and sets Tenant’s storefront apart
from others, becoming part of the architecture in a meaningful way. Dramatic and good
creative signage could break the restrictions of the portal area of Tenant’s storefront and
could, if extraordinary, take up the whole storefront. Landlord is prepared to give such
approvals.

Likewise, animated or moving signs that we would usually prohibit in the signage criteria
can be approved if the design is appropriate and exceptional. Landlord wants Tenant to
reinvent signage creativity.

The goal is to creatively apply novel materials, concepts and combinations to take Tenant’s
signage beyond the common and mundane. All sign types, back-lit, inner-lit, channel-lit,
hoop lights, trough lights, conduct lights, edge-lit or no lights are reasonable options though
channel-lit is discouraged because this technique has been worn out. However, when
combined with a novel field treatment, even a channel-lit sign could be acceptable.

Two (2) dimensional graphics are also acceptable if executed in an exceptional way. This
could be applied to the existing glazed storefront, on the bulkhead or both. Careful
consideration of illumination must be evident in Tenant’s sign submissions.

Projected light signage is another possibility; however, Landlord recommends it not be
Tenant’s only sign.

Brass, steel, wood, plastic which does not look like plastic, glass and bare-tube neon letters
are all acceptable when used appropriately. Again, it is how these materials are to be used in
combination with the surrounding field treatments, etc. that can make any of these iterations
unusual and appropriate in JERSEY GARDENS MALL’s standards that Landlord is trying to
achieve.

General
1. Tenant shall not erect or install any signs, advertising media or make changes to Tenant’s
   leased premises which can be seen from outside of Tenant’s leased premises without
   Landlord’s prior written consent.



                                                                           Section Seven
                                                                         SIGN CRITERIA
                                             7-1
2. All of Tenant’s initial exterior and interior sign improvements to Tenant’s leased
    premises shall be set forth in Tenant’s signage submission as contained in Tenant’s Lease
    Agreement.
3. Tenant shall obtain permits and pay all fees to the governmental agencies having
    jurisdiction over the sign design and installation including the CITY OF ELIZABETH and
    UNION COUNTY.
4. Tenant’s signage must be designed in accordance with the National Electric Code.
5. Tenant shall not indicate specific merchandise, services rendered or any advertising
    slogans, logos or trademarks on Tenant’s primary storefront signage.
6. Tenant’s signage shall be continuously illuminated during mall operating hours or as
    otherwise defined by Landlord and as required by Tenant’s Lease Agreement.
7. Tenant’s sign shall be fabricated by a licensed sign contractor according to the
    requirements of local, state and national codes and approved by Landlord.
8. All attachment devices, wiring, clips, transformers, lamps, tubes, bulbs, lighting sources,
    manufacturers’ labels or plates and other mechanisms required for signage shall be
    concealed from public view.
9. The sign company’s identification shall be out of sight.
10. If any of the sign standards described herein are found invalid under local sign and/or
    zoning ordinances, regulations or laws, Landlord may modify this sign standard to
    comply with such local ordinances, regulations or laws.
11. In no event shall the invalidity of any one (1) sign standard be deemed to invalidate all of
    the sign standards described herein.

Minimum Submissions
Tenant is required to submit fabrication drawings to Landlord for approval prior to
fabrication and installation of Tenant’s signage including the following:
1. ½" = 1'-0" Elevation of sign;
2. ¼" = 1'-0" Storefront or Exterior Elevation with signage;
3. 1" = 1'-0" Sections showing installation, power and transformer location;
4. 1" = 1'-0" Section through sign letters;
5. Color Rendering, Elevation or Photograph of a like sign;
6. Material and Color Samples;
7. Classification, Name/Logo and Merchandise Listing for merchandise identification panel;
8. Sign Manufacturer’s Shop Drawings showing construction and installation including
    mounting devices.

Specific Sign Criteria
1. Prohibited Sign Types, Components and Devices
   A. “box” or cabinet-type signage with vacuum-formed lettering on printed plastic face;
   B. cloth, paper, cardboard and similar stickers, decals or vinyl transfers around or on the
       surface of Tenant’s storefront including interior and exterior surfaces, doors and/or
       windows;
   C. noisemaking signs;
   D. signs employing luminous, vacuum-formed type, plastic letters;
   E. inappropriately painted signs;
   F. signs employing unedged or uncapped plastic letters or exposed brass or steel
       fastenings; and
   G. roof-mounted signs.

                                              7-2
2. Exterior Signage
   A. Exterior signage is not permitted for inline Tenants.
   B. Major Anchor Tenants must have the approval of Landlord and the CITY OF
       ELIZABETH PLANNING DEPARTMENT prior to fabrication.
3. Rear Service Door Signage
                   ii. Tenant shall install one (1) identification sign on its service door
                       which has letters that are three inches (3") high, “Helvetica Medium”
                       type style, all capital letters indicating the business as on the storefront
                       sign band.
                  iii. Other signs on the rear of Tenant’s leased premises is not permitted.
4. Installation of Signage
   A. Signage shall not be installed without installation drawings bearing Landlord’s
       approval. This will be checked onsite.
   B. Tenant shall not install unapproved signage under any circumstances.
   C. Tenant’s sign shall be installed by a state and/or local certified and/or licensed sign
       contractor as approved by Landlord and in accordance with local, state and national
       codes, as applicable.
   D. All sign installers and electricians shall be union workers.
   E. Tenant’s signage must be installed before or after mall operating hours as coordinated
       with Landlord’s Onsite Tenant Coordinator.
   F. All electrical connections shall be by a locally-licensed electrician.
   G. Exterior sign installation shall be closely coordinated with Landlord’s Onsite Tenant
       Coordinator.
   H. Sign installation equipment shall not interfere with traffic flow or patron access to
       JERSEY GARDENS MALL.
   I. All possible efforts shall be applied to ensure public safety.




                                               7-3
BASIC PREREQUISITES AND BUILDING PERMIT PROCEDURES
General
Before Tenant’s contractor may commence construction of Tenant’s leased premises, the
following prerequisites must be met:
1. Final working drawings and specifications must be approved for construction by
    Landlord with a copy of the approved plans, bearing Landlord’s approval, available at
    Tenant’s location during and after construction and two (2) sets given to Landlord’s
    Onsite Tenant Coordinator.
2. Landlord has been advised of the name, address and telephone number of Tenant’s
    general contractor and given approval.
3. All required permits have been obtained with a copy submitted to Landlord and the
    originals posted at the job site.
4. Landlord has approved an itemized statement of the estimated costs of construction and
    fixturing including architectural and engineering costs and contracting fees.
5. Tenant’s contractors whose contract values are in excess of fifty thousand dollars
    ($50,000) has furnished 100% Performance and Labor and Materials Payment Bonds
    naming both Tenant and Landlord to Landlord.
6. Tenant’s contractor has had a pre-construction meeting with Landlord’s Onsite Tenant
    Coordinator for the purposes of:
    A. field observance of Tenant’s area;
    B. verification that Tenant’s construction plans are consistent with Landlord’s approved
        working drawings and specifications;
    C. Landlord’s receipt of Tenant’s contractor’s construction schedule;
    D. receipt of Tenant’s required pre-payments for dumpster fees, temporary utilities and
        purchase of mall tile from Landlord; and
    E. verification of Tenant’s contractor’s compliance with Landlord’s insurance
        requirements.

Building Permit Procedures
1. All plan review fees and subcode permit fees shall be paid by Tenant to the CITY OF
   ELIZABETH.
2. Tenant must apply for and obtain the necessary permits from all applicable governmental
   agencies prior to commencing construction.
3. All applicable permits and one (1) set of approved drawings must be kept onsite during
   construction.
4. Once Landlord has approved Tenant’s working drawings and specifications, Tenant must
   submit the approved working drawings and specifications for permit purposes to:
       CITY OF ELIZABETH
       50 Winfield Scott Plaza
       Elizabeth, New Jersey 07201-2642
       Chief Building Official (Plans Examiner): 908/820-4091.
5. A shell Tenant shall submit the following to the CITY OF ELIZABETH:
   A. two (2) complete sets of Tenant’s working drawings and specifications, stamped;
   B. two (2) sets of HVAC drawings, stamped;
   C. two (2) sets of electrical drawings, stamped;
   D. two (2) sets of fire protection sprinkler drawings, stamped;

                                                                         Section Eight
       BASIC PREREQUISITES AND BUILDING PERMIT PROCEDURES
                                            8-1
     E. two (2) sets of electrical drawings for Tenant’s alarm system, stamped; and
     F. two (2) 8 ½" x 11" Key Plans showing Tenant’s location within the mall building.
6.   Tenant shall submit for a plumbing permit to:
          CITY OF ELIZABETH
          50 Winfield Scott Plaza
          Elizabeth, New Jersey 07201-2642
          Telephone: 908/820-4091.
7.   Food Service Tenant
     A. A Food service Tenant shall submit for approval to:
          CITY OF ELIZABETH
          HEALTH DEPARTMENT
          50 Winfield Scott Plaza
          Elizabeth, New Jersey 07201-2642
          Telephone: 908/820-4060.
     B. A food service Tenant shall submit the following to the CITY OF ELIZABETH HEALTH
          DEPARTMENT:
          1) two (2) complete sets of Tenant’s working drawings and specifications, stamped;
              and
          2) two (2) sets of Food Service Equipment drawings and Catalog Cuts complete with
              make and model numbers.
8.   Tenant’s drawings and specifications should be submitted at least four (4) weeks prior to
     the anticipated construction start-up date because the review process may take up to thirty
     (30) days and there are nearly always corrections and plan resubmissions which follow
     the review process.
9.   All plan submissions must be accompanied by a Building Permit Application properly
     filled in with all sections completed.
     A. A sample Building Permit Application can be found in the Forms section of this
          Tenant Handbook.
     B. The form cannot be copied from this Tenant Handbook.
     C. Persons submitting plans must be prepared by pay a plan examination fee at the time
          of plan submission which is based upon the scope and/or cost of Tenant’s
          improvements including all mechanical, electrical, finishes, general construction, etc.

Required Inspections
1. The following is a list of Tenant space inspections required by the CITY       OF   ELIZABETH
   BUILDING INSPECTION DEPARTMENT for JERSEY GARDENS MALL:
   A. Concrete: before any concrete is poured;
   B. Rough Framing: after wall framing is in place;
   C. Rough Electric: after conduit and wiring are in place;
   D. Insulation/Sound Barrier: after installation;
   E. Drywall: after hanging but before taping;
   F. Egress Lighting: before the final building inspection;
   G. Sprinkler Test: after all piping is in place and with a hydrostatic test;
   H. Gas Line: after installation and with the testing gauge attached;
   I. Exterior Signage: after installation;
   J. Final Electric: when electric is completed;
   K. Final Building: after all the above has been inspected and approved;


                                               8-2
   L. Certificate of Occupancy: when the final inspections are approved and placard is
      issued;
   M. Hood Inspection for Food Service Tenants Only: when installed; and
   N. Hood Suppression System for Food Service Tenants Only: when in place.
2. Other inspections NOT from this department:
   A. Rough Plumbing;
   B. Final Plumbing; and
   C. HEALTH DEPARTMENT (if applicable).




                                         8-3
CONTRACTOR REQUIREMENTS
Contractor Regulations
1. All of Tenant’s contractors and subcontractors are accountable for a thorough review and
   understanding of the information contained in this Tenant Handbook.
2. Tenant, Tenant’s contractors and subcontractors should direct any questions to Landlord.

Contractor’s Minimum Submittals
Tenant and/or Tenant’s contractor, upon arrival onsite and shall not be permitted to
commence construction without, the following items:
1. payment of any outstanding Tenant invoices due Landlord;
2. the name, address and telephone number of Tenant’s general contractor along with the
    name and telephone number of Tenant’s general contractor’s onsite superintendent;
3. a list of all subcontractors’ names, addresses and telephone numbers;
4. a copy of Tenant’s contractor’s Materials and Payment Bond;
5. a copy of Tenant’s contractor’s original Certificate of Liability Insurance conforming to
    the requirements and conditions addressed below;
6. a copy of Tenant’s Building Permit issued by the CITY OF ELIZABETH;
7. proof of the CITY OF ELIZABETH HEALTH DEPARTMENT approval, if applicable;
8. a copy of Landlord’s approved working drawings and specifications;
9. Tenant’s proposed schedule of construction work itemizing times of Tenant/Landlord
    interface of such items as electrical and mechanical work through service corridors,
    deliveries of major items such as concrete for toppings or slabs, fixtures, merchandise
    and other items which may affect Landlord or Tenant’s Work;
10. a check for Tenant’s contractor’s construction damage and security deposit in the amount
    of three thousand dollars ($3,000) payable to JG ELIZABETH, LLC;
11. a check for all fees to be paid by Tenant’s General Contractor made payable to JG
    ELIZABETH, LLC, LLC:
    A. temporary trash and electric per the following schedule:
        1) Vanilla Box Spaces: Tenant Improvements, Fixturing and Merchandising:
                 $0.98/SF, Minimum $500
        2) Shell Spaces: Full Tenant Improvements, Fixturing and Merchandising:
                 $1.96/SF, Minimum $1,000
        3) Food Court Spaces: Full Tenant Improvements: $1.96/SF, Minimum $1,500
        4) Restaurants: Full Tenant Improvements: $1.96/SF, Minimum $1,500.
    B. reimbursement for Landlord-installed floor finishes, if applicable, inside Tenant’s
         lease line.
12. OSHA safety meeting compliance;
13. Equal Employment Opportunity Compliance meeting;
14. a signed acceptance of the dimensions of Tenant’s space and as-built conditions;
15. sign permits for Tenant’s sign installation with the sign installation schedule; and
16. familiarization with Landlord’s designated contractors:
    A. alarm;
    B. electric;
    C. roofing; and
    D. sprinkler.


                                                                          Section Nine
                                                  CONTRACTOR REQUIREMENTS
                                            9-1
17. all applicable forms contained in the Forms section of this Tenant Handbook:
    A. Tenant Construction Checklist;
    B. Tenant Contractors Contact List;
    C. Minimum Submission Checklist;
    D. Permission to Weld;
    E. MEP Checklist;
    F. Electrical Load Summary Data;
    G. Electrical Submittal Form;
    H. Electrical Submittal Form (2);
    I. Electrical Panel Schedule;
    J. HVAC Submittal Form;
    K. Room Heat Losses;
    L. Room Heat Gains;
    M. Load Calculation Summary Form;
    N. Plumbing Submittal Form;
    O. Statement of Costs;
    P. Indemnification Agreement;
    Q. NEW JERSEY Uniform Construction Code - Building Subcode Technical Information;
    R. NEW JERSEY Uniform Construction Code - Electrical Subcode Technical Information;
    S. NEW JERSEY Uniform Construction Code - Fire Protection Subcode Technical
         Information;
    T. NEW JERSEY Uniform Construction Code - Plumbing Subcode Technical Information;
    U. CITY OF ELIZABETH CONSTRUCTION BUREAU - Zoning Review Application; and
    V. NEW JERSEY Uniform Construction Code - Application for Certificate.

Insurance
1. Prior to the commencement of Tenant’s Work and until the last to occur of
   A. the completion of Tenant’s Work; or
   B. the Commencement Date,
   Tenant shall maintain casualty insurance, in Builder’s Risk form, covering Landlord,
   Landlord’s mortgagee, Landlord’s agents and beneficiaries, Landlord’s architect,
   Landlord’s contractor and subcontractors, Tenant and Tenant’s contractors, as their
   interests may appear, against loss or damage by fire, vandalism and malicious mischief
   and such other risks as are customarily covered by the so-called “extended coverage
   endorsement” upon all Tenant’s Work in place, all materials stored at the site of Tenant’s
   Work and materials, equipment, supplies and temporary structures incidental to Tenant’s
   Work and machinery, tools and equipment all while forming part of or contained in such
   improvements or temporary structures while on Tenant’s leased premises or when
   adjacent to or on mall drives, sidewalks, streets or alleys, all in the full insurable value at
   all times.
2. Tenant shall require all contractors and subcontractors engaged in the performance of
   Tenant’s Work to affect, maintain and deliver to Tenant and Landlord certificates
   showing the existence of the following insurance coverage prior to commencement of
   Tenant’s Work and until completion thereof:
   A. Worker’s Compensation Insurance in accordance with the laws of the STATE OF NEW
        JERSEY including Employer’s Liability Insurance to the limit of two hundred thousand
        dollars ($200,000) per occurrence or such higher limit as may be required by law;


                                               9-2
   B. Comprehensive General Liability Insurance against bodily injury, including death
      resulting therefrom, to a limit of two million dollars ($2,000,000) per occurrence and
      against property damage to the limit of two million dollars ($2,000,000); and
   C. Automobile Insurance including “non-owned” automobiles against bodily injury,
      including death resulting therefrom, to a limit of two million dollars ($2,000,000) per
      occurrence and property damage to the limit of five hundred thousand dollars
      ($500,000).
3. All insurance shall provide, and certificates shall state, that coverage is non-cancelable
   and non-amendable without thirty (30) days prior written notice to Landlord.
4. Tenant’s contractor must submit a Certificate of Insurance prior to commencing any
   work onsite naming the following:
   A. JG ELIZABETH, LLC or any entity to whom the Lease is subsequently assigned;
   B. GLIMCHER DEVELOPMENT CORP.;
   C. GLIMCHER PROPERTIES LIMITED PARTNERSHIP;
   D. GLIMCHER PROPERTIES CORPORATION; and
   E. NJ MORGAN STANLEY MORTGAGE CAPITAL, INC.

Licensing
1. All contractors, both general and sub-trade, shall be licensed by the STATE OF NEW
   JERSEY and the CITY OF ELIZABETH and be in compliance with all state labor and wage
   bond laws and regulations.
2. A copy of the STATE OF NEW JERSEY and CITY OF ELIZABETH licenses shall be posted and
   maintained onsite during construction by all contractors and subcontractors.
3. Tenant’s contractors should contact the CITY OF ELIZABETH for details regarding
   licensure in the CITY OF ELIZABETH.

Construction Rules
1. Welding Inside the Mall
   B. Welding must be coordinated through Landlord’s Onsite Tenant Coordinator.
   C. Requests to weld must be submitted, in writing, to Landlord’s Tenant Coordinator
       prior to commencing work.
   D. When welding, Landlord requires an approved fire extinguisher in Tenant’s space.
   E. After welding is complete, a fire watch must be maintained for a minimum of one (1)
       hour.
2. Pre-Payment
   All work performed by Landlord’s designated contractors must be paid in full before any
   materials are ordered or work can commence.
3. Security Gates
   A. Security gates shall be fully functional and in good working order prior to Tenant
       construction.
       1) Tenant and Tenant’s contractor are required to inform Landlord of any problems
           with Tenant’s security gates prior to commencing construction.
       2) Any problems that arise after Tenant’s contractor takes possession shall be the
           responsibility of Tenant or Tenant’s contractor.
   B. Tenant is strongly advised to have the locking cylinder re-keyed or replaced prior to
       receipt of merchandise because the security gates are installed with a master key
       system. Tenant’s security is not guaranteed without Tenant re-keying the locking
       cylinder.

                                            9-3
4. Protection of Mall Surfaces and Fixtures
   A. It is Tenant’s contractor’s sole responsibility to protect Landlord’s and other Tenants’
      finished surfaces, equipment, fixtures, systems and structures.
   B. Landlord requires the use of balloon-type/soft rubber wheeled dollies for transporting
      equipment of supplies through the mall or corridors.
   C. Metal wheeled dollies, carts or equipment are not permitted.
   D. Al mall flooring or storefront finishes must be protected during Tenant’s Work in or
      adjacent to the mallway.
   E. Transporting through the mall common area is prohibited unless consent is granted by
      Landlord’s Onsite Tenant Coordinator.
   F. At a minimum, plywood, homosote, masonites (¼" or thicker) boarding or rubber
      matting must be used to protect the mall flooring.
   G. Plastic sheeting shall be draped on Tenant’s side of the security grille to contain any
      dust, overspray, fumes or dirt within the work area.
5. Coordination and Cooperation
   A. All contractors shall be licensed, have good labor relations, be capable of performing
      quality workmanship and work in harmony with Landlord’s general contractor and
      other contractors at JERSEY GARDENS MALL.
   B. Tenant’s contractor shall cooperate with Landlord’s general contractor and all other
      contractors by coordinating work in order to not delay other work in progress,
      interfere with the operations of existing Tenants or impede or endanger the safety of
      shoppers.
   C. All contractors must have satisfactory labor relations which will not interfere with
      mall operations or other construction at the mall.
   D. In the event Tenant’s contractor willfully violates the requirements of this Tenant
      Handbook or Tenant’s Lease Agreement, Landlord may order Tenant’s contractor to
      remove its equipment and employees from Landlord’s property.

Harmony Clause
Tenant shall include, and shall require its general contractor to include, the following
Harmony Clause in its contracts with all contractors and subcontractors to avoid disruption of
Landlord’s Work, Tenant’s Work and the work of other Tenants.

“It is understood that contracts will be awarded by the contractor and labor will be employed
on the project without discrimination as to whether employees, agents and/or subcontractors
of the contractor or any other subcontractor, including those that may be employed by the
Owner of the project, are members or non-members of any labor or collective bargaining
organization and the subcontractor accepts this understanding.

There shall be no manifestations on the project of any dispute between any labor organization
and the subcontractors. The subcontractor agrees to employ persons, agents, suppliers and
subcontractors who will perform the work under its subcontract, whether or not other
employees or mechanics on the project are members or non-members of any labor or
collective bargaining organization.

The subcontractor agrees not to participate in or permit any cessation of work which may
occur as a result of any labor dispute. Should there be a work stoppage caused by a strike,
picketing, boycott or any cessation of work by employees of the subcontractor, its agents,

                                             9-4
suppliers and/or subcontractors which, in the sole judgment of the contractor, will cause or is
likely to cause unreasonable delay in the progress of construction then, upon forty-eight (48)
hours of written notice, delivered either in hand, by telegram or registered mail, the
contractor shall have the right to declare the subcontractor in default of this subcontract and,
upon such notice, the contractor shall have the right to take such steps as necessary to
finished the uncompleted portion of the work to be performed by the subcontractor. In such
an event, the contractor shall have the right to take possession of and use all of the
subcontractor’s remaining interest in the contract price. The subcontractor agrees to pay the
contractor such excess within thirty (30) days after presentation of documented written
demand for such excess has been made upon the subcontractor by the contractor.”




                                              9-5
TENANT CLOSE-OUT REQUIREMENTS
Prior to releasing the Tenant Construction Allowance or Tenant’s contractor’s Construction
Damage and Security Deposit, the following close-out requirements must be completed and
delivered to Landlord:
1. a detailed breakdown of Tenant’s final and total improvement costs, together with
    receipted final invoices showing payment;
2. one (1) complete set of as-built construction documents;
3. a copy of the required service and/or maintenance contracts;
4. Contractor’s Affidavits together with valid Waivers of Lien, indicating payment in full for
    labor, materials and subcontractors and one (1) year warranties for materials and
    workmanship;
5. a copy of Tenant’s Certificate of Occupancy;
6. a copy of the completed Landlord’s Onsite Tenant Coordinator’s punchlist; and
7. a completed Close-Out Requirement form.




                                                                             Section Ten
                                         TENANT CLOSE-OUT REQUIREMENTS
                                            10-1
FORMS
The attached are forms in use in the project. It is required that all applicable forms be filled
out prior to meeting with Landlord’s Onsite Tenant Coordinator. No work may start without
these forms submitted. If you require assistance with any of these forms, please contact
Landlord’s Onsite Tenant Coordinator.




                                                                           Section Eleven
                                                                                     FORMS
                                             11-1
                                  Tenant Construction Checklist
1.    Lease has been signed:            Yes:            No:                             Date:
      Comments:

2.    Approval date to start work:

3.    Approved drawings in the mall management office:                           Yes:                 No:
      Comments:

4.    Pre-Construction Meeting:                Date:                                Time:

5.    Contractor Certificate of Insurance Received:                     Date:
      Comments:

6.    Security Deposit:          Yes:             No:                Amount:        $
      Comments:

7.    Copy of Building Permit:             Yes:                No:             Date Received:
      Comments:

8.    Name and Telephone Number of:
      Tenant:
                                (Address)                               (City)              (State)         (Zip)

                                     (Telephone)                                          (Facsimile)
      Contractor:
                                        (Address)                       (City)              (State)         (Zip)

                                     (Telephone)                                          (Facsimile)

9.    Lease Commencement Date:

10.   Possession Date:

11.   Date Construction Began:

12.   Dates of Building Inspections and Outcomes:
              Date                                                                  Comments




13.   Date of Final Walk Thru:

14.   Punch List Items:



15.   Date Construction Finished:

16.   Certificate of Occupancy:            Yes:               No:          Date:
      Comments:




                                                         11-2
                   List of Tenant Contractor and Subcontractors
Date:

Store Name:                           Space No.:

Contractor:

Address:

Project Manager:                      Telephone:             Facsimile:

Site Superintendent:                  Telephone:             Facsimile:

Architect:                               Telephone:

                                     Subcontractors

                         Name           Address        Telephone          Representative

Concrete

Mechanical

Flooring

Painting
Kitchen
Equipment

Fixtures

Plumbing

Carpentry

Electrical

Drywall

Others




                                       11-3
                                JERSEY GARDENS MALL

                           Minimum Submission Checklist
The following shall be filled out by Tenant, its architect, engineer and contractor. This form
shall be submitted with Tenant’s store working drawings and specifications.

Date:

Store Name:                                     Space No.:

Square Footage:

Architect:                                      Telephone:

                             Yes    No N/A                                    Yes   No N/A
Floor Plan                                          Mechanical Plans
Indicate Vestibule                                  HVAC Load Calculations
Fixture Plan                                        Plumbing Plans
Indicate Design Control                             Electrical Plans
Reflected Ceiling Plan                              Electrical Load Summary
Wall Elevations                                     480/277 Panel Schedule
Material Samples                                    208/120 Panel Schedule
Sign Shop Drawings                                  MEP Checklist
Key Plan




                                            11-4
                                JERSEY GARDENS MALL

                                  Permission to Weld
Date:

Store Name:                                   Space No.:

Square Footage:

General Contractor:

We request permission to weld in our client’s leased premises on _______________ (date),
at approximately _______________ (time). If there is any conflict discovered by the mall
management, the responsible party may be reached at ____________________ to discuss the
matter and/or to reschedule our date or time.

We realize that prior to welding a detailed description of the job must be submitted and
approved by the mall management.

As contractors for the above-listed space, we have read and understand fully the Tenant
Contractor Guidelines for JERSEY GARDENS MALL and will strictly adhere to them. In
accordance with these, we will protect the existing mall surfaces and fixtures from damage
by:
     Having an approved fire extinguisher on hand while welding is in progress.

    Hold a one (1) hour fire watch after welding work is completed.

We further understand that while constructing, any specific questions or concerns regarding
our work within Tenant’s store or the mall entity should be directed to the mall management.

Signed: (GC)

Signed: (Concrete Contractor)

Approved: (Mall Management)




                                           11-5
                              JERSEY GARDENS MALL

                                    MEP Checklist
Date:

Store Name:                                    Space No.:

Square Footage:
                             Yes   No N/A                                 Yes   No N/A
Plumbing
Domestic Water                                     PVC in Plenum
Grease Connection                                  Water Meter
Electric Hot Water Heater                          Floor Drain
Trap Primer                                        Other: ________________
Gas/Kitchen Equipment
Equipment List                                     Equipment Cut Sheets
Emergency Shut-Off                                 Total CFH
Other: ___________________
HVAC
Heat Gain Calculation                              Vibration Insulation
Heat Loss Calculation                              Duct Insulation
Duct Plan                                          Fire Dampers
Toilet Exhaust                                     Smoke Detector
Sequence of Operations                             Other: ________________
Miscellaneous
Kitchen Exhaust                                    Up-Blast Fan Detail
Duct Plan                                          Access Doors
Specifications                                     Backdraft Damper
UL Listed Hood Cut Sheets                          Grease Drain
2" Insulation                                      Fire Protection
Hood Type
Exhaust Allowance:                 CFM
Submitted Exhaust:                 CFM
Water Wash-Filter
85% Make-Up:                       CFM
Make-Up:                           CFM Total


                                          11-6
                           Electric Load Summary Data
This schedule shall be completed and submitted with the drawings in Tenant’s working
drawing submission.

Space No.:                                           Total SF Area:

Tenant Name:                                         Date:

                                                        Connected
                       Load                            Load (KVA)

Lighting

Receptacles

Water Heater

Space Heating

Air Conditioning

Processing Equipment

Miscellaneous

Total                                                                 (KVA)

Total Maximum Expected Demand (Summer) (Winter)                       (KVA)

Largest motor                       assumed power factor

Submitted by:
(Include name of contact and telephone number.)




                                          11-7
                        Electrical Submittal Form

                 Type   Voltage   Watt     Connected Load   Remarks
Lighting
A. General




B. Showcase




C. Valance




D. Accent




E. Signs




F. Other




Total Lighting

Tenant:                                   Space No.:

Completed By:                             Date:

Checked By:                               Date:

                                  11-8
                            Electrical Submittal Form (2)

                                Type     Voltage   Watt    Connected Load   Remarks
3.    Convenience Outlet
      Use Factor X 30%
      Adjusted Watts = Conv.
      Outlet x Use Factor

4.    Air Handling Units

5.    Miscellaneous Motors

6.    Electric Water Heater
7.    Electric Cooking
8.    Resistance Heating
9.    Perimeter Heating
10.   Other Loads




11.   Total Adjusted
      Electric Load
12.   Space Designation =
13.   Total SF =

      Total VA/SF = 11 divided by 13 =             VA/SF

Tenant:                                                    Space No.:

Completed By:                                              Date:

Checked By:                                                Date:




                                          11-9
                                             Electrical Panel Schedule
Volts:                           Phase:                      Wire:               Main Capacity:                           AMPS:
Mounting:                        Feeder Size:                                    Main Connection:

                                                   Circuit                            Circuit
                                                   Breaker                            Breaker

                                Wire Size




                                                                                                        Wire Size
Occt. No.




                                                                                                                                        Occt. No.
                                            AMPS




                                                                               AMPS
                                                             Frame




                                                                                                Frame
                                                    Pole




                                                                                        Pole
            Item Distribution                                                                                       Distribution Item
            Fed     Watts                                            Neutral                                           Watts     Fed
1                                                                                                                                       2
3                                                                                                                                       4
5                                                                                                                                       6
7                                                                                                                                       8
9                                                                                                                                       10
11                                                                                                                                      12
13                                                                                                                                      14
15                                                                                                                                      16
17                                                                                                                                      18
19                                                                                                                                      20
21                                                                                                                                      22
23                                                                                                                                      24
25                                                                                                                                      26
27                                                                                                                                      28
29                                                                                                                                      30
31                                                                                                                                      32
33                                                                                                                                      34
35                                                                                                                                      36
37                                                                                                                                      38
39                                                                                                                                      40
41                                                                                                                                      42




                                                              11-10
                                 HVAC Submittal Form


1.    Toilets:          (1)                    (W)                 X              = CFM
      Toilets:          (1)                    (W)                 X              = CFM
      Toilets:          (1)                    (W)                 X              = CFM

2.    Range Hood Exhaust:
      Indicate method of establishing air quantity (CFM/SF of hood area, etc.).

3.    Dishwasher Exhaust:
      Indicate method of establishing air quantity.

4.    Miscellaneous Exhaust:
      Indicate method of establishing air quantity.


Exhaust Fan Schedule
    Designation
    Location
    CFM
    Static Pressure (Inches W.G.)
    Wheel Diameter (Inches)
    Maximum Tip Speed (FPM)
    Design HP
    Motor RPM


Tenant:                                               Space No.:

By:                                                   Date:




                                             11-11
                                  Tenant:                     Date:
Room Heat Losses
Room No.
Room Name
Room Area
Exterior
Losses      Factor Quan. BTUH Quan. BTUH Quan. BTUH Quan. BTUH Quan. BTUH Quan. BTUH
      Glass

 Day Mode
     Walls
 Day Mode
     Roof
     Floor

  Perimeter

 Infiltration

Night Mode
      Glass
Night Mode
      Walls
      Night
Mode Roof

Interior     Factor
Loss
   Partition

 Lights Day
Mode Credit
Ventilation



Total Night Loss
Total Day Loss
BTU/SF




                                       11-12
                                  Tenant:                     Date:
Room Heat Gains
Room No.
Room Name
Room Area

Sens. Gains Factor Quan. BTUH Quan. BTUH Quan. BTUH Quan. BTUH Quan. BTUH Quan. BTUH
       Glass
       Glass
       Glass
        Wall
        Wall
        Wall
Partition
Ceiling
Roof
Floor
Infiltration
People
Lights
Motors
Subtotal R.S.H.
+ % SF
Total R.S.H.
Lat. Gains Factor
People
Vent
Room Total Heat
Supply Air T.D.
Supply Air C.F.M.
CFM/SF




                                       11-13
LOAD CALCULATION SUMMARY
Zone Information         Name:                                                                      Terminal Unit:
(Complete for each zone or terminal device requested.)
Design Conditions        Outside:            DB             Inside:     (75) DB      Supply Air                           Time:
                                             WB                              WB      Temperature:

                                              U or R                                     Sensible     Total
                                 Exp.          /S.C.         Factor         Area          Space      Sensible        Latent       Total
External Glass                                   /
                                                 /
                                                 /
                                                 /
                                 Hor             /
                          Wall



                       Floor
                    Partition
                       Roof
Internal
Occupant Density:                       SF
Number:
  Factor:                   S                   L

                                   Special
Lighting         Lamp             Allowance                  Total
 Type:           Watts:            Factor:          No.:     Watts:




Neon LF:                                        BTUH/LF:
Miscellaneous and Process
                                  Connected                 Diversity     Hooded
  Item:                             Load:                    Factor:      (Y or N)




Outside Air
No. of Occupants:                                   CFM per Occupant:
Total CFM:
Credits
Thermal Exhaust (Food Court Only)
3000 CFM x 1.085 x Accep. Temp. Rise
(Recommended 10° max).

TOTALS



                                                                 11-14
                           Plumbing Submittal Form

Plumbing Calculations
                                                                               Water
                                         San. F.U.   San. F.U.    C.W. F.U.   Demand
    Plumbing Fixtures       Quantity       Each        Total        Total      Total
W.C.
Urinal
Lavatory
Service Sink
Electric Water Cooler
Floor Drain



TOTALS

                              Sanitary                           Water
Service Connection Size


Electric Domestic Water Heater
Heater No.                                                          WH-        WH-
Type (Model)
Storage Capacity (Gallons)
Recovery (gph)
Entering Water Temperature (degrees Fahrenheit)
Lower Element (KW-Electric only)
Upper Element (KW-Electric only)
Electrical Characteristics (Volts/Phase)


Tenant:                                               Space No.:
By:                                                   Date:




                                         11-15
                                 Statement of Costs

Project:
Owner:
Architect/Engineer/General Contractor:

                             Item                     Cost




                                         11-16
                             Indemnification Agreement
Project:

Contractor:

Contractor agrees to defend all actions against JG ELIZABETH, LLC, its partners, directors,
officers, employees and other designated agents, and to indemnify and save JG ELIZABETH,
LLC, its partners, losses, liabilities, damages and expenses of any kind, including attorney
fees, without limitation, relating to or arising from:
    1) the use, control, repair or possession of the premises at JERSEY GARDENS MALL by
        contractor or subcontractors of any tier used by contractor;
    2) injury to any person or damage to property or loss of life sustained as a result of
        contractor’s or any subcontractor’s act or negligence;
    3) any breach of contract between contractor and its subcontractors to JG ELIZABETH,
        LLC, whether written or oral; and
    4) any other act or omission of contractor, its employees, subcontractors, licensees or
        agents.
Contractor, at its sole expense, shall obtain and keep in full force and effect at all times
during this agreement and project, including post completion, insurance polices protecting
any property damage or injury, bodily or personal, in limits suitable to JG ELIZABETH, LLC
and will name JG ELIZABETH, LLC and its designees as additional insureds.


Contractor                                         Date

By:
                                                   Witness

Title




                                           11-17
11-18
11-19
11-20
11-21
11-22
11-23
DETAILS AND ILLUSTRATIONS




                      Vicinity Map




                        Site Plan

                                               Section Twelve
                                   DETAILS AND ILLUSTRATIONS
                            12-1
Landlord’s Approval Process Flow Chart




                 12-2
Exiting Corridors and Service Areas - Lower Level




Exiting Corridors and Service Areas - Upper Level

                      12-3
Lower Level Lease Plan




Upper Level Lease Plan

         12-4
Storefront Elevation




 Storefront Section

        12-5
Typical Storefront Elevation and Plan

                12-6
Typical Storefront Section

          12-7
Typical Storefront Neutral Pier Plan




      Stockroom Wall Detail

                12-8
Tenant Toilet Room Elevation




            12-9
Tenant Toilet Room Elevation




           12-10
Enlarged Tenant Toilet Room Plan



             12-11
Grease Containment System




Grease Containment System

          12-12
Clevis Hanger Detail

       12-13
Trapeze Hanger Detail

        12-14

								
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