2017 EXPANSION BUILDINGS 5A & 6 ONLY

Transcription

1 2017 EXPANSION BUILDINGS 5A & 6 ONLY Revised 1/19/17

2 ALLEN PREMIUM OUTLETS EXPANSION TENANT HANDBOOK TABLE OF CONTENTS GENERAL PROJECT INFORMATION Project Fact Sheet Important Telephone Numbers Directions Accommodations TENANT IMPROVEMENT INFORMATION Buzzsaw & Info Page Plan Submission Requirements o Retail & Food Tenants Design Criteria o Storefront Security System o Display Lighting o Service Sink o Food Tenant Design Requirements Tenant Improvement Construction Rules o Sample Certificate of Insurance Site-Specific Rules & Regs Required Subcontractors City Building Dept Information o Health Permit Application Barricades Landlord Work Letter Required Rooftop Grease Guards

3 ALLEN PREMIUM OUTLETS EXPANSION PROJECT FACT SHEET LANDLORD: Allen Premium Outlets, L.P. Allen Premium Outlets Expansion, LLC Simon Property Group, Inc. SIMON Premium Outlets 60 Columbia Road Building B, 3rd Floor Morristown, NJ USA PHONE: (973) FAX: (973) CENTER MANAGEMENT OFFICE: Allen Premium Outlets 820 W. Stacy Road, Suite 163 Allen, TX PHONE: (972) FAX: (972) (Project is in City of Allen within the County of Collin)

4 ALLEN PREMIUM OUTLETS EXPANSION IMPORTANT TELEPHONE NUMBERS BUSINESS LICENSE, City of Allen (214) CHAMBER OF COMMERCE (972) COUNTY CLERK, COLLIN COUNTY (972) EMERGENCY/SHERIFF/AMBULANCE/POLICE 911 CITY HALL, City of Allen (214) CITY OF ALLEN, BUILDING DEPARTMENT (214) CITY OF ALLEN, DEPT. ENVIRONMENTAL HEALTH (214) FEDERAL EXPRESS (800) FIRE CHIEF (214) FIRE & RESCUE (NON-EMERGENCY) (214) HEALTH DEPARTMENT (214) HOSPITAL Texas Health Allen (972) INTERNAL REVENUE SERVICE (800) POST OFFICE (972) POLICE (214) UNITED PARCEL SERVICE (800)

5 DIRECTIONS to Allen Premium Outlets From Dallas Fort Worth Airport: Take I-635 E and US-75 N to Central Expressway N in Allen. Take Exit 37 from US-75 N. Continue on Central Expy N to your destination. From Love Field Airport: Get on Dallas North Tollway N. Take US-75 N to Central Expressway N in Allen. Take Exit 37 from US-75 N. Continue on Central Expy N to your destination. From Dallas: Follow US-75 N to Central Expy N in Allen. Take Exit 37 from US-75 N. Continue on Central Expy N to your destination From Fort Worth: Take TX-121 N. Take Texas 121 TEXpress/Texas 183 TEXpress, TX-121 N and Sam Rayburn Tollway to S Srv Rd in Allen. Take the exit toward Hardin Blvd/Chelsea Blvd from Sam Rayburn Tollway. Follow S Srv Rd and Chelsea Blvd to your destination.

6 ALLEN PREMIUM OUTLETS EXPANSION LODGING IN DALLAS AREA COMFORT INN PLANO (972) Central Parkway East COURTYARD BY MARRIOTT DALLAS/ALLEN (214) E. Stacy Road, Allen, Texas DAYS INN - PLANO (972) N. Central Expressway HAMPTON INN & SUITES- Allen (adjacent to property) (214) W. Stacy Road, Allen, Texas HILTON GARDEN INN- DALLAS/ALLEN (214) Central Expressway, Allen, Texas HOLIDAY INN - PLANO (972) Central Parkway East HOLIDAY INN EXPRESS- ALLEN (972) n. Central Expressway, Allen, Texas LA QUINTA INN & Suites- ALLEN (214) N. Central Expressway, Allen, Texas MARRIOTT RESIDENCE INN - PLANO (972) Whitestone Lane PYRAMIDS HOTEL (800) or (972) Central Expressway South, Allen, Texas SOUTHFORK HOTEL (972) N. Central Expressway, Plano, Texas

7 ALLEN PREMIUM OUTLETS EXPANSION BUZZSAW FOR TENANT CRITERIA AND CONSTRUCTION DRAWINGS, PLEASE ACCESS OUR WEBSITE VIA BUZZSAW To access Buzzsaw, you will be receiving an from Autodesk Project Point (not Simon). This will contain your user name as well as a website link for your initial set up and installation. Once you are in the site, you will be asked to create your own, unique password which must be at least 8 characters long and which must contain one (1) capital letter and one (1) number. You will also see instructions for navigating through the site. Attached below please find a copy of the Buzzsaw Site Member Help Guide, for your reference and use. If you have not yet received your Welcome Letter to sign on to Buzzsaw, please contact Betsey Davis-McCoy at bdavismccoy@simon.com She will add you to the Buzzsaw site and a Welcome Letter will be sent to you. Project Information Sheet Is posted to Buzzsaw. The Project Information Sheet MUST be a part of your Tenant Design Drawings submittal. This MUST be the second page of your submitted drawings, after the cover sheet. Plans will be REJECTED if this page is missing.

8 Plan Submission Requirements for LL Approval Retail Tenants Please provide Landlord with the following information for LL review: Retail Tenants: One (1) full set of 11 x17 plans o At minimum, the following sheets are required for LL review: Title Sheet To include at MINIMUM: Name & Address of project including suite number Location Map/Site Plan (can be downloaded off Buzzsaw) Contact name, number AND address for Owner/Tenant Contact name, number AND address for Tenant Architect Drawing index with revision dates Applicable Building codes Info Page This can be found on Buzzsaw and must be included directly behind the cover page Floor plan Fixture plan Reflected ceiling plan Necessary Plumbing/Electrical/Mechanical Structural If applicable (i.e. adding/moving/replacing a roof top unit or hanging/attaching something from the bottom roof chord) CAD file(s) containing the floor plan and reflected ceiling plan A full set of plans in PDF format. Each suite has two electrical panels, one with 277/408 volt, a transformer, and one panel 120/208 volt. Electrical service is master metered so there is NO NEED TO CALL AND ASK FOR A METER NUMBER. You can send the CAD and PDF files via as an attachment or an external link directly to the Tenant Manager or mail them on a CD. Your tenant improvement drawings must be approved by Landlord prior to submitting for permit. Please allow 5-10 working days for Landlord review. Be aware that we do NOT do preliminary reviews unless you have a specific question about something. Also, be advised that you will be receiving a plan approval letter and NOT be receiving a stamped set of plans.

9 Plan Submission Requirements for LL Approval Food Tenants Please provide Landlord with the following information for LL review: Food Court Tenants: One (1) full set of 24 x 36 plans At minimum, the following sheets are required for LL review: Title Sheet To include at MINIMUM: Name & Address of project Location Map Contact name, number AND address for Owner/Tenant Contact name, number AND address for Tenant Architect Drawing index with revision dates Building codes Info Page This can be found on Buzzsaw and must be included directly behind the cover page Floor plan Elevations Reflected ceiling plan Mechanical Electrical Plumbing Structural for new roof openings and added rooftop equipment CAD file(s) containing the floor plan and reflected ceiling plan A full set of plans in PDF format. 1 Sample board with actual samples (Pictures do not count)

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11 Storefront Security System Written Criteria: Storefront Design Control Zone The Tenant Storefront Design Control Zone is the area of the store extending from the storefront lease line into the store a minimum of five feet (5-0 ) across the entire width of the store. Since the appearance of this zone is critical to the overall store appearance, design solutions, and materials are expected to be of the highest quality. The design zone will be closely reviewed by Landlord for design and use. Security systems shall be fully concealed. Gate style or stanchion security systems are not permitted if visible from the mall. Security cameras, vision panels, or bubbles shall not be exposed to public view in the Design Control Zone. Purpose of Criteria: The Landlord s Storefront and Design Control Zone criteria (first 5 into the store) requires tenants to design their stores to a high level of quality and finish so that the visual and aesthetic impact on the customer enhances the shopping experience and differentiates the image of Simon as being the best place to shop. While we recognize that store security is important, we feel that free-standing pedestal (or stanchion) systems produce a negative connotation, are confrontational, are detrimental to impulse sales (by creating a threshold affect) and generally detract from the shopping experience. Accordingly, while we do allow concealed and discreet systems (such as Digital Door-Max ), pedestal systems are not allowed. To quote Sensormatic: Pedestals can provide visible deterrence while concealed systems offer more discreet protection for upscale retail environments. Examples: Not Acceptable Acceptable

12 Storefront Security System (cont.) Product Description: Storefront EAS (Electronic Article Surveillance) security systems and devices come in a variety of types. Sensormatic is probably most popular and can be found on the below URL (Sensormatic s discreet and concealed systems are acceptable: (

13 Display Lighting at Storefront Soffit Allowed Allowed (Mounting to bottom of ceiling) (Mounting to back side of storefront soffit) Visib le Visib le Not Allowed (Mounting to bottom of storefront soffit) storefront soffit) Not Allowed (Mounting to bottom of

14 Landlord will provide stub up only in wall as shown on shell plans

15 Food Tenant Design Requirements Below is the minumum design requirements that must be used by ALL Food and Food Court Tenants for all kitchen prep area s. This requirement is to prevent any mositure or dampness penetrating the demising wall(s) that can lead to damage to the food space and/or adjoining spaces. Demising and/or concrete walls: 1. Demising walls must be moisture resistant gypsum board w/ Sporgard (National Gypsum) on metal studs. Other wall options acceptable by landlord would be Hardibacker prior to installing wall finishes or Ultracode drywall, by USG. All concrete walls, rear or demising, must be furred out with the above specs, no exceptions. 2. Install water proof membrane a minumum of 24 above floor. 3. FRP applied to all walls to a minumum height or 48 above wall base tile, and caulked with a silicone sealant. 4. Metal or PVC corner guard must be applied to all corners and caulked with a silicone sealant. Flooring area: 1. Floor tile and flooring base installed must be sealed. This application should be re-applied semi-annually. 2. Floor drains must be installed in any food preparation area that require cleaning methods of hosing or washing walls. It is the tenant responsibility to make certain that all flooring is sloped for proper drainage to the floor drain(s). Tile/Grout: Must have Durock and /or equal applied to studs ***REFER TO THE GREASE GUARD INFORMATION ATTACHED. FOOD USE TENANTS MUST PROTECT THE ROOF FROM GREASE DAMAGE!

16 ALLEN PREMIUM OUTLETS EXPANSION Tenant Improvement Construction Rules The Tenant General Contractor must make an appointment for a pre-construction meeting with the on-site Tenant Manager assigned to the project. At this meeting, the GC will be oriented to the site, complete a punch walk through tenant suite and provide the documentation listed below; per A G. Contractors will not be permitted to start work until the following items have been met: A. B. C. D. E. F. G. Contractor furnishes proper evidence of required insurance coverage The fee for the trash containers. Contractor furnishes copy of building permit. (Health permit if applicable too) Contractor furnishes names and phone numbers (office and home or local) of contractor s supervisory personnel. Contractor furnishes names and phone numbers of prime subcontractors. Contractor acknowledges receipt via an executed original copy of these Construction Rules. Lease has been executed/hold harmless. The Tenant/Tenant Contractor shall furnish Landlord with ALL required information PRIOR to commencing construction. Failure to do so will entitle Landlord to refusal of turnover. When construction is complete, the tenant/tenant contractor must submit a final set of as builts, on CD, in addition to a copy of the Certificate of Occupancy. The Landlord may also require a post-inspection of the store to ensure work was performed per Landlord approved plans. 1. INSURANCE REQUIREMENTS Please see our example Certificates of Insurance on the following page. Each certificate you submit must be filled out according to applicable certificate. Each line item must meet or exceed our requirements. There will be no exceptions.

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18 2. PROPER DISPOSAL AND/OR CLEANING OF WATER BASED MATERIALS AND HAZARDOUS WASTE The General Contractor and/or the On-Site Coordinator for the General Contractor will be held responsible for all sub-contractors and vendors involved in the tenant improvement job, for the proper disposal and/or cleaning of water based materials and hazardous waste. It is the Contractor s responsibility to monitor the activities of all persons involved in the tenant improvement job, and to see that the following rules are abided by. a) Under NO circumstances are the storm drains to be utilized for the disposal of any liquid or product. b) Any hazardous waste material (including oil-based paints, enamels, chemicals, etc.) must be disposed of through legal and approved methods. Under NO circumstances are hazardous waste materials to be disposed of in any trash bin, storm drain, sewer drain or landscaped area. c) Any cleaning of tools, surfaces or equipment involving a water-based or latex substance, must be done within the tenant space and all by-product of that substance, must be processed through the sewer/ plumbing system. d) If the tenant space does not have water and/or plumbing facilities, arrangements for water and cleaning/ disposal as noted above, must be arranged through the on-site Tenant Improvement office. e) Under NO circumstances are the public restrooms to be used for the above noted conditions, or any other condition associated with the improvement of the tenant space. f) All materials incorporated in the tenant space shall be 100 percent free of asbestoscontaining materials. 3. LICENSE REQUIREMENTS Tenant shall only employ contractors/subcontractors licensed, as required, by local jurisdictions, if applicable. 4. WORK AREA All of contractor s work, storage of materials, construction office, etc., must be confined to within the Demised Premises. Landlord shall have no responsibility or liability whatsoever for any loss or damage to property belonging to Tenant or its contractor, and left in the Demised Premises or anywhere else. 5. DELIVERIES Deliveries will be made only through entrances and routes designated by Landlord s onsite representative. All deliveries through the public shopping area must be completed before the center is open to the public. Landlord will establish delivery routes which are subject to change. If items are too large to fit through the tenant s rear entrance, contractor shall request and get the center s prior permission to deliver through the main entrance. The common area corridors cannot be used as storage they must remain clear and free of all obstructions at all time. All deliveries are to come through the rear doors. 6. PARKING Parking for construction personnel will be permitted in Landlord designated areas only. Trucks and/or trailers must not be left on the property without permission from the Landlord.

19 Parking in the truck courts for any amount of time will result in your vehicle getting towed at your expense. 7. LOADING ZONES Loading Zones will be kept open for deliveries when possible. Parking in Loading Zones is strictly PROHIBITED. Delivery vehicles must be completely unloaded at curb side and then moved out. Unattended parked vehicles in Loading Zones will be tagged or towed at the expense of the Tenant serviced by the vehicle. 8. PRE-OPENING SERVICES A. Electricity/Gas If permanent power has not been installed prior to the start of tenant improvement construction, Tenant s contractor shall be responsible to provide temporary power and lighting for the Demised Premises, per code, with ground fault protection. Temporary power by generator or electrical usage charges are the responsibility of the Tenant. Electrical usage charges are the responsibility of the Tenant starting on the day the keys are picked up or their turn over date in the lease, whichever is earlier. B. Water - Water for construction purposes can be made available. Contact Landlord s on-site representative if your suite does not have an existing restroom. C. Telephone - Contractors are advised to make telephone arrangements with the local carrier prior to arrival for construction telephone service. D. Trash Removal -Tenants, Tenant Contractors, all sub-contractors and suppliers are required to remove trash and construction debris from the Demised Premises and place in containers provided by the landlord. This includes all debris from store fixtures and initial merchandise deliveries. Trash bins will be provided by Landlord at Tenant expense at a cost of $1.00 per square foot of store space. Tenant/Tenants contractor must keep surrounding areas free from debris and trash or Tenant will be subject to a back charge. Tenant/ Tenants contractor must pay appropriate fee prior to commencing work. Make checks payable to Allen Premium Outlets, LLC 9. FIRE SPRINKLER PROTECTION Tenant contractors shall provide fire extinguishers within the premises as required. All fire sprinkler system modifications must be performed by the required Sprinkler subcontractor and must be tied into Landlord s existing fire sprinkler system, if applicable. All tenants must use the required sprinkler contractor to make modifications to the sprinkler system. Submit your plans on AutoCAD (version 14 or higher). Once you submit plans, and only after you sign a purchase order or contract, they will re-engineer the sprinkler changes as required by your design and obtain the necessary permits from Pasco County. 10. ELECTRICAL/SECURITY ALARMS The contractor shall not enter any electrical room without the center s permission. No security alarm boxes, horns, sirens or doorbells shall be installed on the exterior without prior approval. Each suite has two electrical panels, one with 277/408 volt, a transformer, and one panel 120/208 volt. Electrical service is master metered so there is NO NEED TO CALL AND ASK FOR A METER NUMBER. 11. MECHANICAL SYSTEM HVAC - All HVAC units are using gas to heat. Relocation of thermostat controls shall be at the Tenant s expense and any repairs or failed installations resulting from incomplete or inadequate relocation shall be the Tenant s responsibility.

20 Protection for the HVAC unit(s) (construction filter) must be in place prior to the start of Tenant s construction. The HVAC unit must also be cleaned when tenant construction is complete. This is the responsibility of the Tenant, NOT the Landlord. If painting ceiling and/or sanding drywall, HVAC unit must be off not running. All Tenants must provide regular maintenance of their HVAC system. Each Tenant is to provide a copy of their maintenance contract to the General Manager within one (1) month of their turnover date. Tenant/Tenant contractors must provide proof of balancing the HVAC system. They must turn this in to the Tenant Manager with their maintenance contract. 12. SLAB Tenant and Tenant flooring contractors are responsible for minor floor patching in accordance with good installation practices as well as for the determination of compatibility of flooring products and/or adhesive with Landlord's concrete slab. Landlord does not accept responsibility and will not be liable for water vapor emissions through the slab that exceed flooring manufacturer's recommendations or are due to the effects of saw cutting. UNDERSLAB WORK The Tenant/Tenant s general contractor is responsible to ensure that there are no underground utilities/services BEFORE cutting any concrete, anywhere on the property. The Tenant will be liable for all repairs and/or lost business due to a utility or service interruption as a result of cutting the slab. Stego vapor barrier is required to be repaired or replaced and inspected by a Landlord representative PRIOR to slab pour back. 13. WORK PRACTICES All work practices and personnel performing work in Tenant spaces must be compatible with the practices and personnel employed by Landlord. Upon notice that any work practices or personnel are not compatible, the Tenant shall be responsible for the immediate termination of said practices or the immediate removal of said personnel from the Shopping Center property. Contractor work shall be performed in a thorough, first-class and workmanlike manner and shall be in good and usable condition at the date of completion thereof. If, in the center s judgment the work fails to comply with this standard, the Tenant will not be allowed to open until any discrepancies are remedied. The contractor s employees must not curse, expectorate or otherwise act unprofessionally and must wear shirts and safety glasses as well as adhere to all other OSHA regulations on this project at all times. 14. USE OF SHOPPING CENTER Access to the Mall shall be subject to control at all times by Landlord for purposes of Landlord security and for protecting the Shopping Center finishes from damage. At no time shall the Shopping Center be used by Tenant Contractor or its employees for lounging, eating, rest breaks, etc. Tenant shall be responsible for seeing that this rule is strictly observed by his contractor(s). 15. PROTECTION OF WORK AND PROPERTY Tenant and Tenant Contractor shall protect their work from damage and shall protect the work of other Tenants and Landlord from damage by Tenant, Tenant Contractor and their employees and subcontractors. Work area is limited to your tenant space only.

21 16. STRICTLY PROHIBITED WORK AND PRACTICES A. Any combustible materials above finished ceilings or in any other concealed nonsprinkle space. B. Imposing any structural load, temporary or permanent, on any part of the Landlord s work or structure without the approval of Landlord s Engineer. C. Cutting any holes or trenching in Landlord installed floor slabs. Cutting any holes in Landlord installed walls or roof. 17. CORRECTIVE WORK DONE BY LANDLORD Any sums which shall become due to Landlord by Tenant or its contractor as a result of and arising out of Tenant s construction work (including without limitations, in-slab plumbing line installed by Landlord, electricity charges during construction, trash removal and damage to Landlord s property) shall be considered as additional rent, and shall become payable immediately upon demand by Landlord. 18. ROOFING Tenant shall employ the Landlord s required roofing subcontractor for such work as Tenant s own agent and contractor. (See required subcontractors page) The work shall be performed in such a manner that the Landlord s building schedule, Landlord s roofing guarantee, and the work to be performed by other Tenants of the Shopping Center will not be affected adversely. ROOF STRUCTURE For items affecting structure (i.e. roof top units), Tenants are to submit preliminary design drawings ONLY and should not commence work on drawings until the design is approved by Landlord. Due to the structural engineering design of the roof system, Tenants and/or their contractors cannot attach to or construct anything on the bottom of the roof trusses unless approved by Landlord. Drilling or bolting through structural members is prohibited. Uni-struts, C-Clamps, and tension brackets are allowed for attachments to the TOP CHORD ONLY of the structural joist system above. If a structural engineer is needed to determine any structural calculations with Tenant drawings, Tenant is responsible for these services and costs. Roof openings, including necessary curbs and flashings to accommodate the installation of the Tenant s work, shall be located as directed by the Landlord. All work to be coordinated in advance with the onsite management team. 19. CUTTING, WELDING AND GRINDING ACTIVITIES Welding and cutting is not permitted near large quantities of exposed, readily ignitable materials, in areas not authorized by Tenant Management, or on metal partitions, walls or roofs with combustible covering or with combustible construction. 20. DUST, DIRT, SMELLS AND NOISE Tracking dust and dirt into the common area is prohibited. Contractor s employees should remove as much dirt and dust as possible before entering the common area. Proper care must be taken when working with glues, paints and any other materials requiring special ventilation. Such smells must not waft into the common area or other tenant spaces. Loud noises, particularly those created by the use of jackhammers, rivet guns and grinding equipment, shall not be used during center hours without the center s prior permission. All radios and music must be kept at a low volume that cannot be heard outside the tenant space.

22 21. CLEAN-OUTS Some tenant suites may have columns with access panels to an existing roof drain clean out. Access panels, whether in front or rear of space, is to remain clear of all obstructions. Floor clean-outs are also to remain clear of all obstructions. 22. ANIMALS/PETS Service Animals trained specifically to assist disabled person are permitted on property, all other animals are strictly prohibited. 23. WEAPONS Possession of any article defined as a weapon, whether illegal or not, is at no time permitted on property, unless such weapon is in the possession of a law enforcement officer required to carry such a weapon. 24. SITE VISITS Given that our project is currently under construction and there is a lot of heavy equipment still moving throughout the site; site visits by Architects, Engineers and Bidding Contractors, as well as tenant employees must be pre-approved by the Tenant Management staff. Anyone visiting the site prior to Tenant Turnover will be required to sign a general release & hold harmless agreement at the Premium Outlet construction trailer. Architects, engineers, and contractors must also have the proper insurance. In addition to having the proper insurance, visitors will be asked to have a hard hat, an approved safety vest, safety glasses and appropriate clothing. The center reserves the right to stop work in progress for violation of any of the above rules and regulations.

23 Site-Specific Construction Rules & Regs ALLEN PREMIUM OUTLETS EXPANSION All Tenants are required to provide Landlord with one (1) set of prints and an electronic file for the plan review/ approval process. Adobe Acrobat (PDF) or TIF files are preferred, and you can these files directly to the Tenant Manager, or send on a cd with the print set. Your tenant improvement drawings must be approved by Landlord prior to your commencing work. Please allow 5-10 working days for Landlord review. Please note that Tenant is required to provide Landlord with its as-built tenant improvement drawings (including any plan check corrections or engineered plans): send as pdf electronic files upon completion of the store construction. All Tenant contractors must provide Landlord with an original signed copy of the Indemnification Agreement (see following). The Tenant contractor obtaining the tenant improvement permit is the contractor responsible for submitting all required information and certificates of insurance to the Landlord. 3. The address for Allen Premium Outlets is as follows: 820 W. Stacy Road, Suite #, Allen, Texas Please use your individual suite number for deliveries. DO NOT have deliveries of store supplies or your tenant improvement construction materials made prior to your store turnover date. A representative of your company must be onsite to receive any deliveries for your store. The Landlord cannot accept any deliveries for your store. 4. The Tenant and their contractors will be responsible for removal of all construction and store set up debris generated during tenant improvement construction. This includes all debris from store fixtures and initial merchandise deliveries. Tenant contractors will be required to use the community dumpsters placed by Landlord. The one-time flat fee is $1.00 per square feet of the tenant space. The fee covers all construction debris and all tenant store stocking trash for Grand Opening. 5. If permanent electrical meters are not installed prior to start of tenant improvement construction, Tenant s electrical contractor shall be responsible to provide temporary power and lighting for the Demised Premises, per code, with ground fault protection. Upon completion of the permanent system of electrical power furnished by the Landlord, Tenant s contractor may utilize the permanent power from the Tenant s panelboard. Electrical usage charges are the responsibility of the Tenant starting on the day the keys are picked up or work is started in the Demised Premises by Tenant. 6. Protection for the HVAC unit(s) (an additional filter installed on the surface of the return air grille) must be in place prior to the start of Tenant's construction. The HVAC unit must also be cleaned when tenant construction is complete. This is the responsibility of Tenant, NOT the Landlord. If contractor is painting the ceiling, all HVAC units must be turned off cannot be left running. 7. Relocation of thermostat controls shall be at the Tenant s expense and any repairs or failed installations resulting from incomplete or inadequate relocation shall be the Tenant s responsibility.

24 8. An exit corridor is typically required per current State of Texas and Building Codes depending on the size of store and the occupancy load. The width of corridor must be adequate to meet ADA code requirements. Tenants are advised to consult with their Texas licensed architect on this and all building code issues. 9. The City of Allen requires a building permit for all tenant improvement construction. Information from the City of Allen is included in this handbook. Your architect or contractor will need to submit three (3) complete sets of tenant improvement plans, or (4) sets for food use, along with the Application for Building Permit and Certificate of Occupancy. You will need to allow at least 4 weeks for the plan check and permit issuance of your tenant improvement plans. 10. Your tenant improvement plans must be stamped and signed by an architect licensed in the State of Texas prior to applying for a building permit. If you or your architect has any questions, please contact the City of Allen Building Department at One Butler Circle, Allen, TX (214) , Inspections (214) The City of Allen web site permits@cityofallen.org is a valuable source for information regarding all phases of construction and inspections. 11. All contractors and their sub-contractors performing work within your store must have a valid State of Texas Contractors License. Applications for said license can be obtained from the State of Texas Contractors License Board. 12. All contractors and their sub-contractors are required to register with the City of Allen prior to obtaining their building permit. In addition, certain sub-contractors must submit a voucher form (included in this section), with payment as follows: Electrical $100.00, Plumbing $50.00, HVAC $ The City of Allen WILL NOT complete their plan review for permit issuance until they receive the above items NO EXCEPTIONS. Note: If fire sprinkler modifications are required, work must be done by Landlord s fire sprinkler contractor. Fire sprinkler contractor must obtain permit from City Fire Marshall and get inspected prior to receiving City of Allen s final inspection. 13. Burglar Alarms/Perimeter Intrusion Security Devices All such devices must be approved by the Landlord prior to installation, including application of riot glass or any type of film to doors and/or windows. No exterior alarms, strobe lights or other enunciator devices may be mounted on storefronts. Due to potential interference with the Center s fire alarm system, Smoke Cloak or similar systems which generate smoke, are prohibited. Application of any decals to storefronts referencing security protection must be done in compliance with Premium Outlet s Storefront Criteria. 14. Contractors are required to check in at the Premium Outlets construction trailer for parking passes and Rules & Regulations for working in an open center. Contractors for the expansion will have designated parking areas. Space is limited and cooperation is REQUIRED.

25 15. City of Allen Building Dept. requires an asbestos survey for each suite as part of its building permit submittal package. Per the City of Allen, permits for demolition and/or tenant improvement construction cannot be issued until an asbestos survey for that suite has been submitted to City of Allen. As this asbestos survey is a requirement for Tenant to obtain its TI permit, said survey is Tenant s responsibility. Tenant should contact Tenant Manager immediately if asbestos material is discovered during its survey. Verify all requirements with the City of Allen. 16. City of Allen Building Dept. / TDLR requires evidence of an accessibility service provider review of Tenant plans as part of its building permit submittal package. Access By Design, is Landlord s preferred provider as they are familiar with the entire center. Contact Elizabeth Hogue at Access by Design, Hillcrest Road Ste 580, Dallas, Texas Phone (214) and EHogue@abyd.com

26 17. INDEMNIFICATION AGREEMENT: I, hereby agree to indemnify, defend and hold harmless ALLEN PREMIUM OUTLETS EXPANSION, LLC, parent, subsidiaries, affiliates, officers, employees and agents, from and against any and all claims and demands of any nature whatsoever (including, without limiting the generality of the foregoing, claims for consequential damages, loss of profits and damage to property of Allen Premium Outlets Expansion, LLC), including costs, litigation expenses, counsel fees and liabilities incurred in connection therewith, arising out of injury to, or death of, any person or damage to property, caused in whole or in part by the acts of omissions of, and its subcontractors, suppliers, material men, or any other person directly or indirectly employed by them, or any of them, while engaged in the performance of the work or any activity associated therewith or relative thereto. I have read, understand and agree to observe the above Construction Rules Numbers 1 through 16 and have taken possession of the demised space. Date Contractor (Company) By (your name) Working in Suite Number Tenant Store Name

27 ALLEN PREMIUM OUTLETS EXPANSION REQUIRED SUBCONTRACTORS FIRE SPRINKLER FIRE SPRINKLERS Central Fire Protection Drive CentralOlympic Fire Protection Dallas, Texas Olympic Drive Dallas, Texas Lanny Donnell (469) Curtis Tower (214) Joseph Tibbs (214) STOREFRONT Advanced Glass Systems 7474 Baker Boulevard Fort Worth, Texas Kenny Sharp (817) Jeff Gammon (817) ROOFING Sun Commercial Roofs 9029 Governors Row Dallas, Texas Richard Bass (214) TELEPHONE Grande Communications Bryan Lewis (214)

28 ALLEN PREMIUM OUTLETS EXPANSION CITY BUILDING DEPT INFORMATION You can download pdf formatted applications and forms from the City of Allen website by clicking on You will find permit information, contractor s registration forms and building ordinances when you choose Services, Code Compliance Division, Commercial Permit & Construction Packet listed under Related Links. You will find a sample Application form, Fee Schedule and Inspections Request information. Phone Number: Fax Number: (214) (214) INSPECTIONS REQUEST IVR Permits Line (214) HEALTH DEPARTMENT City of Allen Environmental Health Division (214) Once on the page, a link to the Health Permit Application can be found under Related Links. See sample on following page.

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30 ALLEN PREMIUM OUTLETS EXPANSION LANDLORD S WORKLETTER 11/11/16 These specifications are prepared to aid Tenant in the coordination and approval of Tenant s improvement plan. Tenant should refer to the building floor plans and confirm all measurements and as-built conditions by visual inspection of the premises before starting construction. In cases where these specifications are in conflict with Landlord s completed building plans or completed buildings, information contained in the building plans or completed buildings shall take precedence over these requirements. All work to be done by Tenant must be approved in writing by Landlord prior to the start of construction, and must be coordinated so as to not interfere with Landlord s construction. Tenant s Contractor must be approved by Landlord prior to the start of construction. In any jurisdiction where union labor is customary, Landlord may, as a condition of its approval of any and all Tenant Contractors, require that such contractors be union contractors in order to facilitate the timely completion of the Shopping Center and Tenant s Work. In the event Landlord requires union labor, there will be no exceptions. The area of Tenant premises as shown on the plans have been calculated to the exterior face of exterior walls and to the centerline of demising walls between Tenant spaces. Tenant agrees that areas noted on the drawings are accurate. A. LANDLORD S WORK 1. Shell - To include structural frame, roof, roofing and steel columns and metal stud framing exterior walls, no paint. 2. Storefront - Standard single glazed aluminum and glass entry with two single-acting 3 0 entry doors complete with all standard hardware, in accordance with Landlord s design. Any alterations and/or deviations to the storefront must be requested in writing by Tenant and be approved by Landlord. 3. Rear Door - When premises extend to rear wall, Landlord to provide single hollow metal service door of 3 0 x 7 or as required by code (to include standard lock keyed to match storefront entry door). 4. Floor - Concrete slab on grade. Floor covering by Tenant. Tenant s flooring contractor is responsible for minor floor patching in accordance with good installation practices and is responsible for determination of compatibility of flooring products and/or adhesive with Landlord s concrete slab. Tenants choosing to install moisture sensitive flooring (including, but not limited to, the types of flooring listed below) are advised to consult with an engineering professional to determine the appropriate type of concrete sealer for use under the finish flooring material: Epoxy, Polyurethane and Acrylic floor coating; Vinyl composition tile and vinyl backed sheet flooring; Linoleum tile and linoleum sheet flooring; Rubber flooring; Wood flooring; Broadloom carpet, carpet tile and vinyl backed carpet; Resilient safety flooring; Resilient sheet flooring; Resinous flooring systems.

31 Landlord does not accept responsibility for water vapor emissions through the slab that may exceed flooring manufacturer s recommendations, or which may occur as a result of sawcutting of its slab by Tenant or its contractor(s). Should Tenant choose to saw cut the concrete slab for placement of power and communications conduits or other under slab items, then Tenant or Tenant s contractor must repair the crushed rock, vapor retarder and concrete slab in accordance with Landlord specifications noted in Tenant Manual. 5. Demising Partitions - Common wall of the premises. (a) (b) (c) Metal stud framing of the walls to extend from floor to roof deck. 5/8 gypsum board, to height that meets local code requirements, taped and sanded, no primer or paint. If demising wall is concrete, it will be furred out with 5/8 gypsum board to height that meets code. 6. Exterior Side Walls of Building Wood or metal frame side exterior shell walls will have 5/8 gypsum board, to height that meets local code requirements, taped and sanded, no primer or paint. Concrete and/or concrete block, will be furred and then have 5/8 gypsum board, to height that meets local code requirements, taped and sanded, no primer or paint. 7. Ceiling no ceiling. 8. Heating, Ventilating and Air Conditioning (HVAC) - Installation of an HVAC system per Landlord s plan specifications of approximately one (1) ton of heating/cooling capacity for every 350 square feet of leased area. No ductwork plenum drops only. If Tenant s requirements are in excess of the above (due to any factors such as additional lighting, etc. that affect energy code compliance), Tenant shall pay for the cost of the necessary energy code recalculations and compliance requirements and any additional HVAC equipment and its installation. The RTU will be at a location determined by the Landlord. Tenant must verify location of RTU prior to design of space. Landlord will provide basic thermostat controls. The Tenant will be responsible for installing the thermostat which will be left suspended from the deck with ample wiring. Any repairs or failed installations resulting from incomplete or inadequate relocation shall be the tenant s responsibility Electrical (a) Landlord will install one distribution panel, 200 amp 3-phase, 120v/208v OR Landlord will install (1) 100 amp 277/480v w/ 30 kva step-down transformer and 100 amp 120/208 v 3-phase. Electrical panel will be at a location determined by the Landlord. Tenant must verify location of panel (and transformer) prior to design of space. (b) Flush mounted duplex convenience outlets installed within the premises, one per each 25 lineal feet of the demising wall excluding the storefront and rear wall within the demised premises, as shown on Landlord s plan. Floor outlets are not furnished. (c) Emergency lights only if required by code. (d) One sign circuit w/ wire and a junction box at storefront. Utilities (a) Electrical - Electrical service shall be brought to Tenant distribution panel. Electrical work to include meter socket and main breaker at the building s main electrical cabinet. Tenant shall make application for electrical service in Tenant s name either

32 (i) at the time of turnover, or (ii) prior to the start of the Tenant s work, whichever is the earlier date. This includes any and all deposits, OR electrical service will be provided and billed by the Landlord. Tenant will assume responsibility for electric charges on the earlier of (i) the turnover date or (ii) if Tenant or Tenant s contractor takes possession of the space earlier, the start of the Tenant s work. In any Shopping Center where Landlord is providing electricity directly to tenants Tenant will be charged a one-time fee for the costs associated with calculating Tenant s projected energy usage. (b) Gas If applicable, piping shall be provided by Landlord for gas service to the HVAC unit(s). Any additional gas piping to increase the service shall be at Tenant s expense. Tenant is responsible for cost either (i) at the time of turnover, or (ii) prior to the start of the Tenant s work, whichever is the earlier date. Tenant shall make application for gas service in Tenant s name and be responsible for any and all all deposits. (c) Telephone - Telephone service will be provided to a backboard in a common area of the building; one, one inch telephone conduit with pull-string will be provided from the common area backboard to the Tenant space and stubbed out to rear of premises or a telephone distribution cable located in the rear of the Tenant space. Tenant shall arrange for all wiring from the backboard to the space and any further interior distribution. This includes any and all deposits. (d) Water - Piping shall be provided by Landlord for domestic cold water service to Tenant bathroom. Any additional water or sewerage piping or increase to service size shall be at Tenant s expense. The Landlord may provide recycled water to the toilet and urinals throughout the project. Landlord may elect to provide utilities directly to tenants via a master meter, without sub-metering the individual tenant spaces. In such event, Tenant will be billed, directly by Landlord for all utilities that the Landlord elects to supply Restroom (a) Landlord shall provide one (1) restroom in an area designated by the Landlord located on the rear wall of the Demised Premises. Restroom to comply with applicable accessibility codes. (b) Restroom shall be furnished with water closet, wall mounted lavatory, electric InstaHot type water heater, mirror, toilet paper holder, vinyl flooring, cove base, exhaust fan, light with switch and painted walls. Building Monitoring System and/or Fire Alarm System (a) An automatic fire sprinkler system and/or fire alarm system will be provided to the extent required for an unoccupied open ceiling shell space, as dictated by applicable building codes, local ordinances and the underwriting authority selected by Landlord. (b) Tenant shall pay for all alterations and/or additions to the building monitoring and/or fire alarm system required to meet the requirements of any applicable building codes, local ordinances and Landlord s underwriting authority as constructed pursuant to the Tenant s approved construction plans, including design fees. Tenant acknowledges that, in almost every instance, Tenant will incur expense under this provision due to the fact the Landlord s design and installation is based upon an unoccupied shell. ALL BUILDING MONITORING AND/OR FIRE SPRINKLER SYSTEM ALTERATIONS AND/OR

33 ADDITIONAL WORK MUST BE PERFORMED BY LANDLORD S SPRINKLER AND/OR FIRE ALARM CONTRACTOR AT TENANT S EXPENSE (c) All sprinkler plans are subject to the review and approval of Landlord s sprinkler consultant, for which Tenant will be charged a one-time review fee. 13. B. Blade Sign - Tenant assumes responsibility for the design, fabrication and installation of the blade sign. Landlord will be responsible for the cost and installation of the bracket. Location of sign shall be over or adjacent to Tenant s front entrance, as determined by Landlord in accordance with Landlord s signage criteria and as building conditions dictate. TENANT S WORK All other items of work shall be performed by Tenant at Tenant s expense in accordance with Tenant s final plans and specifications, as approved by Landlord, commencing upon substantial completion of Landlord s Work. Tenant s Work shall include, but shall not be limited to, the purchase, performance and installation of the following items. Tenant s Work shall include all necessary architectural, engineering or design related fees, code related items, permits, special assessments or taxes relating to Tenant s Work. 1. Signs - Tenant shall have fabricated and installed at the Tenant s expense, suitable identification sign or signs of such size, design and character as Landlord shall designate and/or approve. Location of all signs shall be determined by Landlord. Location criteria shall include proximity to Tenant s primary entrance and suitability with architectural motif. All signs shall be in accordance with the signage policy or sign criteria established by the Landlord and shall be installed prior to tenant opening at a place or places designated by the Landlord. Tenant/ Tenant sign contractors must provide watertight installations on exterior and interior penetrations, and cleanup of all finished surfaces. Tenant shall also be responsible for all costs associated with sign lighting. In order to assure consistency and timely installation, Landlord reserves the right to make final connection to sign circuit on behalf of the tenant, if tenant sign installer or general contractor does not make final connection, and to charge the cost back to Tenant. Tenant shall submit for Landlord s approval one (1) shop drawing at least 60 days prior to the scheduled opening of the Shopping Center. PLANS WITH SPECIFICATIONS FOR SIGNS SHALL BE SUBMITTED FOR APPROVAL BY LANDLORD BEFORE FABRICATION. 2. Interior Partitions Tenant shall be responsible for any and all interior partitions, including stockroom partition and exit corridor, as well as any and all drop walls, curtain walls, lowered ceilings, soffitted areas, light covers, show window platforms, store fixtures, furnishings and accessories. 3. Plans and Specifications - Tenant shall prepare plans and specifications for the interior improvements to the premises showing in detail the nature and scope of work to be done by Tenant. Drawings, specifications and samples must be submitted to Landlord as follows: (a) Final Working Drawings two sets of bond prints 11 x 17 format. Also a digital copy (autocad, dwg or pdf format). (b) As-builts digital copy (autocad, dwg or pdf preferred format) 4. Permits - Tenant s Work must comply with all applicable building codes and local ordinances for Tenant s Work. Tenant shall be responsible for securing, at its expense, all required permits before commencing work. Tenant shall also be required to meet all state and local energy regulations, at Tenant s expense and shall be responsible for any additions, modifications or improvements to the Premises required by local code, including, but not limited to mop sinks, water fountains or coolers, additional restrooms, entrance vestibules, egress corridors, and the like.

34 5. Tenant is responsible to fully comply with all rules, regulations and information contained in the Allen Premium Outlets Tenant Manual. 6. Tenant Contractor - NO WORK SHALL BE DONE ON THE PREMISES BY TENANT UNTIL LANDLORD HAS APPROVED TENANT S PLANS AND CONTRACTOR IN WRITING. In instances where Tenant s Work may coincide with Landlord s completion of the Shopping Center (as is the case of new centers or new phases) Tenant s General Contractor shall work in conjunction with Landlord s building contractor so that Tenant s contractor does not interfere or delay the construction process of Landlord s building. Tenant s contractor must perform the work in such a manner as not to cause harm to Landlord s Work, delay the progress of such work or create conflicts with labor organizations. Landlord reserves the right to cause the removal of the Tenant s general contractor if any such labor problems arise. Tenant s contractor must keep the area, HVAC system and restroom clean and free of dust and debris, with a minimum of noise and interruption to the common areas of the project. Tenant s contractor is responsible for keeping interior and exterior areas clean of construction debris at all times. If the Tenant contractor fails or refuses to keep these areas clean at all times, Landlord reserves the right to clean these areas at Tenant s expense. Tenant contractor must contract with Landlord s approved vendor for all trash removal. Tenant s contractor shall erect temporary partitions, dust barriers, etc. as required by Landlord to minimize impact of construction activities on the common areas of the project. 7. Temporary Utilities - Prior to the commencement of Tenant s Work, Tenant shall make application to all appropriate utility companies and place all meters for the premises in Tenant s name. Tenant is responsible for all utility charges for the premises beginning with the turnover of the space from Landlord or the start of construction, whichever is the earlier of the two. If permanent power or telephone lines are not available for any reason at Tenant turnover, it is the responsibility of the Tenant/Tenant Contractor to provide temporary construction power and temporary phone service (i.e., generator, cellular service, etc. 8. Trash Removal - The Tenant/Tenant Contractor will be responsible to contribute to the refuse service that will be established for the project. A one-time charge of $1.00 per square foot will cover costs of waste removal during Tenant s construction period. Tenant must keep surrounding areas free from debris and trash. 9. Special Requirements for Roof Penetrations/Slab Grade Cutting and Patching - Any work, including, but limited to, cutting, venting, sign installations or duct installations, which involves cutting into, or penetrating in any manner, the existing roof structure and/or roofing material MUST BE PERFORMED BY LANDLORD S ROOFING CONTRACTOR AT TENANT S EXPENSE. Tenant shall not permit his contractor or any subcontractor to perform such work. Tenant shall be liable for all damage resulting from unauthorized roof penetrations and their consequent effect on the integrity of the roof and its guarantee by the Manufacturer or Contractor. Any work which involves penetration of the building slab, shall be repaired per the replacement details and methods contained in the Tenant Manual including the patching of the Stego and waterproof sub-slab vapor membrane. 10. Insurance - Tenant should make early arrangements with an insurance company to provide the coverage required within the lease. Prior to the start of Tenant s Work, Landlord, or Landlord s Insurance Agent, must receive the certificate(s) of insurance required under the Lease (i.e., insurance required for tenant and insurance required for tenant contractors). 11. Insurance Requirements. Prior to commencement of Tenant's Work and until completion thereof, or commencement of the Lease Term, whichever is the last to occur, Tenant shall effect and maintain Builder's Risk Insurance covering Landlord, Landlord's general contractor, Tenant, Tenant's contractors and Tenant's subcontractors, as their interest may appear against loss or damage by fire,

35 vandalism and malicious mischief and such other risks as are customarily covered by a standard "All Risk" policy of insurance protecting against all risk of physical loss or damage to all Tenant's Work in place and all materials stored at the site of Tenant's Work, and all materials, equipment, supplies and temporary structures of all kinds incidental to Tenant's Work, and equipment, all while forming a part of or contained in such improvements or temporary structures, or while on the Premises or within the Center or the Complex, all to the actual replacement cost thereof at all times on a completed value basis. In addition, Tenant agrees to indemnify and hold Landlord harmless against any and all claims for injury to persons or damage to property by reason of the use of the Premises for the performance of Tenant's Work, and claims, fines, and penalties arising out of any failure of Tenant or its agents, contractors and employees to comply with any law, ordinance, code requirement, regulations or other requirement applicable to Tenant's Work and Tenant agrees to require all contractors and subcontractors engaged in the performance of Tenant's Work to effect and maintain and deliver to Tenant and Landlord, certificates evidencing the existence of, and covering Landlord, Tenant and Tenant's contractors, prior to commencement of Tenant's Work and until completion thereof, the following insurance coverages: a. Workmen's Compensation and Occupational Disease insurance in accordance with laws of the State in which the property is located and Employer's Insurance to the limit of $100, b. Commercial General Liability Insurance affording protection for bodily injury, death, personal injury and property damage, and including coverage for contractual liability, independent contractors, completed operations and products liability with limits of not less than $3,000, combined single limit per occurrence. c. Comprehensive Automobile Liability Insurance, including coverage for "nonowned" automobiles, for property damage, bodily injury, including death resulting therefrom with limits of not less than $1,000, for any one occurrence combined single limit. d. Owners and contractors protective liability coverage for an amount not less than $1,000, Notice of Non-Responsibility - Landlord shall have the right to post and record a notice of nonresponsibility for work being performed by Tenant within the premises as permitted by law. Tenant shall give Landlord prompt written notice of the commencement of Tenant s Work. 13. Bonds or Other Security - Landlord shall have the right to require Tenant to furnish a payment bond or other security in form satisfactory to Landlord for the prompt and faithful payment of all costs and expenses incurred in the performance of Tenant s Work. Tenant shall be responsible for promptly discharging any mechanics liens recorded against the Shopping Center. 14. Certificate of Occupancy - Upon completion of Tenant s Work, Tenant shall provide Landlord with a copy of the certificate of occupancy issued by the appropriate governmental agency for occupancy of the premises.

36 Required Rooftop Grease Guards Option 1 Grease Guard Rooftop Defense System / Rooftop Containment Services The Grease Guard Rooftop Defense System is the industry leading solution in rooftop grease containment. For every situation and configuration Grease Guard has a solution to accommodate your operation while saving continually saving you money throughout the life of the product. Rooftop Solutions is the proud Official Service Provider of the Grease Guard Rooftop Defense System See below at the Grease Guard services Rooftop Solutions has to offer: Grease Guard Full Service Program Grease Guard maintenance is a required and vital part to Grease Guard ownership. This service will ensure the Grease Guard continues to perform at maximum capacity for the life of the product. Our professional Service Technicians will visit your location on a set frequency to ensure all parts of the system meet our strict grease absorption quality standards, and best of all, all of our technicians are employees of Rooftop Solutions. We do not utilize any sub contractors to perform any of our work. In this way we can ensure the work will be completed according to your scope of work with our 20+ years of experience, nationwide! Your Grease Guard Full Service Program can include: Grease Guard deficiency and missing parts full system check with management reporting and replacement if applicable. Replacement and or rotation of all saturated media with new material to increase system efficiency and lower cost. Our Rooftop Grease Free Promise ensures that if we configured, installed, and maintain the Grease Guard we will handle the grease issues in and around the unit(s) and/or do what it takes to ensure you are protected.

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41 Required Rooftop Grease Guards Option 2 THE ORIGINAL GREASE GUTTER The Grease Gutter system is designed for use in low to moderate grease discharge applications. The Grease Gutter s one piece absorbent pad holds and contains grease while letting water pass freely out of the system. The original Grease Gutter system has many advantages over other roof top grease containment products. Our original system is only four inches wide and uses a single filter pad. Engineered for tight installation situations where clearances may be an issue. Constructed of the most durable V-O polymers, it is able to withstand harsh weather conditions. For years of flawless roof protection where four sided protection is needed in lower volume discharge fans such as rotisserie, steam, and other low grease volume fans.

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