Santana Row Tenant Manual

Tenant Design & Construction Manual.

SANTANA ROW Santana Row San Jose, Ca 95128

Table of Contents.

General Project Information Contacts 4 Site Plan 5 Barricade 6 Lock Changes + Utilities 7 Permitting, Plan Approval + Express Plan Check Info 8 Important City Contacts 9 Santana Row Design Criteria Section 1: Design Intent Section 2: Storefront Design Section 3: Interior + Display Section 4: Awnings + Shade Elements Section 5: Exterior Furnishings Section 7: Restaurants Santana Row Technical Criteria Section 1: Structural Criteria + Section 2: Electrical Criteria Section 3: Mechanical Criteria Section 4: Santana Row Central Plant: Site Condensor Water Section 5: Additional Restaurant + Food Use Mechanical Criteria Section 7: Additional Restaurant Plumbing Criteria Section 8: Fire Sprinkler Criteria Section 9: Fire Alarm System Section 10: Satellite Dishes Section 11: Sound and Vibration Insulation / Isolation Section 12: Roofing Criteria

Updated: 12/14/2023

11 12 16 18 19 20

22 25 28 32 35 36

Santana Row Sign Criteria Sign Criteria Snapshot Santana Row Sign Criteria

43 45

Sustainable Design & Green Construction Recommendations Sustainable Design Green Construction Recommendations

50 55

Construction Manual Rules & Regulations Merchant Site Plan Prior to Construction Start & Deposit Certificate of Insurance Certificate of Insurance Sample Preconstruction Meeting + Job Familiarity + Access to the Space + Approved Design + Code Compliance and Inspections Work Permits + Hot Work Waterproofing Water Test + Work Hours + Noise + Deliveries Work Areas + Clean Up + Trash + Signs + Toxic Substances Hazardous Materials + Security + Supervision + Safety Required Subcontractors Deposit Refund + Post Completion Punchlist Code of Conduct Notes

59 60 61 62 63 64 65 66 67 68 69 77 79

37 38

2

TABLE OF CONTENTS GENERAL PROJECT INFORMATION

SANTANA ROW DESIGN CRITERIA

SANTANA ROW TECHNICAL CRITERIA

SANTANA ROW SIGN CRITERIA

SUSTAINABLE DESIGN & GREEN RECOMMENDATIONS

General Project Information

CONSTRUCTION RULES & REGULATIONS

Marketing Manager Annette Badger Ralph Ours Director, Constructions andDirector, Tenant Services Morgan Shriver Leasing Marketing Coordinator Contacts.

FRIT Design Studio Stuart Biel West Coast Tenant Tenant Services Services Jess Carlin SVP, Regional Leasing Marketing Manager Annette Badger Kim ChrisDavis Cole Director, and TenantAssistant Services Amanda Cheslock TenantConstructions Services Administrative Leasing Agent TENANT MarketingSERVICES Manager FRIT Design Studio Alexandra Reynolds Liz Ryan Tenant Services Mike Long Manager VP, Project Regional Leasing Marketing Manager KimFischer Davis Jeff Laura Polin Tenant Services Administrative Assistant Leslie DaCosta VP,Services Leasing Director, Construction & Tenant Kerry Bruce Director, PropertyMarketing Manager PROPERTY MANAGEMENT + OPERATIONS Alexandra Reynolds James Dotson Neil Cain Project Manager Lisa Geiger Leasing John Benvenuto Sr. Project Manager, Construction &Director, Tenant Services Sr. Marketing Manager General Manager, Santana Row Laura Polin Wendy Seher Matt Haley Director, Construction & Tenant Tenant Services EVP, Eastern Region & President Leasing Runa Brakaj Sr. Project Manager, Construction Services Director of Marketing Sr. Area Manager of Operations Neil Cain Michael Comras Debbie DiDomenico Leasing Sr. Project Manager, Construction & Tenant Services Katelyn House Anthony Vieira Project Coordinator Marketing Manager Assistant General Manager SusanHaley Ross Matt Amy Whitacre Leasing Rayna Langley Sr. Project Manager, Construction &Director, Tenant Services Sandra Citrigno Director, Tenant Coordination Director, Marketing Operations Coordinator Ed Netter Marck Maddie DiDomenico Virginia TenantDebbie Coordination Team Chief Engineer Leasing Associate Haley King Project Coordinator FACILITIES Lora Vrastil Marketing Manager Director, AssetDave Management Blagrove Jenn Davidson Amy Whitacre Henry Bronez Chief Engineer, Santana Row Sr. Leasing Associate Jill McCarthy Director, Tenant Coordination Lora Vrastil Project Manager, Construction & Tenant Services Sr. Director of Marketing Director, Asset Management Francis Ryan MARKETING Rich Abruscato Virginia Dave Tenant Coordination Team Rudorfer, PMNet Inc. Property Engineer VP, Leasing Collette Navarrette Christine Murray Construction & Tenant Services Sr. Director of Marketing Legal Leasing Assistant, Operations WC Francisco Juarez Joe Byrnes Henry Bronez Maintenance Ron Mariano, CS Realty Advisors, Inc. VP, Leasing Sarah North LEASING Project Manager, Construction Construction & & Tenant Tenant Services Kelly Olin Services Sr. Director of Marketing Property Manager Ben Berry Jeff Kreshek Dave Rudorfer, PMNet Inc. Tar Heel Janitorial Services, INC. SVP, Western Region President Elliot Vieceli, Development Management Associates Rosemary Reed (Escondido Promenade) Center Management Office Address Construction & Tenant Services Construction & Tenant Services Marketing Coordinator Samuel Jones Christian Irwin Ron Mariano, CS Realty Advisors, Inc. Maintenance VP, WestBrittany Coast LilianLeasing Owuor Castro (Plaza El Segundo) Center Management Office Services Address Construction & Tenant Tenant Services Administrative Marketing Assistant Manager Tim Garber SECURITY Maintenance II Elliot Vieceli, Development Management Associates Leasing RobAssociate Jakubik Kristen Wardlow Santana Row Security Office Lora Vrastil Construction & & Tenant Tenant Services Services Sr. Project Manager, Construction Director, Asset Management Vanessa Mendoza Shajira Hope Maintenance Supervisor Sr. Director, Leasing Lilian Owuor Jennings First AlarmTammi Security & Patrol Richard Muhlebach Tenant Services Services Contact: Administrative Assistant Tenant Administrative Nancy Assistant Slaughter Bond Inc. ChaceRetail, Coleman Facility Maintance Leasing Associate Rob Jakubik RTS Security Jermaine Mcmihelk Sr. Project Manager, Construction Tenant Services Rockville City Police&(Non-Emergency) Ismael AssetRodriguez Manager Facilities Manager Jennings First Alarm SecurityTammi (Site Cell Phone) Norma Rivera Tenant Services Administrative Assistant Mark Hewitt First Alarm Security (Site Cell Phone)

ccole@metrovation.com (619) 465-2902 (301) 998-8154 abadger@federalrealty.com (443) 219-1824 rours@federalrealty.com mshriver@federalrealty.com (408) 551-4610 or (408) 551-4604 (408)998-8389 551-2246 (301) tbd@federalrealty.com cad@federalrealty.com (301) 998-8101 sbiel@federalrealty.com jcarlin@federalrealty.com (619) 465-2902 (408)933-8382 551-4619 (732) abadger@federalrealty.com (732) 933-8382 x204 kdavis@federalrealty.com ccole@metrovation.com acheslock@federalrealty.com (408) 551-4623 551-2246 or (408) 551-4604 (408) (617) 684-1508 cad@federalrealty.com (301) 998-8288 areynolds@federalrealty.com lryan@federalrealty.com mlong@federalrealty.com (408) 551-4619 (484) 419-1205 (617) 684-1525 kdavis@federalrealty.com (617) 684-1520 jfischer@federalrealty.com lpolin@federalrealty.com (408) 551-4656 ldacosta@federalrealty.com kbruce@federalrealty.com (408)419-1218 551-4623 (484) (484) 419-1208 areynolds@federalrealty.com (443) 219-1823 jdotson@federalrealty.com (408) 551-4660 ncain@federalrealty.com lgeiger@federalrealty.com jbenvenuto@federalrealty.com (617) 998-8234 684-1525 (301) (484) 419-1223 lpolin@federalrealty.com (213) 223-5539 wseher@federalrealty.com (408) 551-4685 mhaley@federalrealty.com @federalrealty.com rbrakaj@federalrealty.com (484) 419-1220 419-1208 (305)532-0433 (484) michael@comrascompany.com ncain@federalrealty.com (408) (408) 551-4699 551-4641 ddidomenico@federalrealty.com khouse@federalrealty.com avieira@federalrealty.com (561) (484)376-5863 419-1223 (301) 998-8219 sross@federalrealty.com (408) mhaley@federalrealty.com (408) 551-2249 551-4669 vatc@federalrealty.com rlangley@federalrealty.com scitrigno@federalrealty.com (410) 977-4657 (703) (484)776-9684 419-1220 (301) 998-8219 mnetter@federalrealty.com (617) 684-1518 ddidomenico@federalrealty.com (310) 414-5284 vatc@federalrealty.com hking@federalrealty.com lvrastil@federalrealty.com (408) 551-4652 (301) (301)998-8344 998-8219 (703) 873-7241 dblagrove@federalrealty.com jdavidson@federalrealty.com (301) 414-5284 998-8395 vatc@federalrealty.com (310) vatc@federalrealty.com jmccarthy@federalrealty.com lvrastil@federalrealty.com (571) 237-8606 (301) 404-8663 (301) 998-8219 (703) 851-3708 fryan@federalrealty.com rabruscato@federalrealty.com (408)414-5280 551-2245 vatc@federalrealty.com (310) rudorferdave@pmnet.org cnavarrette@federalrealty.com cmurray@federalrealty.com (408) 616-9770 (301) 998-8226 (703) 873-7241 uarez@federalrealty.com (561) 261-4944 jbyrnes@federalrealty.com (434) 227-5174 vatc@federalrealty.com (310) 414-5281 rmariano@csrealtyadv.net snorth@federalrealty.com kolin@federalrealty.com (919) 730-2169 (310) 414-5285 (703) 851-3708 TARHEELJ@NC.RR.COM jkreshek@federalrealty.com (312) 640-2000 (617) 465-2900 1266M Auto Park Way rudorferdave@pmnet.org elliot@dmassociates.com rreed@federalrealty.com Escondido, CA. 92029 (434) 996-0180 (310) 414-5286 (561) 261-4944 sjones@federalrealty.com cirwin@federalrealty.com (703) 584-5222 (305)Rosegrans 444-0777 x241 2041 Ave. Ste. 245 rmariano@csrealtyadv.net vatc@federalrealty.com bcastro@grassrivermgmt.com El Segundo, CA. 90245 (410) 977-3947 (301) 370-5807 @federalrealty.com (312) 640-2000 tgarber@federalrealty.com (301) 998-8299 (408) 615-9840 kwardlow@metrovation.com (310) 414-5284 elliot@dmassociates.com rjakubik@federalrealty.com lvrastil@federalrealty.com (301) 998-8259 998-8218 (213) 223-5539 @federalrealty.com vmendoza@federalrealty.com (703) 306-5995 584-5222 (240) (301) 998-8274 (206) 660-6902 vatc@federalrealty.com tjennings@federalrealty.com (330) 397-7754 richard@bondretail.com (617) 684-1517 ccoleman@federalrealty.com (301) 459-5057 998-8299 (240) (213) 223-5501 rjakubik@federalrealty.com (240) 314-8900 (310) 551-2245 jmcmihelk@primestor.com irodriguez@federalrealty.com (301)254-5969 998-8274 (301) (415) 656-997 ext. 106 tjennings@federalrealty.com (857) 208-4977 norma@bondretail.com (202) 317-0565

4

Site Plan.

FIRE ACCESS

WINCHESTER BOULEVARD

FIRE LANE

13000

7165 7160

T

MARKET ROW

13020

K002

7050

BUILDING 1C - LEVEL 2

13010

13040

ZZ

UP

DN. UP

1010

UP

3030

3000

3100 3010 3007 3005

3020

3035

3115 3110

3045 3040

50055000

5300

DN

3120

5010

5015

DN UP

RUSSELIA LN.

3105

5030 5020

7000 7005

7010

7115

7105

7020

TATUM LANE

MEZZANINE ABOVE

1000

1000

P1020

6030

4065

6000

4030

4070

4050

4095

4075

4080

6002

6003

6010

6001

8000

4040

4020

8025

8020 8010 8105

8030

8035

8120

6007 6005

8005

8115

8125

8130 9000

SANTANA

1040

4035

4005 4000

BUILDING 1B &1C - LEVEL 2

ROW

BUILDING 13 - LOWER LEVEL

2005

106

6020

9015

8100

EXHIBIT A

9030

7030

7100

7110

5060

13000B 1220 DN

7025

7143

5015S

UP

11015

7130

9020

5050 5040 5035

7135

1020 DN

11020

DIVALENCIA

7035

7150

11010

A

DN

PIA

UP

13030

7145

2010

T

1030 13007

K001

STEVENS CREEK BLVD.

7060

NO PARKING

7070

SANTANA HEIGHTS 259 LUXURY RENTAL HOMES

7175

1230

ALYSSUM LANE

7180

NOT OWNED

BY FRIT

13005

13999

7080

NO PARKING

7093

7195

OLIN AVE.

OLSEN DR.

7193

2000

9010

13200

13300

13220

DUDLEY AVENUE SERRANO & MISORA

S. REDWOOD AVENUE

LEVARE

13230

248 LUXURY RENTAL HOMES

HEMLOCK DR.

BUILDING 13 - LEVEL 2

HATTON STREET v

2200

2300

BUILDING 300 - LEVEL 2

BUILDING 300 - LEVEL 3

BUILDING 13 - LEVEL 3

5230 X

X

X

X

X

X

X

X

2500

6230 5220

FUTURE DEVELOPMENT AREA

LANDLORD:

FRIT San Jose Town & Country Village c/o Federal Realty Investment Trust WINCHESTER BOULEVARD 356 Santana Row, Suite 1005 San Jose, Ca 95128 FIRE LANE

13000

7165 7160

7070 7060 7050

1030 13007

K001

NO PARKING

SANTANA HEIGHTS 259 LUXURY RENTAL HOMES

7175

1230

BUILDING 1C - LEVEL 2

13010

MARKET ROW

13020

K002

13040

5040 5035

5015S 5060

M LANE

7135

DN

DN

UP

UP

RUSSELIA LN.

DN. UP

1020

1010

1220 DN

11015

DIVALENCIA 5050

UP

11010

7035

DN

MEZZANINE ABOVE

ZA

7150

13000B DN

PI AZ

UP

13030

7145

CREEK BLVD.

7180

NOT OWNED

BY FRIT

13005

ALYSSUM LANE

7080

NO PARKING

7093

13999

7195

OLIN AVE.

OLSEN DR.

7193

DISCLAIMER:

SANTANA ROW Stevens Creek Blvd. at Winchester Blvd.

San Jose, Ca 95128

6200

BUILDING 6 - LEVEL 2

FIRE ACCESS

PROJECT ADDRESS:

BUILDING 5 - LEVEL 2

BUILDING 300 - LEVEL 5

BUILDING 300 - LEVEL 4

5

THE PARTIES ACKNOWLEDGE THAT THIS PLAN IS FOR

2450

2400

6205

5200

Barricade.

STOREFRONT BARRICADE & GRAPHICS If at any time during the course of Tenant’s work, the storefront of the Leased Premises is not fully secure, Tenant will be required to install a barricade.

Tenant shall contact Tenant Coordination Project Manager to request required barricade vendor contact information.

Tenant will install a temporary barricade which will extend full height and span the entire length of Tenant’s storefront.

Additionally, damage to any of the modular barricade panels such that the panels cannot be satisfactorily repaired, shall be charged to Tenant’s General Contractor at a rate not to exceed $250.00 per panel and paid as a deduction from Contractor’s Construction Deposit.

Storefront Barricade and “Eye-Catching” Marketing Wrap

Tenants are required to design an “eye-catching” marketing campaign to promote the opening of their store on the Property. All desired layouts should be emailed to Landlord’s Tenant Coordinator and Marketing Director for review and approval prior to Lease execution whenever possible.

Note: Barricade shall project not more than 3’-0” maximum from the lease line unless otherwise approved by the Landlord. Exterior sidewalk/walkway or mall walkway shall maintain minimum required width for ADA Accessible path of travel.

“COMING SOON” OPTIONS FOR TENANTS NOT REQUIRED TO HAVE A BARRICADE For Tenants where the leased premises is fully secure, the Tenant will be required to provide Coming Soon graphics. e following are options allowable for Coming Soon graphics: Option A: Providing a graphic decal for the existing windows. Tenant shall submit artwork to Tenant Coordinator and Marketing Director for review and approval prior to installation.

Option B: Landlord can provide black curtain background within the storefront and Tenant shall merchandise the area with mannequins, bags, coming soon signage, etc.

Coming Soon Graphics on Existing Storefront

6

Lock Changes + Utilities.

LOCK CHANGES + KEYS Initial access to the Leased Premises shall be coordinated with Landlord’s designated Tenant Coordinator.

Tenant is responsible for changing all locks at the time Tenant assumes physical possession of the Leased Premises. Tenant is free to use the locksmith of their choice, or if Tenant elects, they may contact Landlord’s preferred vendor Bay Cities Lock at (650) 574-2485.

Mailbox keys and location can be obtained by contacting the Federal Realty Operations Coordinator listed on the contact list on page 4 of this manual.

ESTABLISHING UTILITIES ESTABLISHING UTILITIES

Tenant Tenant shall shall assume assume billing billing responsibility responsibility of of all all utility utility accounts accounts servicing servicing the the Leased Leased Premises Premises which which are are Tenant shall assume billing responsibility of all utility accounts servicing the Leased Premises which areAll managed by the Landlord on the date Landlord tenders possession of the Leased Premises to Tenant. managed by the Landlord on the date Landlord tenders possession of the Leased Premises to Tenant.

All other other managed by the Landlord on the date Landlord tenders possession of the Leased Premises to Tenant. utility accounts or existing meters shall be established, transferred, and/or activated by Tenant.

Tenant is utility accounts or existing meters shall be established, transferred, and/or activated by Tenant. Tenant All is other utility accounts or existing shall be established, transferred, and/or activated

by Tenant.

Tenant is additionally responsible for the and of services (i.e. additionally responsible formeters the installation installation and distribution distribution of all all communication communication services (i.e. telephone, telephone, additionally responsible for the installation and distribution of all communication services (i.e. telephone, cable, cable, and and Internet) Internet) within within the the space. space. cable, and Internet) within the space.

Temporary Temporary Electric Electric Service Service Tenant Tenant contractor contractor will will provide provide temporary temporary electrical electrical service. service. Tenant Tenant or or Tenant Tenant Temporary Electric Service contractor Tenant contractor will provide temporary electrical service.

Tenant or Tenant shall establish electrical service directly to the serving utility company. contractor shall establish electrical service directly to the serving utility company. contractor shall establish electrical service directly to the serving utility company.

This item should be the first item accomplished for construction power purposes.

This item should be the first item accomplished for construction power purposes.

This item should be the first item accomplished for construction power purposes.

Should Tenant’s Contractor connect to Landlord’s house panel for temporary Should Tenant’s Contractor connect to Landlord’s house panel for temporary Should Tenant’s Contractor connect to Landlord’s house forbased temporary power Tenant Construction Period, a flat rate on power during during Tenant Construction Period, a monthly monthly flatpanel rate fee fee based on property property power during Tenant Construction Period, a monthly flat rate fee based on property location location shall shall be be billed billed to to Tenant Tenant Contractor’s Contractor’s Construction Construction Security Security Deposit.

Deposit. location shall be billed to Tenant Contractor’s Construction Security Deposit.

Permanent Electric Service Tenant Permanent Electric Service Tenant to to establish establish with with service service provider provider upon upon delivery delivery of of possession possession by

by Landlord.

Landlord.

Provided and billed by Landlord.

Permanent Electric Service Local Tenant to establish with service provider upon delivery of possession

by Landlord. service provider is PG&E (800) 743-5000.

Local service provider is PG&E - (800) 743-5000.

Local service provider is PG&E - (800) 743-5000.

Natural Tenant Natural Gas Gas Tenant to to establish establish service service with with provider provider upon upon delivery delivery of of possession possession by

by Landlord.

Landlord.

Natural Gas Tenant to establish service with provider upon delivery of possession

by Landlord.

Local service provider is PG&E (800) 743-5000.

Local service provider is PG&E - (800) 743-5000.

Local service provider is PG&E - (800) 743-5000.

Domestic/Condenser Water Domestic/Condenser Water Provided and billed by Landlord. *Tenant to purchase Domestic Flow Meter Sewer Sewer Cable Cable Television Television Cable Television Data/Internet Data/Internet Telephone Telephone Telephone

with Transmitter / Cold Water BTU Meter with Transmitter directly from EMS. Provided and billed by Landlord.

Tenant Tenant to to establish establish service service with with provider. provider.

Tenant to establish service with provider.

Local service provider is Comcast Cable Local service provider is Comcast Cable – – (888) (888) 824-4142.

824-4142.

Local service provider is Comcast Cable – (888) 824-4142.

SATELLITE DISHES OF ANY KIND ARE STRICTLY PROHIBITED. SATELLITE DISHES OF ANY KIND ARE STRICTLY PROHIBITED. SATELLITE DISHES OF ANY KIND ARE STRICTLY PROHIBITED. Tenant Tenant to to establish establish service service with with provider provider of of choice. choice.

Tenant to establish service with provider of choice.

Tenant Tenant to to establish establish service service with with provider. provider.

Tenant to establish service with provider.

Local service provider is AT&T – 750-2355.

Local service provider is AT&T – (800) (800) 750-2355.

Local service provider is AT&T – (800) 750-2355.

Tenant to establish service w/long distance carrier Tenant to establish service w/long distance carrier of of choice. choice.

Tenant to establish service w/long distance carrier of choice.

7

Permitting, Plan Approval + Express Plan Check Info.

PERMITTING, PLAN APPROVAL PROCESS & EXPRESS PLAN CHECK INFO LANDLORD PLAN APPROVAL Please send a full set of drawings electronically (PDF) for Landlord review and approval as soon as possible, but in no event later than the date specified in your Lease Agreement.

Landlord approval stamp is required prior to building permit submittal.

PLANNING APPROVAL If you are making exterior changes to your storefront, you must obtain a permit adjustment from the planning department prior to the Express Plan Check appointment. This is done over the counter. The fee is $314 paid by check made out to City of San Jose or credit card.

Submittal Requirements: • 2 sets of 11x17 site plan, floor plan, rendering of your storefront and photos of the existing storefront.

BUILDING PERMITS Landlord has a weekly Express Plan Check appointment with the City of San Jose for all retail and office spaces under 10,000 square feet. Any Tenant applying for a building permit must use this appointment. To schedule this appointment please coordinate with Landlord’s Tenant Coordinator. Tenant may not schedule this appointment directly.

Once your plans are approved by Landlord, you will be scheduled for an Express Plan Check appointment. You are encouraged to attend this meeting along with your architect and engineer.

Submittal Requirements: • 4 sets of 24x36 including MEP and Title 24 Sheets with at least 2 sets wet stamped/signed • Stamped plans by Department of Environmental Health and Water Pollution Controll if applicable HEALTH APPROVAL Please note that food use tenants are required to obtain approval from the Department of Environmental Health and Water Pollution Control prior to the Express Plan Check appointment. This may be done independently but not before Landlord has reviewed and approved the plans (unless written approval is given by Landlord to submit before Landlord approval).

SIGNAGE Signage is also reviewed by planning and can be handled over the counter. Once you have Landlord approval on your signage, your sign vendor may handle this permitting process directly with planning.

8

Important City Contacts.

IMPORTANT CITY CONTACTS CITY OF SAN JOSE 200 E. Santa Clara St. San Jose, Ca 95113 (408) 535-3500 BUSINESS LICENSE (408) 535-7055 PLANNING & ZONING (408) 535-3555 BUILDING INSPECTIONS (408) 535-7641

DEPARTMENT OF ENVIRONMENTAL HEALTH SANTA CLARA COUNTY 1555 Berger Drive, Building 2, Suite 300 San Jose, Ca 95112 (408) 918-3400 WATER POLLUTION CONTROL 200 E. Santa Clara St., 7th Floor San Jose, Ca 95113 (408) 793-5300

DEPARTMENT OF ENVIRONMENTAL HEALTH SANTA CLARA COUNTY 1555 Berger Drive, Building 2, Suite 300 San Jose, Ca 95112 (408) 918-3400 WATER POLLUTION CONTROL 200 E. Santa Clara St., 7th Floor San Jose, Ca 95113 (408) 793-5300

9

TABLE OF CONTENTS GENERAL PROJECT INFORMATION

SANTANA ROW DESIGN CRITERIA

SANTANA ROW TECHNICAL CRITERIA

SANTANA ROW SIGN CRITERIA

SUSTAINABLE DESIGN & GREEN RECOMMENDATIONS

Santana Row Design Criteria

CONSTRUCTION RULES & REGULATIONS

Section 1: Design Intent.

SECTION 1 DESIGN INTENT 1.1 | Creative Expression The focus of Santana Row is on the highest quality of design not only in architectural expression, but also in streetscape and landscape. Because of the investment in quality of all aspects of Santana Row, this criteria encourages the creative, individual expression of Tenant identity through the thoughtful use of lighting, signage and storefront design, all supporting the desired streetscape vitality.

This criteria is a minimum standard. It is expected that it will restrict as little as possible the creative expression of the Tenant’s identity. National and regional Tenants who have a standard or recognizable storefront design are expected to tailor their designs to contribute specifically to Santana Row’s identity. Through the use of carefully selected materials, colors, graphics, effective lighting, sensitive detailing, and fixtures, each store should become a distinctively expressive participant in creating and improving the overall environment. To insure the execution of work in the most professional manner, it is required that all design professionals (architects, engineers, etc.) are currently registered in the State of California. Finally, the Landlord reserves the right to review all design work and determine if it meets the design standards and intent of this document for Santana Row. 1.2 | Design Control Zone While overall design quality is expected within the Tenant space, the connection of the store to street is of equal importance and will be key to the overall quality of the project.

The store is responsible to contributing to the project environment 24 hours a day, as an integral part of streetscape, landscape, lighting and storefronts. The nature of a successful mixed-use environment is a daily use cycle that exceeds the hours of operation of most retail uses. Many aspects of the shops contribute to the “after hours” street environment. A sense of quality through the finish and design of the storefronts will be conveyed. The ability to window shop at night by maintaining view into front display cases is important to a pleasurable pedestrian experience as well as avoiding “caging up” of storefronts at night.

Finally, a sense of security is provided through controlled light contributed to the street from display cases.

In order to provide the desired environment on the street, the Landlord reserves the right to control the design of the first four (4) feet of the shop behind the lease line.

Display surfaces within this area, should be of the highest quality. Cabinet grade materials and construction as well as the use of very high quality materials are appropriate. Design and detail of this area are subject to Landlord’s comment and approval. Appropriate materials within the design control zones can include but are not limited to Natural, stained and painted woods; Painted, milled, finished and polished metals; Stone, tiles and glass. Exterior soffits should match the storefront materials and be integral to the storefront design.

The Landlord is the final arbiter of the requirements and intent of this criteria.

11

Section 2: Storefront Design .

SECTION 2 STOREFRONT DESIGN 2.1 | Storefront Systems Great retail streets are comprised of great retail storefronts. As a part of public space, storefronts are a critical component of a street’s vibrancy and character. The Landlord encourages a variety of unique and engaging stores to collectively form a great retail street. First and most importantly, creativity is strongly encouraged. This criteria is established less as a set of rules, but more as a benchmark, or starting piont, for making exciting storefronts. In addition to storefront design, retailers can actively contribute to their location’s streetscape. Elements such as awnings, planters and outdoor seating, increase visibility, enhance connections to the sidewalk, and create interest.

All Tenants have the opportunity to design and install their own storefronts as a way to express their individual character and retail positioning. The proper detailing of the storefront extends to the method of attachment to the existing Landlord‘s structure. The Landlord in the project drawings attached to the Space Layout Drawing (SLD) will define the existing conditions of the storefront “site.” In some cases Tenant identity will be able to extend onto the Landlord’s building. This ability should be considered in the first pass of the Tenant identity design. The final decision will come from the Landlord after careful consideration of the Tenant’s design proposal.

2.2 | Storefront Architectural Form Projections from the Lease Line With the exception of Tenants in the Arcade, projections in front of the lease line are allowed, subject to Landlord’s approval, provided they do not impede access or egress within the Project. Tenants may also overlap Landlord’s construction to create a more substantial Tenant identity. Allowable projection distances are not specifically defined or limited, but are subject to Landlord’s review and approval.

Portions of the storefront may also be recessed behind the lease line if a recessed door is preferred. This enables a set of side windows, recessed downlighting at the entry door, and entry signage on the sidewalk. If the Tenant design extents to patterns on the sidewalk, this will be evaluated on a case-by-case basis by the Landlord.

2.3 | Storefront Lighting Public lighting at Santana Row has been carefully and thoughfully planned. The quality of light is important to the atmosphere and safety of the streets, and contributes to the overall success of a neighborhood. Because of specific lighting requirements by the City of San Jose there are restrictions, which apply to retail signage and retail lighting. Sign lighting including flat mounted signs, blade and banner signs must be lit with concealed lighting, or from above with down lighting. This minimizes incandescent light reaching the sky. Awnings cannot be lit. Cutoff fixtures and streetlighting will light buildings only. There will be no uplighting of the buildings. The amount of illumination from front display areas will be controlled by dimmers and timers with hours of operation specified by the Landlord.

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2.4 | Attachments to Landlord’s Structure Projections Horizontally projecting architectural elements are permitted in association with entries, display windows and signage. Landlord may provide structural connections on Landlord’s structure. In cases where storefront additions do not make use of provided connections, or Landlord connections do not exist, projecting storefront must be entirely supported by the Tenant’s storefront. Proposals for the addition of connection points to the Landlord’s building will be considered and decided upon by the Landlord in initial design proposals from the Tenant.

Tenants must provide a minimum of four inches (4”) of opaque vertical material adjacent to neutral piers or Landlord wall surfaces; glazing may not die directly into neutral piers.

2.5 | Entries and Doors Creative uses for the doors should be explored sa a connection to the street. Restaurants especially should use doors (or windows) to open interior seating spaces to the outside cafe seating on the sidewalk.

The placement of doors and their designs as an integral part of the storefront design should create a clear point of entry. Doors can also be designed to blur the division between inside and outside, making the sidewalk an extension to the store. Glazing should be maximized to enhance visbility into the store and may be embellished by multiple panes, etching, signage or decorative glass. Solid doors tend to be less inviting, sometimes intimidating. Large doorways can create the illusion of entering a larger store and allows the patron to make a grand entrance.

Doors should be of a material appropriate to the complete storefront design concept; natural, painted or stained woods, polished, finished or painted metals and glass are all acceptable materials for doors.

Remember to check applicable codes for ADA requirements for thresholds, hardware requirements and opening sizes before final door selections are made.

Underside of entry soffits must be finished to match storefront material. To preserve a vital after hours atmosphere on the retail streets, roll-down security doors and security gates will not be permitted.

Allowable door types include: *Single leaf, pair or multiple leaf doors *Accordion fold *Offset, pivotal hinged doors *Decorative gate types *Dutch doors 13

2.6 | Window Glazing and Configuration Operable windows may be used to bring a greater connection between inside & out, and are strongly encouraged for restaurants. To maximize visibility into the retail space, store windows should be maximized, with large amounts of glazing encouraged. Uniquely colored, beveled and etched glass may be used to create pattern and interest. Reflective (mirrored) glass is strongly discouraged. The connection between sheets of glass should be part of the design character of the storefront. Fenestration (arrangement, proportion, sizing of windows/doors on a building elevation) members can define interesting patterns in the glazing and should be of the same quality of the rest of the storefront. Typically these members are of natural, painted or stained wood, painted or polished metal.

Careful attention should be paid to projection distances of operable windows. Windows cannot project into the sidewalk to cause a possible hazard to pedestrians. Projection distances of operable windows are subject to approval by Landlord.

2.7 I Materials and Details Wood In general the construction, detail and finish of the storefront should be done in a craftsman-like manner. Fit and finish of all components should be of the highest quality. It is best for wood intended for paint and stain to be a clear grade hardwood and be sealed, kiln-dried, mill quality finish as required for exterior durability. Exposed timbers or rough elements used as a part of a design scheme may be considered and will be reviewed on a per-Tenant basis.

Metal The gauge, detailing and finish of all metal surfaces should be considered for exterior wear.

If applied to a solid backing, a minimum of 16-gauge metal sheet is recommended.

14-gauge sheet may be used without backing. Finishes can include paint, (Fluoropolymer factory metallic paint finish is acceptable and encouraged) or if the metal is of high quality it may be polished, finished (brushed, bead blased, etched, etc.) or left natural to allow a patina. Artificially weathered “patina” finishes are also acceptable. Solid stainless steel and bronze finishes are good choices for durability. Polished metal finishes should have a clear lacquer finish to protect them from tarnishing. Plating is discouraged due to poor durability. Painted metal should be factory powder coated.

For a finished appearance, all metal used in storefronts should be detailed to conceal seams and overlapping joints and all seams and joints should be even and straight. Consider heavy gauge or textured metals for large flat panel areas to avoid oil canning.

Wrought and formed metal may be appropriate for some uses including gate-type doors, sign brackets and other decorative features.

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Stone Granite, marble, slate and other natural stone can be used to bring qualities of substance and elegance to storefronts. Stone is particularly suitable as a base material due to its highly durable nature. The finishes must be considered for extended wear.

For a finished appearance all stone joints need to be neat, even and regular. No unfinished edge should be left exposed. An eased and polished edge should be used at all exposed joints and corners. Careful and craftsman-like detail will be required at all transitions between stone and other materials to achieve the highest level of finish.

Cast Stone and Concrete GFRC and similar products are an excellent way to add shapes and unique detail to the storefront design. A wide variety of standard and custom architectural forms, details and embellishments are available. These materials may be painted, integrally colored, or left natural if concrete finish is smooth and even in color and appropriate to the storefront design concept. These elements are a great way to give character and relief to what might otherwise be a lifeless storefront.

Plaster When a skilled craftsman creatively applies plaster, the color and smoothness is very appealing. On the otherhand, if not property detailed and applied in too heavy a texture, or poorly chosen color, it is not appealing. If this material is chosen, it is important to carefully choose and be familiar with the skill of the craftsman.

Tile Tile may be used as accent to the storefront. The quality of color, texture and finish cannot be equaled by paint or other finishes. Careful attention to detail for exterior use and applications will be critical, especially at the tile edges. Edges and corners must be properly detailed for a finished look and lasting wear.

Discouraged Materials The following materials are strongly discouraged for storefront materials: *Plastic and metal laminates *Acrylic *Plastics *Smoked or Tinted Glass *Anodized or Mill Finish Aluminum *Simulated Materials *Interior Grade Materials and Wall Coverings *Rough-Sawn Woods and Shakes *Mirror *Used or Distressed Brick

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Section 3: Interior + Display.

SECTION 3 INTERIOR / DISPLAY The goal of Santana Row is to provide the opportunity for the retailer to present their retail concept as an unprecedented showcase of their product service and merchandising philosophy and corporate mission. The design of interiors and display is the continuing expression of this identity from its expression on the street.

3.1 I Ceilings Ceiling Materials and Design The ceiling design within the space should be a considered part of the Tenant design.

Ceilings may be painted gypsum with recessed lighting, open to a suspended structure of lighting, patterned metal, or plaster relief patterns. Ceiling articulation is encouraged as part of the overall design concept. In most spaces, the amount of mechanical penetrations from above uses will probably make “open to the structure” ceilings undesirable. In cases where the mechanical and structural layout is acceptable as part of the Tenant design, the exposed material should be painted. In open ceiling spaces, it is recommended that the front display areas have finished ceilings.

The use of lay in ceiling tiles within the sales area is discouraged except as part of a creative design scheme. Ceilings need to be constructed of non-combustible materials, with a Class III flame spread rating. One-hour ceilings may be required in cases of exiting corridors. Check all applicable codes as part of the Tenant design development.

Display Lighting Lighting within front displays will contribute to the street environment, especially at night.

Dimmers and timers will control lighting. However, the Landlord may determine to have all night visibility in some areas.

All lay-in-type fluorescent lighting is highly discouraged and must be behind the first ten feet (10’-0”) of the lease line. Fixtures must be positioned so that bright glare is not directed onto public areas. All fluorescent, incandescent and H.I.D. lighting fixtures in public Tenant areas, other than track and decorative fixtures, shall be recessed. Fixtures shall have a maximum size of 2’x2’ or single-tube linear fixtures; no standard 2’x4’ fixtures are permitted in the sales area.

3.2 I Floors Floor Coverings The use of creative flooring materials is encouraged; including colored, patterned, sandblasted and textured concrete, terrazzo, tile, metal and stone. Text, images and other items may be incorporated as part of the expression of the retail concept. Carpeting, natural stone, marble, hardwood, terrazzo, or other durable finishes should be considered to withstand heavy use. Wood and natural stone should be sealed for durability. For safety, carefully consider the transitions from one flooring material to another, as well as the slip resistance on smooth materials.

Where inset store entrances occur, flooring materials outside of the storefront can be utilized as part of the Tenant signage, or design concept. Inlayed text, logos, images, decorative elements or

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mosaic patterns, may be considered. In some instances, patterns and designs may extend into the Landlord’s sidewalk. These type of entrances will be considered on a case-by-case basis when proposed in the Tenant’s Design Package.

Where Tenant and Landlord’s flooring materials meet, the Tenant shall match the Landlord’s finished floor elevation.

Security Equipment Electronic surveillance equipment, such as pedestal-style theft monitors that are located adjacent to the Tenant’s entry must be concealed within interior architectural elements or the storefront construction. Freestanding pedestals or hanging elements containing sensor equipment are prohibited.

Sound Insulation Tenant shall install double stud walls and sound insulation in the walls and on the ceilings, and such other sound insulation measures as required by Landlord when the Tenant’s business operation creates sounds or noises which may, in the Landlord’s sole discretion, disturb others. Sound insulation materials shall be non-combustible.

Stockrooms/Toilet Areas Stockrooms are required to have sealed concrete as a minimum finish. Restrooms are required to provide a waterproofing membrane and twelve inch (12”) high wainscot of the same waterproofing material. See Plumbing in the Technical Criteria for more information.

Kitchen Areas Kitchen and food preparation areas shall have floor finishes of quarry tile or poured epoxy.

Tenant shall install a waterproofing membrane system in all kitchen, food preparation and dishwashing areas. See Plumbing in the Technical Criteria for further information regarding waterproofing requirements.

Slab Penetrations Landlord’s prior approval is required for all floor penetrations. Tenant shall ensure that all slab penetrations within Tenant’s premises are properly sealed and remain watertight to prevent possible damage from leakage.

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Section 4: Awnings + Shade Elements .

SECTION 4 AWNINGS & SHADE ELEMENTS General Requirements for Awnings Awnings may be considered as part of a Tenants design package. They can emphasize the shop entrance, provide shade for a cafe, carry a part of the Tenant’s image, or provide color to the Tenant’s storefront.

The materials of an awning need to be durable, fire resistant and resistant to fade. Awnings may be lightweight structures of metal, glass or fabric. Wood may be used as a slated shading device. The use of fabric such as canvas is strongly encouraged. Awnings may be a solid color, striped or patterned and may carry the Tenant’s logo, or other decorative element. Text and images should either be sewn or silk-screened for durability and quality. Awnings may vary in shape, may have open or closed sides, and be fixed or operable.

Operable awnings are encouraged as part of a restaurant’s outdoor cafe. Restaurants located at the cafe areas of the Arcade Building will provide operable awnings that project to the edge of the curb.

Because of a desire for visual variety on the street, the use of the same awnings across several storefronts will be strongly discouraged. The existence and design of adjacent awnings will be considered in the approval of a Tenant’s awning proposal.

Because awnings can become dirty and fade, the maintenance of the awnings by the Tenant is crucial. Deteriorating awnings will give the appearance of a street in decay, and will not be permitted.

So that awnings will not interfere with pedestrians, awnings must be installed at least eight (8’) feet above the sidewalk to the lowest point of the awning. In general awnings will be supported entirely from the Tenant’s storefront. In some cases, awnings attached to the Landlord’s building will be considered.

Approval of awnings outside of the Tenant’s storefront will be decided on a case-by-case basis at the time of design proposals from the Tenant. Keep in mind that the installation of the support structure, and the repair of the building after removing the awning, will be the Tenant’s responsibility.

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Section 5: Exterior Furnishings.

SECTION 5 EXTERIOR FURNISHINGS Restaurants and cafe furnishings and fixtures will contribute greatly to the interest and vitality of the street at Santana Row, and are strongly encouraged. The furnishings should enhance the design concept and relate by material, color and design to the restaurant’s design. The quality and character of these furnishings should be reflective of the overall place, and must be maintained to the highest levels of appearance and functionality. Cut sheets of all exterior furnishings are required as part of the design review Submittal process.

Tables and Chairs Tables and chairs located in outdoor Tenant restaurant seating areas shall be of a high quality design consistent with the streetscape image and consistent with the restaurant image. The furniture should be constructed and finished to withstand heavy commercial use. Wood and metal are acceptable materials; resin products are generally discouraged, but there are a few new designs for chairs in polypropylene that may be acceptable, as approved by the Landlord. In general, seating should not be fixed in permanent locations.

The Tenant’s designer should check for any applicable code requirements.

Umbrellas Restaurants may use umbrellas as another means of shading, or to define a more intimate dining space. From a distance, restaurants will be recognized by the presence of colorful umbrellas. As with awnings, high quality materials like canvas are a necessity. Graphics are encouraged and will be reviewed by the Landlord. As with awnings, regular maintenance of umbrellas is critical.

General Requirements for Exterior Furnishings and Fixtures It is necessary for all fixtures and furnishings to be durable commercial grade, suitable for outdoor use. If any exterior fixtures are strictly functional such as the addition of radiant heaters, or supplemental lighting, those fixtures should be designed in such a way as to contribute to the overall design intent of the retailer, or the restaurant. Cut sheets of all fixtures and exterior furnishing will be required as part of the design review Submittal process.

SECTION 6 EXTERIOR LANDSCAPING Landscaping is an integral design element of Santana Row. Decorative landscape elements such as topiaries, potted plants, planters or other ornamental plantings are encouraged. Planters should be well maintained, so tenants shall install and acontract for the maintenance of any installed plantings. Items such as flowering bowls, floor posts, hanging pots, window boxes, topiaries or other small areas of planting, as well as vines, are encouraged to introduce greenery. Movable pots may be used to define shop entrances.

Planters should be placed as close to buildings as possible to reduce the obstruction of pedestrian paths. A planting proposal will be required during the design review Submittal process, if plants are to be used as part of the Tenant design.

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Section 7: Restaurants .

SECTION 7 RESTAURANTS Trash Containment Rooms Restaurants are required to have a separate trash containment room within their space for the staging and storage of trash. Trash cannot be placed in service areas, or other common areas of the project prior to being transported to the central trash areas. The trash containment room shall be waterproofed and shall be designed to not allow odors into the common areas or adjacent Tenant areas of the project.

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TABLE OF CONTENTS GENERAL PROJECT INFORMATION

SANTANA ROW DESIGN CRITERIA

SANTANA ROW TECHNICAL CRITERIA

SANTANA ROW SIGN CRITERIA

SUSTAINABLE DESIGN & GREEN RECOMMENDATIONS

Santana Row Technical Criteria

CONSTRUCTION RULES & REGULATIONS

Section 1: Structural Criteria + Section 2: Electrical Criteria.

SECTION 1 STRUCTURAL CRITERIA Construction Type:

Type I, unless specifically noted otherwise on the Project Drawing

Building Shell:

Building Shell is a combination of pre-cast concrete and topping slabs of varying height throughout the project. Most buildings have a post tension slab. No slab penetrations, upper or lower, may be made beyond 1/4” without prior scanning by Landlord’s required vendor to avoid cutting or damaging the post tension cables. Results must be submitted to Landlord for review.

Floor Load:

100 pounds per square foot non-reducible Any load in excess of this must be engineered and approved by Tenant’s structural engineer and then reviewed by Landlord’s structural engineer.

1.1 STRUCTURAL DRAWINGS AND REVIEW Any alterations, additions or reinforcements to Landlord’s structure required to accommodate Tenant’s Work shall be performed by Tenant, at Tenant’s expense, with Landlord’s prior written approval. Tenant, at Tenant’s expense, shall submit for Landlord’s approval a fully detailed and engineered set of structural drawings stamped by an engineer licensed in the state of California. All structural information and drawings shall be reviewed by Landlord’s structural engineer. The cost of Landlord’s structural review shall be reimbursed by Tenant.

Send all drawing submittals to Landlord -- Do not send directly to structural engineer.

Landlord’s Structural Engineer of Record:

FBA Inc. 195 Glenn Way, Suite 200 San Carlos, Ca 94070

SECTION 2 ELECTRICAL CRITERIA 2.1 LANDLORD’S WORK Landlord, at Tenant’s expense, shall provide a main service switch, fuses and eletrical meter (Kwh/Kwd) at Landlord’s central electrical room. Empty conduits for main electrical and telephone service from Landlord’s central electrical room stubbed to Tenant’s Premises will be provided by Landlord, the cost of which shall be reimbursed by Tenant. Refer to Project Drawings for assigned sizes and approximate locations of stub-ins. Tenant shall inform Landlord, in writing, in the event that Tenant’s design load requires a larger size switch and/or conduit than shown on the Project Drawings and shall reimburse Landlord for the cost of any changes.

2.2 TENANT’S WORK General Tenant shall install all work necessary for a complete electrical distribution system within the Premises including, without limitation: transformers, controls, and temporary power for Tenant’s construction.

Tenant shall extend service conduit from stub-in location to Tenant’s distribution panel within Tenant’s Premises. Tenant shall install feeder conductors from the main electrical switch located at Landlord’s 22

central electrical room to Tenant’s Premises. Final connections shall be performed under the supervision of Landlord’s Facilities Manager. Tenant shall install all telephone wiring from Landlord’s central distribution point to Tenant’s Premises.

Fire Alarm Systems If required by legal Requirements, Tenant shall install a fire alarm system within Tenant’s Premises and serving only Tenant’s Premises. Restaurants and assembly-type uses will require both a separate, independent system as well as an interconnect to Landlord’s Building Fire Alarm system.

All such work may be performed by Landlord’s authorized Fire Alarm Contractor at Tenant’s expense, or at Landlord’s option, by Tenant’s contractor.

Security Systems Any third-party monitored security systems shall be designed to send alarm signal without activating an audible local alarm, or have the capability to manually switch to such mode during Special Event Periods.

2.3 ELECTRICAL DESIGN AND CONSTRUCTION CRITERIA HVAC Wiring Tenant’s control wiring shall be powered off Tenant’s electrical distribution system.

Wire and Fuse Sizing All main feeder wires, from the main electrical switch located at Landlord’s central electrical room, shall be sized to meet the minimum fuse protection capacity of Tenant’s main electrical switch located at Tenant’s panel. Fuses shall be provided by Landlord at Tenant’s expense, and shall be of the rejection type and sized to meet the manufacturer’s requirement and all applicable Legal Requirements. Fuse reducers shall be UL listed, Class “J” type Bussman #21, (200 amp - 100 amp).

The minimum fuse size to be installed into Tenant’s main switch at Landlord’s central distribution point is 70 amps.

All main electrical feeder conductors from Landlord’s main panels to Tenant’s electrical panel shall be copper. Aluminum feeder conductors will not be accepted. The minimum wire size for Tenant’s main feeder conductors is #4 AWG-wire copper. Tenant is responsible for field verifying the distance from Tenant’s Premises to Landlord’s central electrical room for voltage drop and wiring shall be sized accordingly.

Materials Materials, products and equipment, including all components thereof, shall be new, shall appear on the Underwriters Laboratories list of approved items, and shall be sized in conformity with the requirements of the National Electrical Code and all applicable Legal Requirements, which are more stringent.

Conduit Conduit shall be galvanized steel, rigid heavy wall with threaded couplings or electrical metallic tubing. EMT or flexible metal conduit with glandular-type fittings shall only be used for the following connections: inside casework and as the final connection to recessed fixtures, or motors and electrical equipment which my generate vibration through the conduit system. Exposed conduits shall be in straight lines parallel with or at right angles to column lines or beams and separated at least three inches (3”) from water lines, whenever they run along side or across such lines.

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Wiring Minimum branch circuitry size shall be #12 AWG, excluding control wiring. All wiring shall be installed in rigid conduit. BX, Romex, AC, or MC type wiring will not be allowed. All main and branch circuitry wiring is to be of copper. All wiring is to have 600 volt insulation. Type TW, THW or THWN or THHN for branch circuitry and Type THW, THHN, TTHN for main feeders. Phase identification at both ends will be required. A maximum of six feet (6’ – 0”) of Type MC cable (copper only) will be allowed for connections to lighting fixtures above accessible ceilings.

Panel boards Lighting panel boards shall be of the following type: 3-Phase, 4-wire, circuit breaker with an adequate A.I.C. rating to meet potential A.F.C. values. Cabinets shall be constructed of code gauge steel, having a minimum gutter space of four inches (4”) on all sides. Doors should be hinged with keyed cylinder locks and keyed alike.

Circuit breakers should be the following type: thermal magnetic bolt-on with molded case, all with 2 and 3 –pole breakers of the common pull type.

Distribution panels should be of the following type: convertible which utilize automatic circuit breakers or fusible switches. Fusible disconnect switches shall be provided with current limiting fuses. Panels recessed in demising walls will not be allowed.

Transformers Transformers should be floor supported. If Tenant chooses to hang the transformer, Tenant, at Tenant’s expense, must provide detailed structural drawings prepared by Tenant’s licensed engineer.

All structural support members shall be installed by Tenant, at Tenant’s expense. Drawings must be submitted and approved by Landlord prior to construction. All transformers should be installed upon vibration isolation pads and shall be located no more than ten (10) feet from the rear wall of the Premises. Dry type transformers shall be of the following type: Class H rated. UL listed, 480 volt primary to 120/208 volt 3-phrase, 4 wire secondary with capacity adequate measured at a distance of one inch (1”) from the case per Publication #TF-1 – 1960 or per latest revision thereof.

Emergency Lighting Emergency lighting and exit sign requirements are per Code. Only edge lit exit signs will be permitted in the sales floor area. All emergency light fixtures must be powered from the emergency generator provided for the Project Supplemental battery back-up lighting in addition to the generator-fed lighting may be provided by Tenant.

Sales Floor Area Lighting All light fixtures in Tenant’s sales floor areas other than decorative fixtures shall be recessed. All recessed light fixtures installed within a rated ceiling shall be installed to provide a non-combustible assembly and meet all Legal Requirements. Connections to all lighting fixtures with Tenant’s sales floor areas shall be concealed. Tenant must submit catalog cuts of all proposed light fixtures within Tenant’s sales floor area for Landlord’s approval. Lighting fixtures shall bear the U.L. label.

Display Windows Display windows lighting should be glare free at the storefront glass line.

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Section 3: Mechanical Criteria.

Time clocks Electronic time clocks are required to control window lighting and storefront signs. Stores located in The Wall shall have a manual override switch for Landlord’s use for all display window and storefront lighting as well as signage for use during Special Event Periods. Display windows and signage must be illuminated twenty-four (24) hours a day, seven (7) days a week.

Showcase Lighting All showcase and display cases must be adequately lit using a concealed light source. Pre-wired fixtures must be UL rated and meet all applicable Legal Requirements.

Restaurant Hoods Restaurant Tenant’s exhaust hood fire suppression systems shall have on (1) set of dry contacts, N.O., for landlord’s Fire Alarm Contractor’s annunciation circuit. Should a system be initiated for fire suppression, the N.O. contracts shall close, completing the annunciation circuit from the Landlord’s main fire alarm panel.

SECTION 3 MECHANICAL CRITERIA* *(General -- Applies to all Retail and Restaurant Spaces) 3.1 GENERAL As part of the construction of the project, Landlord shall design and install a “Condenser Water System” to serve the Premises with condenser water. Landlord’s air conditioning system has been designed to cool air automatically based on the following design conditions: Summer Winter Outside 92º F D.B. 70ºF W.B. 45 D.B. Inside 75ºF D.B. / 50% R.H..

70 D.B. Outside air requirement shall be minimum required by code and Title 24 Energy Code.

Landlord’s condenser water system has been designed to handle a standard cooling allowance of 3.85 watts per square foot of Tenant’s floor area attribute to combined loads. If available, Landlord shall provide additional capacity equivalent of up to 8.0 watts per square foot, at Tenant’s expense.

Any such increased capacity requirement shall be reviewed with Tenant’s final working drawings.

Tenant will be charged a one time fee equal to $ per C.F. M. above that provided at Landlord’s standard allowance of 3.85 watts per square foot.

If additional air conditioning is required above 8.0 watts per square foot and in the event Landlord cannot meet Tenant’s required demand: Tenant, at Tenant’s expense, may be required to supplement the condenser water system with a separate, independent air conditioning system. Tenant’s supplemental air conditioning system must be a split system package type and the air handler must be suspended within the Tenant’s Premises.

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3.2 LANDLORD WORK In most cases, Landlord shall provide condenser water supply and return lines stubbed to a point within the premises. A ducted fresh air/make-up air system has been constructed by Landlord for Tenant’s use. Tenant shall provide connections to these existing ducts. Landlord will provide a central toilet exhaust duct system stubbed to Tenant’s Premises.

Tenant shall inform Landlord, in writing, in the event that Tenant’s design load requires a larger size condenser water line than shown on the Project Drawings and shall reimburse Landlord for the cost of any changes.

3.3 TENANT WORK General Tenant shall be responsible for extending the condenser water supply and return lines from the Landlord point of connection (P.O.C.) to Tenant’s desired location. Tenant shall design and perform all work necessary for a complete HVAC system within the Premises, including furnishing and installing all equipment electric heater, distribution ductwork, control wiring, conduit, thermostats, etc. plus a GPM meter and wiring by Landlord’s control contractor.

Water Source Heat Pump Tenants shall furnish and install the water source heat pump within the premises. Acceptable manufacturers are: International Environmental York, Trane, Carrier and McQuay. Tenant shall design their condenser water with 68ºF to 85ºF. All water source heat pump units shall be suspended and braced per detailed structural drawings prepared by Tenant’s licensed engineer.

Vibration Isolation Air handling units shall be installed complete with one foot (1’) deflection spring hangers with seismic restraints.

Thermostat Tenant shall furnish and install a thermostat to control the air conditioning system, powered from Tenant’s distribution panel within Tenant’s Premises.

Usage Meter Tenant shall be install a flow-type GPM meter, as per Landlord’s specification, to monitor Tenants usage of condenser water for billing purposes. In some cases, the meter is existing. Tenant to verify existing with Landlord.

Air Balancing Tenant shall be responsible for the balancing of all air distribution within Tenant’s Premises. Such balancing shall be performed by an AABC or NEBB Certified Engineer. Tenant will be responsible for providing a copy of the certified air balance report to the Landlord within 30 days of the store opening.

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Toilet Exhaust Tenant shall furnish and install, at Tenant’s expense: an electrical motor driving exhaust fan provided with back draft damper interlocked with light switch, and toilet room exhaust duct (s) shall be connected to Landlords duct system.

3.4 MECHANICAL DESIGN & CONSTRUCTION CRITERIA Ceilings The area above Tenant’s ceiling shall function as an open air return plenum. Construction above the ceiling shall meet all Legal and Code Requirements. There shall be no common plenum between tenant spaces: a rated demising wall shall be required.

Ductwork Tenant’s engineer shall design the air distribution ductwork system including grilles, fire dampers, duct detectors, etc. All distribution ductwork is to be per SMACNA low velocity standards and details, including insulated supply air distribution to all supply diffusers. Only rigid sheet metal distribution ductwork will be permitted. Flexible duct may be used for connection between air register/diffuser and main branch distribution shall be constructed of rigid sheet metal duct, only.

Flexible duct shall not exceed six feet (6’ 0”) in length from each register/diffuser.

Dampers Balancing dampers are required within two feet (2’ – 0”) of each supply register.

Grilles Return air grilles in Tenant’s ceiling are to be sized for a maximum face velocity of five hundred (500) FPM. No installation of HVAC system shall be permitted to cause or generate vibration or noise in the adjoining tenant or common areas.

Power & Wiring Tenant shall furnish and install wiring and conduit to the water source heat pump from Tenant’s electrical panel. Motors ½ HP and larger shall be fed at 480V – 3phase – 60 Hz. Motors 1/3 HP and smaller shall be fed at 120V – 1 phase.

Ceiling Access Landlord approved ceiling access panel locations are required for future service of the water source heat pump and any fire dampers. Removable lay-in type ceiling installed directly below the water source heat pump or fire damper will be considered acceptable access to meet Landlord’s requirement. All other types of ceiling systems shall be provided with flush access panels as per Legal Requirements. A minimum of five percent (5%) air returns are required in each ceiling system assembly in order to maintain the return air capacity to the mall system.

Mechanical System Design Requirements: All tenant improvement projects that require the replacement of existing Water Source Heat Pumps, or modifications to the condenser water system, will need to have the selected mechanical contractor conduct an onsite survey of the hydronic system prior to any demo work done to the system.

System pressures, and flow rates need to be measured and used to determine the design specifications needed. Landlord shall not be responsible for inaccuracies during the balance commissioning, nor will Landlord adjust the tertiary systems to accommodate failed balancing of the equipment.

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Section 4: Santana Row Central Plant: Site Condensor Water.

SECTION 4 SANTANA ROW CENTRAL PLANT: SITE CONDENSOR WATER CONTROL The central plant is located in the basement and the roof of building 13 at Santana Row. It provides condenser water for the heat pumps in buildings 3, 4, 5, 6, 7, 8 and 13.

The condenser water is distributed (supply and return) to the buildings through underground piping.

The piping is plastic and does not need to be insulated. The plastic construction is for corrosion resistance. The water temperature to the buildings is delivered in a temperature range from a minimum of 65°F in the winter to a maximum of 85°F in the summer. The heat pumps it serves operate effectively with these temperatures. The equipment in the central plant that is needed to temper the water and distributed can be broken down into three systems: site/distribution, cooling and heating.

The site portion consists of five pumps, all on speed drives to control the amount of flow to the site as the demand increases or decreases. One of these pumps is redundant; ie. only four pumps at one time are required. These pumps are all located in the basement of building 13. The pumps speed is controlled to maintain 55psi pressure on the supply to the site at all times. The water temperature to the site is regulated by either the cooling towers or the boilers.

The cooling is accomplished by circulating water through the cooling towers that are located on the roof of building 13. Cooling of the site water is required when the sum of all of the heat pumps are in the cooling mode. A set of heat exchangers, five total with one redundant, separates the cooling water from the site distribution water. The purpose of the separation is to ensure that the cooling towers’ water that is open to the atmosphere and the dirt/algae it pick up do not enter all of the site piping. This keeps the site piping water clean as it is not open to the atmosphere. There are five pumps, one redundant, all located in the basement of building 13 that circulate the water from the heat exchangers to the cooling towers. The cooling towers operate when heat is needed to be extracted from the system. There are a total of eight cooling towers on the roof. Each has a fan that is on a speed drive. The fans regulate the amount of heat by evaporative cooling to be released and controls the site temperature to a maximum of 85°F. The heating is accomplished by energizing the boilers that are located in the basement of building 13. Heating of the site water is required when the sum of all of the heat pumps are in the heating mode. There are a total of four boilers, one redundant. These are part of the closed loop and don’t need the heat exchangers. Each boiler has a pump that will inject necessary heat into the site to maintain a minimum temperature of 65°F. The central plant has a maximum capacity of 7,000 tons for the cooling mode and 30,000,000btuh for the heating mode. The maximum amount of water distribution at one time is 14,000 gallons per minute. The original calculations were based on the following: 1,200 Residential Units at 3 tons each 680,000sf Retail at 250sf/ton 400 hotel rooms at 1.5ton/room

3,600 tons 2,720 tons 600 tons 6,920 tons

Each tenant, whether a retail or residential tenant, has a meter to measure the condenser water flow for a monthly total. The central plant’s energy use, maintenance and other costs can then be allocated to each tenant based on the amount of water they used from the central plant for that month.

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4.1 SITE CONDENSOR WATER TEMPERATURE CONTROL The site condenser water supply temperature set point will be 70ºF (adj.).

When most of the site heat pump units are operating in the cooling mode, the site condensor water supply temperature will begin to rise above set point. When the site condensor water temperature is 5°F (adj.) above set point the BMS will enable the cooling towers (see cooling tower operation sequence) to bring the site condensor water supply temperature back to set point.

When most of the site heat pump units are operating in the heating mode the site condensor water loop temperature will begin to fall below set point. When the site condensor water supply temperature is 5°(adj.) below set point the BMS will disable the cooling towers (see cooling tower operation sequence). Then the BMS will enable the hot water boiler system (see hot water boiler operation sequence) to bring the site condensor water supply temperature back to set point.

4.2 SITE CONDENSOR WATER FLOW CONTROL Two lead site condensor water pumps will run continuously. The site condensor water flow is monitored. The total flow of all buildings is also monitored.

The site condensor water pumps control supply pressure and are measured in the basement of Building 13. The condenser water pressure is controlled with a software low signal selector. One setpoint is for control pressure and one is for the high limit pressure. The condenser water pressure setpoint is 55psi (adj.). The condenser water high limit setpoint is 80psi (adj.). When the lead VFD is above 90% speed and cannot maintain pressure set point the first lag site condenser water pump is enabled. Only four site condenser water pumps will ever run at one time, the fifth site condenser water loop pump is for back-up if one pump fails.

4.3 SITE CONDENSOR WATER SENSOR SELECTION Temperature & Flow: When the BMS determines that the primary sensor has failed, the BMS will use the backup sensor.

Alarms: BMS alarm will be generated when the site condenser water temperature rises above set point by 10°F (adj.) for 15 minutes. Alarms are also generated upon a failure to start or on loss of status after starting of pumps.

4.4 COOLING TOWER OPERATION When most of the site heat pump units are operating in the cooling mode, the site condensor water supply temperature will begin to rise above set point. When the site condensor water temperature is 5°F (adj.) above set point the BMS will enable the cooling towers (see cooling tower operation sequence) to bring the site condensor water supply temperature back to set point.

The boiler system never runs at the same time that the cooling tower system is running.

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The BMS will control the 4 cooling towers to maintain the cooling tower water supply temperature.

Each cooling tower has 2 cells. Each cell has its own individual isolation valve and a cooling tower fan with a VFD. The 4 cooling towers are piped to work in pairs, (CTI3-1 & -2) is paired with (CTI3-3 & -4) and (CTI3-5 & -6 is paired with (CTI3-7 & -8). There are group isolation valves that separate the cooling tower groups from each other.

The BMS will command both individual isolation valves open and the related cooling tower fan VFDs on, at the same time. Both isolation valves for the cells in each cooling tower must be open for each cooling tower water pump (CWP-13-6 thru CWP-13-10) that is on-line. When the 2 individual isolation valves (CTIV-2) for the first cooling tower’s cells are commanded open (relays R-1 & R-2 or R-5 & R-6), their end switches will energize the interlock relays (relays R-25 & R-26 or R-29 & R-30) when they are 97% open. The group isolation valve (CTIV-1) for the pair of cooling towers is interlocked to open (relays-R-9 or R-10) when both individual cooling tower cell isolation valves are open. When the group isolation valve is 97% open its switch will energize the interlock relays (relays R-33 & R-34 or R-35 & R-36).

When a set of individual isolation valves and a group isolation valve are open, an interlock signal is sent to the basement TCP to allow the cooling tower water pumps to run when the BMS enables it.

Before the cooling tower fan VFD can start, the related individual isolation valve is open (relays R-25 thru R-32) and the related group isolation valve is open (relays R-33 thru R-36) and the related cooling tower vibration switch is normal (relays R-17 thru R-24). Then the cooling tower fan VFDs will start when the BMS enables them (relays R-11 thru R-14). The cooling tower fan VFDs will modulate to maintain cooling tower water supply temperature set point.

When the cooling tower water supply temperature continues to rise above set point and the VFD is at 90% speed, then the second cooling tower system (second stage cooling) in the lead group is enabled and a second cooling tower water pump is enabled. If the cooling tower water supply temperature again continues to rise above set point and the VFDs are at 90% speed, then the first cooling tower system (third stage cooling), in the lag group of cooling towers, is enabled and a third cooling tower water pump is enabled. Again, if the cooling tower water supply temperature continues to rise above set point and the VFDs are at 90% speed, then the second cooling tower system (fourth stage cooling) in the lag group, is enabled and the fourth cooling tower water pump is enabled. Only 4 cooling tower water pumps will run at one time, the fifth cooling tower water pump is for back up if one pump fails.

The sump water pumps (SWP-1 thru SWP-4) will run when it’s associated cooling tower system and group is enabled.

Alarms: BMS alarm will be generated when the cooling tower water supply temperature rises above set point by 10°F for 15 minutes. Alarms are also generated upon a failure to start or on loss of status after starting of pumps or cooling tower fans.

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4.5 HOT WATER BOILER OPERATION When most of the site heat pump units are operating in the heating mode, the site condenser water loop temperature will begin to fall below the set point. When the site condenser water loop temperature is 5°F (adj.) Below the set point, the BMS will enable the hot water boiler system to bring the site condenser water supply temperature back to the set point.

The cooling tower system never runs at the same time that the boiler system is running.

The hot water boilers will be enabled-disabled (relays R-28 thru R-31) by the BMS. The hot water boilers’ factory control panel will control the hot water supply temperature to its set point. On a “call for heating” the BMS will first command the lead boiler’s isolation valve (BIV-1) to open. The hot water pump is then interlocked to energize when the isolation valve is open. After the BMS receives feedback that the pump is on, the lead boiler is then enabled. The BMS will monitor the hot water supply, hot water return and hot water bypass temperatures. The hot water supply temperature will be used to modulate the 3-way bypass valve to maintain the hot water return temperature set point 140°F (adj.) minimum. This is to keep the boilers from receiving low water temps returning to the boilers. When demand for hot water increases beyond the capacity of the lead boiler, a second boiler and pump will start. If demand continues to increase, a third boiler and pump is enabled.

When the demand for hot water increases beyond the capacity of the 3 boilers then the fourth boiler and pump is enabled. Only 4 hot water pumps will run at one time and the fifth hot water pump is for back up if one pump fails.

Control Sensor Selection: Temperature: When the BMS determines that the primary sensor has failed the BMS will use the back-up sensor.

Alarms: BMS alarm is generated when the hot water supply temperature rises above set point by 10°F for 15 minutes. Alarms are also generated upon a failure to start or on loss of status after starting a pump.

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Section 5: Additional Restaurant + Food Use Mechanical Criteria.

SECTION 5 ADDITIONAL RESTAURANT/FOOD USE MECHANICAL CRITERIA 5.1 KITCHEN/EXHAUST EQUIPMENT Due to the vertical nature of this project, there is an extremely limited amount of roof space available on the roof for equipment. No fans, HVAC units, vents, louvers, grilles, ducts, other devices or equipment shall be installed on the roof and/or in any demising partitions, exterior walls or upper-level floor without Landlord’s prior written approval. Prior to commencing drawings, Tenant should submit to Landlord a conceptual schematic design of all proposed rooftop equipment for Landlord’s review. In some instances, equipment may need to be located within the tenant space or re-engineered to eliminate the need. Landlord’s condenser water loop may be utilized for certain refrigerant needs of Tenant if possible.

Rooftop Equipment If applicable Tenant shall provide plans and specifications showing the device (s) or equipment locations (s) and opening (s), installation details, weight specifications, structural reinforcing details, roof curb details and structural opening details and seismic calculations. Any mechanical equipment exceeding 500 1bs. which is proposed to be either hung from or placed on Landlord’s structure must be designed and engineered by Tenant at Tenant’s expense, and submitted to Landlord for Landlord’s prior to the start of construction. All work shall be in accordance with all applicable Legal Requirements. Any roof screens required in Landlord’s sole and absolute discretion shall be installed

by Tenant, at Tenant’s expense.

All Tenant-required openings, roof curbs, structural reinforcing, and installation or enclosures for duct shafts must be approved by Landlord and installed by Tenant, at Tenant’s expense, in accordance with the roofing criteria. See Roofing Criteria Section for further detail.

Pollution Control Systems All restaurants and odor-producing operations shall be required to provide an adequate exhaust pollution control system at Tenant’s expense. A common outside air intake shaft space is provided to the premises. A mandatory odor control system must be installed on all restaurant exhaust systems including grease exhaust as specified below. Tenants must install the Gaylord “Clear Air” Pollution Control Unit (Model RSPC-H) or equivalent substitute as approved by Landlord for odor pollution.

City of San Jose, San Jose Fire and other approving jurisdictions should be included early in this design.

5.2 SUPPLEMENTAL HVAC DESIGN AND CONSTRUCTION CRITERIA (If Required) Wiring and Power All Supplementary HVAC equipment shall be provided by Tenant’s electrical panel located within Tenant’s Premises. Landlord’s condenser water loop may be used for condenser water to mitigate the installation of rooftop refrigeration equipment.

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Life Safety Building 1 Tenant’s HVAC equipment shall be complete with an economizer option and override relays to control dampers for smoke controls and smoke detectors to override the HVAC equipment operation when smoke reaches said HVAC equipment. Tenant is responsible for contacting Landlord’s Tenant Service Department for information regarding smoke control.

SECTION 6 PLUMBING CRITERIA* *(General -- Applies to all Retail and Restaurant Spaces) General Refer to “Section 1 Structural Criteria” regards to slab requirements. All penetrations must be scanned in advance by Landlord approved vendor with prior Landlord approval.

6.1 LANDLORD’S WORK Water Water service, sanitary sewer line and sanitary vent shall be brought to a point above or directly beneath the Premises by Landlord. Please refer to the Project Drawings for approximate locations and sizes.

Water Meters Tenant will be required to provide a remote reading water meter assembly.

Gas Medium pressure natural gas main lines for restaurant and food use Tenants. Tenant, or Landlord’s option. Landlord, (at Tenant’s expense) must size and install gas piping from the distribution point along designated raceways to the Premises. Tenant, at Tenant’s expense, shall provide for a gas meter obtained through the gas utility provider.

Tenant shall inform Landlord, in writing, in the event that Tenant’s design load requires larger size: domestic water, sanitary sewer, and/or sanitary vent than shown on the Project Drawings and shall reimburse Landlord for the cost of any possible changes.

6.2 TENANT’S WORK Tenant shall connect to and extend all piping including sewer, water, vent and gas piping (if applicable) from the stub-in location within Tenant’s Premises.

Tenant shall install all plumbing fixtures and rough-in plumbing.

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6.3 PLUMBING DESIGN AND CONSTRUCTION CRITERIA The following criteria applies to both retail and restaurant Tenants.

All work shall meet all applicable Legal Requirements.

Restrooms All Tenant spaces in excess of one thousand (1,000) square feet are required to have at least one (1) ADA-compliant employee restroom facility. In addition to this minimum, restaurants are required to comply with all applicable Legal Requirements with respect to number of restroom facilities.

Piping All sanitary sewer and vent piping shall be cast iron. Domestic water piping shall be a minimum of Type “L” copper. Plumbing fixtures and fittings shall be of commerical quality.

Hair Interceptor Individual hair interceptors shall be installed on all sinks, basins and special sanitary units which may in any way receive human or animal hair. Tenant shall provide for the proper maintenance and cleaning of all hair interceptors.

Hot Water Heaters No common hot water system provided. Tenant-furnished hot water heaters may be installed inside a sheet metal pan and pop-off drain will be permitted to run into the sealed sheet metal pan. The pan shall have a drain line connected to a tail piece section of the lavatory waste pipe, or such other section provided all applicable Legal Requirements are met. Relief valve drain line must terminate at an approved receptor in accordance with all applicable Legal Requirements. There is no common venting system for hot water heaters.

Penetrations Tenant must core drill all slab penetrations and ensure that they are properly sealed and remain watertight. Any penetrations must be reviewed and approved by Landlord. Refer to “Section 1 Structural Criteria” regards to slab requirements. All penetrations must be scanned in advance by Landlord approved vendor with prior Landlord approval.

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Section 7: Additional Restaurant Plumbing Criteria.

SECTION 7 ADDITIONAL RESTAURANT PLUMBING CRITERIA 7.1 GREASE INTERCEPTORS The use and installation of grease interceptors for grease-producing tenants shall be governed by code.

In the event grease traps are required for all food preparation areas having pot sinks or any grease-producing appliances that discharge into the waste system. Landlord, at Landlord’s sole discretion, may elect to provide a common usage grease collection and disposal system(s) within the Project. In such event, Landlord will determine which tenant spaces will be able to utilize this common system and shall construct the grease trap container, piping to the Tenant space, removal and maintenance facilities. Tenant shall pay its pro-rata share of the cost of the system. Landlord shall clean and maintain the system(s) and the cost of such passed through to Tenant pursuant to the common area maintenance section of the Lease.

However, in the event Landlord elects not to provide such system, or for any Tenant spaces which are unable to connect to the common usage system(s) grease-producing tenants will be required to install an individual grease trap within their own premises as allowed per code.

7.2 TENANT WORK Check Meters Restaurants will have separate meters for water usage, furnished by Landlord and installed by Tenant, at Tenant’s expense. Tenant shall be responsible for the installation of the meter and shall be billed directly from the local water utility provider.

Waterproofing Membrane All tenant restrooms areas as well as all restaurant food preparation areas and trash containment rooms shall install a trowelled-down, rubber-based waterproofing membrane such as Dex-O-Tex (or equal) at least twelve inches (12”) up all adjacent walls and to the full extent of any wet wall.

Piping Tenants serving soft drinks, juices, alcoholic beverages and any corrosive liquids shall use “Duriron” piping or waste lines.

Condensate Lines Condensate lines for refrigeration units must terminate within Tenant’s Premises in accordance with all applicable Legal Requirements. Condensate lines may not be terminated into Landlord’s storm drain system.

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Section 8: Fire Sprinkler Criteria.

SECTION 8 FIRE SPRINKLER CRITERIA 8.1 LANDLORD’S WORK A connection point to an automatic sprinkler system has been stubbed into the premises in accordance with Landlord’s sprinkler system design.

8.2 TENANT’S WORK Tenant shall design , furnish and perform all work necessary for a complete fire sprinkler system within the premises, including, but not limited to distribution piping from Landlord stubbed-in point of connection, drops, and finish heads. Tenant’s fire sprinkler plans must be reviewed and approved

by Landlord and/or Landlord’s insurance underwriter (Factory Mutual) for conformance to the Project’s sprinkler system prior to beginning any work.

Tenant shall be permitted to use any fire sprinkler contractor of their choice provided such contractor is licensed, bondable and meets all of Landlord’s requirements in its sole and absolute discretion.

Landlord reserves the right to disapprove the use of a particular contractor it deems unsuitable to work in the project. Although Tenant may select any qualified Fire Sprinkler Contractor for the performance of Tenant’s work, all tie-ins to the main system shall be coordinated with Landlord’s Fire Sprinkler Contractor. This process is more fully defined in the following section.

8.3 SPRINKLER SYSTEM TIE-IN PROCEDURES All tie-ins to Landlord’s system shall be performed by Landlord’s Fire Sprinkler Contractor at Tenant’s expense.

The following outline will serve as the standard protocol for initiating a tie-in to Landlord’s base fire sprinkler system: 1.

Tenant’s Fire Sprinkler Contractor will contract Landlord Fire Sprinkler Contractor no sooner than 48 hours prior to needing the tie-in work performed.

2.

Landlord’s Fire Sprinkler Contractor will provide Tenant’s Fire Sprinkler Contractor with a cost to perform such tie-in.

3.

Upon Tenant’s written acceptance and approval of cost, Landlord’s Fire Sprinkler Contractor will be authorized to perform the proposed work within the Tenant’s Premises, provided Tenant’s contractor is at a stage of construction suitable for said work to begin.

4.

Upon Landlord’s Fire Sprinkler Contractor’s completion of Tenant's Work.

Landlord will issue an invoice for payment to Tenant in an amount equal to the agreed fire sprinkler change order amount.

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Section 9: Fire Alarm System Section 10: Satellite Dishes Section 11: Sound and Vibration Insulation / Isolation.

SECTION 9 FIRE ALARM SYSTEM Subject to all Legal Requirements, Tenant shall install a fire alarm system within Tenant’s Premises and serving only Tenant’s Premises. Restaurants and assembly-type uses will require both a separate, independent system as well as an interconnect to Landlord’s Building Fire Alarm system. All tie-in work may be performed by Landlord’s authorized Fire Alarm Contractor, at Tenant’s expense, or at Landlord’s option, by Tenant’s contractor.

SECTION 10 SATELLITE DISHES There shall be no installation of any satellite dishes, antennas, or other data/TV signal communication devices on Landlord’s roof. If Landlord elects to provide a common system, Tenant will be required to establish service with Landlord’s designated service provider. Please contact Landlord’s Tenant Services Department or General Manager for updated information.

SECTION 11 SOUND AND VIBRATION INSULATION/ISOLATION MEASURES At Tenant’s expense, Tenant (or at Landlord’s option, Landlord, at Tenant’s sole cost and expense) shall design, furnish and install sound attenuation measures of the floors, walls, ceilings and equipment in the Premises as required by Landlord when, in the sole and absolute judgement of Landlord, other tenants or occupants of the surrounding neighborhood. Landlord shall determine the need for and the extent of the required insulation/isolation measures and shall so advise Tenant of the required standards for affected areas.

In general, the following guidelines will apply (these are intended for general reference only: Landlord shall be the final arbiter of sound insulation decisions); 1. Tenants having storefronts or windows shall be required to provide a minimum STC 39 rating of their storefront assemblies (equivalent to ½” tempered glass or better).

2. Horizontal insulation between a moderately sound-producing tenant and adjacent premises or service areas shall achieve an STC rating of 55-60 or better (equivalent to two layers of 5/8” gypsum board on either side of 4” metal studs, with batt insulation in between).

3. Horizontal sound insulation between a louder venue (such as a live performance venue) and adjacent premises shall be required to achieve an STC rating of 60-65 between the Premises and adjacent occupancies or service areas.

4. Vertical sound insulation:depending on the use of the Premises, Tenant shall be required to achieve an STC 55-60 for moderately sound-producing tenants between Tenant and tenants either above or below. Tenants are advised to consult an acoustical engineer.

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Section 12: Roofing Criteria.

SECTION 12 ROOFING CRITERIA The location of all rooftop equipment must be pre-authorized before commencing construction. All Tenant Roof Work will be performed by Landlord’s Roofing Contractor, at Tenant’s expense. Tenant must include all applicable project roofing details with their final construction drawing submittal package.

12.1 ROOF SCREENING DEVICES Due to the mixed-use, vertical nature of this project, roof space is extremely limited. There are various sightline, noise, odor and aesthetic concerns which will necessiate that all roof top equipment shall be screened, sound or vibration isolated and/or enclosed from view. Landlord’s, in Landlord’s sole and absolute discretion, shall determine the need for an extent of any screening devices needed as a result of Tenant’s equipment and shall so advise Tenant. Landlord shall at Landlord’s option, either contract any such screening devices (for Tenant’s sole use or in common with other Tenant’s equipment and shall so advise Tenant. Landlord shall at Landlord’s option, either construct any such screening devices (for Tenant’s sole use or in common with other Tenants at the Project, and Tenant shall pay Tenant’s prorata share of the cost of such screening) or require Tenant to construct such devices at Tenant’s cost. Roof screening devices shall be designed by Landlord and shall incorporate similar façade treatments and colors utilized in the design of the rest of the building.

12.2 LANDLORD REVIEW AND APPROVAL Prior to any modifications being made to Landlord’s roof and/or the placement of any equipment either hung from or placed on Landlord’s roof, Tenant, at Tenant’s expense, shall submit detailed engineered drawings, including structural drawings, showing all proposed Roof Work necessary to accommodate Tenant’s Work, for Landlord’s approval.

Tenant’s drawings must include the following information with their final construction submittal package: 1.

2.

3.

All applicable roofing details and exhibits Exact sizes, dimensions, and locations of all equipment and penetrations Sections through the roof for all equipment and penetrations

At Landlord’s sole option, Landlord shall have the right to disapprove any Tenant’s Work requesting modificaitons to Landlord’s roof which does not conform to the Roofing Criteria and/or Legal Requirements.

Fees incurred by Landlord for structural review and/or any other reviews of Tenant’s Work shall be reimbursed to Landlord by Tenant upon receipt of invoice.

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12.3 DESIGN & CONSTRUCTION CRITERIA No equipment, including: conduit, piping, curbs, flashing and/or other items necessary as the result of Tenant’s Work will be permitted to sit directly on the exterior roof surface. All equipment is to be installed over structural members (typically at the intersection of column lines).

Prior to Landlord’s proceeding with any modifications, Tenant’s Contractor will be required to outline on the roof (i.e. spray paint, tape, etc.) all equipment sizes and locations. This will serve as a precautionary step to avoid any conflicts with equipment locations and job-site conditions.

Landlord’s Roofing Contractor will not be authorized to perform any Roof Work until the above requirement has been satisfied.

All equipment must be identified on the roof by stenciling both Tenant’s name and space number on one (1) side of each piece of equipment.

Curbs Roof curbs shall be “Thy” curbs or equal as approved by Landlord. No wood sleepers of any kind will be allowed. Roofing curbs shall provide for an eight inch (8”) minimum clearance at the highest point of all equipment from Landlord’s exposed roofing surface.

Roof Drainage If the placement of any equipment results in the restriction of roof water flow and/or creates a ponding situation, Tenant will be required to provide cricket(s) or other acceptable methods for maintaining the proper drainage.

Electrical Disconnect Each Unit of HVAC equipment including make-up air units, odor pollution control systems, grease exhaust fan units, air conditioners, and toilet exhaust fans, shall have their own electrical disconnect and pipe penetration twelve to eighteen inches (12”-18”) from the unit served by that designated conduit.

Electrical Conduit All make-up air/cooking exhaust electrical interlock wiring shall be in conduit and shall be installed within the Tenant’s attic space-no exposed wiring will be permitted. Exposed conduit on roof shall only exist at penetration next to the designated unit of equipment. Conduit must be located no less than twelve inches (12”) and may not exceed eighteen inches (18”) from the equipment being serviced.

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Condensate Drainage If applicable, all package air conditioning unit condensate piping shall be installed so the piping attaches to the unit at the designated place then penetrates the roof twelve to eighteen inches (12”-18”) from the air conditioner. The condensate piping is then directed to the Tenant’s floor drain located in their restroom and kitchen. Piping installed within the Tenant’s ceiling and space shall be insulated and airtight to prevent the formation of condensation. Condensate piping shall be copper type “M”.

Pipe Penetrations All pipe penetrations must be of lead or metal and conform to the details supplied. Roof Jacks will not be permitted to contain more than one pipe or conduit. If multiple pipes are penetrating the roof, Tenant must provide a multiple pipe enclosure.

Clearance Requirements No exhaust or vent shall be within fifteen (15) feet of any rooftop supply air vent. When locating restaurant supply and return air ducts at the roof level special consideration should be given to the distance between supply air intake ducts and exhaust ducts. Also, the direction of discharge from exhaust vents should be such to prevent odors from entering other systems.

Weather Prevention Any penetrations to Landlord’s roof which are not sealed by Landlord’s Roofing Contractor the same day must be properly sealed by Tenant at the end of each day to prevent any damage, until properly roofed. Tenant’s Contractor will be required to provide a plywood cap with visqueen, which is to be secure for all roof curbs which have not been roofed in.

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MECHANICAL / ELECTRICAL SCHEDULE Tenant Name Space Number Floor Area Tenant Calculated Design Heating Load:

BTUH

Tenant Calculated Design Cooling Load:

BTUH

Tenant Calculated Design Air Supply:

CFM

Landlord Alloted Air Supply:

CFM

Additional Air Supply Required:

CFM

Toilet Exhaust:

CFM

Supplemental HVAC Unit Information (Make, Model, CFM, etc.)

ELECTRICAL LOAD BREAKDOWN Lighting:

Watts

Signs:

Watts

Appliances:

Watts

Receptacles:

Watts

Equipment:

Watts

Electric Water Heater:

Watts

Electric Heater:

Watts

Miscellaneous

Watts

Total Connected Electrical Load:

Watts/sf 41

TABLE OF CONTENTS GENERAL PROJECT INFORMATION

SANTANA ROW DESIGN CRITERIA

SANTANA ROW TECHNICAL CRITERIA

SANTANA ROW SIGN CRITERIA

SUSTAINABLE DESIGN & GREEN RECOMMENDATIONS

Santana Row Sign Criteria

CONSTRUCTION RULES & REGULATIONS

Sign Criteria Snapshot.

SIGN TYPES + DESCRIPTIONS The two most important aspects of a sign are that it be clearly visible and that it accurately reflect the brand and character of the store.

Below is a snapshot of the various types of signage available at Santana Row, please confirm the Leased Premises’ location within the Village to determine which signage requirements apply to the Leased Premises. The signage to which Tenant is entitled is governed by the terms and conditions of Tenant’s Lease.

Tenant and its sign vendors must contact Tenant Coordination to request the comprehensive and detailed Santana Row Sign Criteria prior to seeking signage permits or fabricating signage. Failure to do so will be at Tenant’s sole risk.

IN-LINE TENANT(S) SIGN TYPE STORE FRONT SIGNS

BLADE SIGN TYPE A

BLADE SIGN TYPE B BLADE SIGN TYPE B

QUANTITY LOCATION One (1) Per available building condition. On building wall of Tenant leased space One (1) Per available building condition.

One (1) Per available building condition.

One (1) Per available building condition.

SIGN DESCRIPTION

MAX SIGN AREA

COPY

1.5 SF per linear foot Three dimensional pin mounted Tenantname/ /logo of store front, demising halo lit or externally illuminated wall to demising wall.

Non-Illuminated oubl d e- faced sign with integral hanging bracket per Landlord specifications.

24” H x 48”W max size. Included in total 1.5 SF Tenant sign allowance

24” H x 30”W max Illuminated oubl d e- facedsign size. Included in total with integral hanging bracket 1.5 SF Tenant sign per Landlord specifications. allowance 24” H x 48”W max Illuminated oubl d e- facedsign size. Included intotal with integral hanging bracket 1.5 SF Tenant sign per Landlord specifications. allowance Letter Max height: 6” Logo Max height Non-illuminated 3MScotchcal 10”, 36" A.F.F. or 6" vinylwindow graphics. above knee wall

Tenant name/logo,with minimum ¼”– 3/8” raised letter No acrylic Tenantname/logo

Tenantname/logo

WINDOW SIGNS

Tenant name and logo.

Tag line may be considered.

SUITE# SIGNAGE

One (1) per tenant ear r delivery door. One (1) front entry door.

White vinyl graphics

4" Max height letters Suite # only

LIFESTYLE/ IMAGE PANELS

Per Landlord’s discretion In lieu of windowtinting

Vinyl graphics

Full size window panel Branded photography

AWNING GRAPHICS

Non-illuminated Per available building condition. Name, logo’s only Sunbrella materials required.

Engineering for mounting by Tenant.

Sized to fit area AwningGraphics shall Tenantname/ /logo be calculatedi n total signage allowance per building facearea.

UMBRELLAS

Food Users Only As permitted at Landlord’s discretion

NA

Patio Umbrellas

Tenantname/logo.

Tag line considered

Suite #

No Graphics Permitted

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PAD SITE + FREESTANDING TENANT(S) 10,000SF (+) SIGN TYPE

QUANTITY LOCATION

SIGN DESCRIPTION

MAX SIGN AREA

One (1) Per available building Three dimensional pin mounted condition. On building wall of halo lit or externally illuminated Tenant leased space

1.5 SF per linear foot of store front/exterior building frontage

BLADESIGN

One (1) Per available building Illuminated oubl d e- facedsign with condition. integral hanging bracket per Landlord specifications.

24” H x 48”W max size.

Included in total 1.5 SF Tenant sign allowance

REAR DOOR SIGN

One (1) per tenant Rear deliverydoor.

12"x18"

BUILDING SIGNAGE

WINDOW GRAPHICS

LIFESTYLE/ IMAGE PANELS

AWNING GRAPHICS/ SIGNAGE

Tenant name and logo.

Tag linemay be considered.

Per Landlord’s discretion In lieu ofwindow tinting Per available building condition.

Vinyl graphics

Non-illuminated 3MScotchcal vinyl window graphics.

Vinyl graphics

Letter Max height: 10” Logo Max height 12”, 36" A.F.F. or 6" above knee wall

Full size window panel

Non-illuminated Sized to fit area Awning Graphics shallbe Name, logo’s only calculatedi n total Sunbrella materials required.

Engineering for mounting by Tenant.signage allowance per building facearea.

COPY Tenantname/logo,

Tenantname/logo,

Tenantname & suite number

Tenant name/logo.

Tag line considered

Branded photography

Tenantname/ /logo

MINIMUM SIGNAGE Santana Row Retail Santana Row Park Valencia Food Users Santana Row Office

One (1) primary illuminated identificationbuildingsign on the frontbuildingelevation. One (1) rear door sign and one (1) front door sign with Suite # only. One(1) listingon each project directory One (1) primary illuminated identificationbuildingsign on the frontbuildingelevation. O ne (1) rear door. One (1) listingon each project directory sign.

As per lease, Office Tenants may be given one (1) primaryidentificationbuildingsign at pre-det ermined l oca ti on onbuildingelevation. One (1) reardoor sign. One (1) listingon each project directory

44

Santana Row Sign Criteria.

SANTANA ROW SIGN CRITERIA INTRODUCTION The Tenant Sign Criteria for Santana Row has been developed to guide and assist Tenants in designing exciting, highly effective, high standard, quality storefront branding signage solutions.

The guidelines established herein will ensure that Tenant Identification is of consistent quality and is compatible with the architectural character of the Center as well the governing Master Signage Criteria Requirements as approved by local jurisdictional entities.

Each proposed sign will be evaluated for design adherence as well as compatibility with neighboring signs and overall character of the Center’s signage/messaging and graphics program.

Tenant’s signage depends on location and architectural conditions at the store fronts within the Center.

Tenant sign designs shall conform to this Tenant Sign Criteria and Guidelines and shall require Landlord’s Design Committee written approval, prior to tenant's applying for building permits or authorizing fabrication. Maps and figures indicate typical design concepts and locations. Exhibits are not intended to suggest final sign designs or locations.

SECTION 1: TENANT RESPONSIBILITY Tenants shall pay for all costs of design, fabrication, installation and associated hardware for Tenants signage. Tenants shall be required to make submittals in a timely manner.

Each Tenant shall meet the following requirements: A. Minimum Signage Each Tenant shall provide the following minimum amount of signage: MINIMUM CONTENTS

Santana Row

One (1) primary illuminated identification building sign on the front building elevation. One (1) rear door sign and one (1) front door sign with Suite # only. One (1) listing on each project directory

Santana Row Retail Park Valencia Food

One (1) primary illuminated identification building sign on the front building elevation. One (1) rear door. One (1) listing on each project directory sign.

Santana Row Office

As per lease, Office Tenants may be given one (1) primary identification building sign at pre-determined location on building elevation. One (1) rear door sign. One (1) listing on

45

Signage and graphics are considered a necessary and integral part of the architecture, and as such Tenants are encouraged and expected to utilize the available signage and graphic opportunities in a tasteful and professional manner, in order to maintain and contribute to the distinct and unique sense of place of the Shopping Center. Sign messaging shall be limited to Tenant’s name and logo, no advertising devices, slogans, tag lines, symbols and/or marks shall be permitted.

Tenant shall design, fabricate and install the minimum required signage prior to opening for business. If signage is not in place by that date, the Landlord may order sign fabrication and installation on the Tenant's behalf. The Tenant shall reimburse the Landlord for these costs.

B. Maximum Allowable Sizes The Tenant shall conform to the criteria for sign sizes and locations designated in these guidelines, or otherwise designated by the Landlord, for its particular bui lding elevation, subject to maximum allowances for size and quantity established by the City.

C. Expenses Tenant shall pay 100% of all costs related to its signage including but not limited to: • • • • • •

Sign design & Engineering as required for mounting sign to building Permit processing costs, application and inspection fees Installation of electrical service from tenant panel to sign, time clock and/or contactor Sign maintenance and removal at Lease expiration Building repairs as required by Landlord to return fascia to like new condition before and/or after signage install or removal Mounting hardware, brackets and any associated installation equipment of materials

D. Maintenance and Removal The Tenant is responsible for maintaining the good appearance and proper operating condition of signs. Upon termination of lease Tenant at its own expense shall remove all signs and restore building walls to like new condition. Work areas during sign installation and removal shall be maintained in clean and orderly condition. Work shall be performed during approved work hours. Damage to building or landscaping resulting from sign installation or removal shall be repaired and left in like new condition to the reasonable satisfaction of the Landlord. All work shall be inspected and shall be coordinated with Landlord on site representatives.

E. Non-Conforming and Deteriorated Signage If directed by the Landlord, Tenant shall correct, replace or remove any sign that is in a deteriorated condition or that has been installed without Landlord's prior written approval and/or that is not in conformance with the approved plans and criteria. If Tenant does not conform to the foregoing requirements, Landlord may perform the work and Tenant shall reimburse Landlord for these costs.

46

F. Definitions Storefront Area of building elevation used in calculating sign area. In-line Tenants shall be measured from center line of demising wall to demising wall.

Pad Site / Outparcel Building Freestanding building occupied by a single tenant or user.

Major / Anchor Tenant Tenant’s occupying Pad Site/Outparcel/Freestanding Buildings or 10,000 square feet of lease space or more.

Building Face e exterior building elevation fronting right of way traffic and Tenant merchandising areas SECTION 2: SITE PLANS A. Sign Types / Descriptions e two most important aspects of a sign are that it be clearly visible and that it accurately reflect the brand and character of the store.

Below is a snapshot of the various types of signage available at Santana Row, please confirm you location within center to determine the sign opportunities for your location.

Details for all signs can be referenced in the attached Sign Exhibits.

MINIMUM CONTENTS

Santana Row

One (1) primary illuminated identification building sign on the front building elevation. One (1) rear door sign and one (1) front door sign with Suite # only. One (1) listing on each project directory

Santana Row Retail Park Valencia Food

One (1) primary illuminated identification building sign on the front building elevation. One (1) rear door. One (1) listing on each project directory sign.

Santana Row Office

As per lease, Office Tenants may be given one (1) primary identification building sign at pre-determined location on building elevation. One (1) rear door sign. One (1) listing on

47

ACCESS, POWER & COMPLIANCE Access panels through Tenant ceilings and/or catwalks required to service Tenant sign equipment must be provided per Code and at Tenant’s expense. Access panels required for concealed transformers must be located at the backside of entry soffits. Access panels will not be permitted on underside of entry soffits.

All illuminated storefront signage shall be on the Tenant’s electrical circuit, and controlled by a timer set to the Landlord’s established hours. Light levels on signage lighting plan and shall be controlled by a lockable dimmer switch and circuit. All illuminated signs must be fabricated and installed in compliance with applicable building and electrical codes and must bear UL labels.

48

TABLE OF CONTENTS GENERAL PROJECT INFORMATION

SANTANA ROW DESIGN CRITERIA

SANTANA ROW TECHNICAL CRITERIA

SANTANA ROW SIGN CRITERIA

SUSTAINABLE DESIGN & GREEN RECOMMENDATIONS

CONSTRUCTION RULES & REGULATIONS

Sustainable Design & Green Construction Recommendations

Sustainable Design.

PREFACE Federal is committed to sustainability at the property level and believe that these business practices are good not only for the environment, but also create positive nancial results. �e following information contained in this section show our recommendations to tenants to help achieve more sustainable build-outs of tenant spaces. �e following criteria have been dra�ed to reect changes to the current design process and procedures that represent environmentally responsible use of materials and resources to minimize the impact of the design and construction process on the environment.

If these guidelines are not practical or cost-effective for your build-out, consult with your Project Manager to discuss acceptable alternatives.

50

SUBMITTALS & CLOSE-OUT DOCUMENTS All submittals to Landlord shall be in a digital Adobe PDF format including sign shop drawings, Preliminary Design Drawings, Working Drawing submittals, all copies of Permit Drawings and all forms, affidavits, permits and miscellaneous close out documents. Final oor plans, sections and elevations shall be submitted in Autocad DWG format.

EXISTING CONDITIONS SURVEYS Architect and Engineers shall thoroughly verify existing conditions in the Leased Premises in order to minimize time lost to eld verication and reduce tenant drawing errors to minimize waste of existing and purchased materials.

Architects and Engineers must consider size and location of solar panels when installing or moving any roof top equipment, if solar panels are present at the property.

DEMOLITION When practical, through thoughtful and well-coordinated design, Architect shall endeavor to keep demolition of existing retail build-out to a minimum and reuse existing stud walls, drywall, storefront, plumbing, electrical service, etc.

MATERIALS SELECTION Recycled Content: Architect shall specify use of materials with recycled content where feasible.

Regional Materials: Architect shall specify use of building materials or products that have been extracted, harvested, recovered, and/or manufactured, within 500 miles of the project site where possible.

Embodied Carbon Materials: Architect should consider embodied carbon when specifying building materials or products. Building Transparency can help to identify material with lower embodied carbon.

Refer to https://www.buildingtransparency.org/en/ Rapidly Renewable Materials: Architect should specify use of rapidly renewable building materials and products made from plants that are typically harvested within a ten-year cycle or shorter.

Consider healthy, low-emitting products including: Zero or low-VOC (50 grams per liter or less) drywall primer/sealer, paint, caulks, adhesives, sealants, and wood nishes; Formaldehyde-free composite wood products, including plywood, particleboard, and medium density berboard (MDF); Finish ooring that does not contain phthalate compounds; Workstations and furnishings that do not emit VOCs or formaldehyde; Chairs free of PBDE ame retardants. Please contact the Project Manager if you need help identifying these products.

Use of Certied Wood: Architect to specify use of wood-based materials and products, which are certied in accordance with the Forest Stewardship Council’s (FSC) Principles and Criteria, for permanently installed wood building where practicable.

51

HVAC When planning for new HVAC equipment: Architect will specify roof top units (RTUs) that meet or exceed Energy Star and ASHRAE 90.1-2019 requirements or local Energy Code, whichever is more stringent. ʪe unit controls shall be provided with enthalpy controlled economizer where required/appropriate and a carbon dioxide sensor.

When refurbishing/reusing existing HVAC equipment: Contractor shall endeavor to phase-out CFC use as a requirement of all HVAC service contracts.

GAS SERVICE When available, gas service shall utilized for heating purposes.

EXHAUST Only the minimum number of exhaust fans and back dra̴ dampers for toilet and general exhaust as required by Code should be specied.

FLOOR SLAB If needed, Architect shall specify the use of high y ash content concrete and/or low imbodies carbon concrete and high recycled content steel dowels with 4x4 welded wire mesh where possible.

WALLS As needed, walls shall be constructed with high recycled content steel studs with paperless recycled drywall using low-VOC mud. Restroom walls shall be nished with low-VOC mud, primer and paint where reasonable.

CEILING Sales Area: When practical, ceiling of 2x2 acoustic ceiling tiles made from recycled materials (i.e., Armstrong product with 82% recycled content or equal) in the sales oor area, if ceiling is required in the shales area.

Restroom: A paperless recycled drywall ceiling painted with low-VOC paint shall be installed in the restroom. ʪe Stock Room: Shall remain open to the bottom of the structural deck (no ceiling) and the walls shall remain unpainted if possible.

STOREFRONT If storefront system must be replaced, it is recommended that the architect specify high recycled content materials for rebuilding purposes Architect shall maximize daylight and views to outside where possible, achieving direct line of sight to the outdoor environment via vision glazing between 2’6” and 7’6” above nish oor. Architect shall specify a double pane, insulated, low-e, glazing system with high R-value.

SERVICE DOOR Refurbished and reused doors and frames shall be specied by the Architect and used by the GC where possible.

52

ELECTRICAL Energy Standard: Architect shall adhere to the requirements of the most current State Energy Efficiency Standards for Residential and Nonresidential Buildings, ASHRAE/IESNA Standard 90.1-2019 or local Energy Code, whichever is more stringent when possible.

Outlets: No more convenience electric outlets than the minimum number required by Code.

Materials: Where possible, use equipment and components - wiring, conduit, BX, panel boxes, etc. - with high percentage of recycled materials.

ENERGY STAR equipment and appliances are recommended and include: Computers, Copiers and Faxes, Data Storage, Enterprise Servers, Ice Makers, Mailing Machines, Monitors and Displays, Notebook Computers and Tablet PCs, Printers and Scanners, Refrigerators, Telephones, Televisions, Vending Machines, and Water Coolers.

LIGHTING As part of build-out, consider the following lighting in your design: Lighting that maximizes daylighting throughout the space, as well as occupant exposure to natural light; Controllable window shades or blinds; Ambient lighting at 200 lux average; Ambient daylight dimming sensors; Indirect lighting to prevent glares; Shielding at the following angles, based on luminance: 5800 foot-lamberts, including re ected sources: no shielding required, 5800 to 14,500 foot-lamberts: 15°, 14,500 to 145,000 foot-lamberts: 20°, 145,000 foot-lamberts and above: 30°; Controllable task lighting that provides 300 to 500 lux; e following Light Re ective Values (LRV): Walls: .7 maximum, Ceilings: .7 to .8, Floor: .2-.4, Furniture: .5; Color Rendering Index (CRI) Ra of at least 80 and CRI R9 of at least 50; Circadian Correct Lighting at least 4 hours of the workday, At least 250 equivalent melanopic lux is present within at least 75% of workstations on the vertical plane facing forward 4 feet above the nished oor (to simulate the view of the occupant) Where possible, Architect shall specify the use of energy efficient LED bulbs throughout the Premises and digital 24/7 time clock shall be employed to control non-emergency lighting levels a er operating hours. e established goal is to reduce lighting power density to 15% below ASHRAE/IESNA Standard 90.1-2019 using either the Space-by-Space Method or by applying the whole building lighting power allowance to the entire tenant space.

TELEPHONE If telephone lines are required, location must be approved by Landlord. Conduit shall consist of a single 1" high recycled content steel conduit with pull string extending from the main telephone service room to a location within the Leased Premises as designated by Landlord.

PLUMBING Minimum sanitary sewer service line required based on tenants’ plans will be utilized by tenant.

Minimum domestic water service line required per tenants’ plans will be utilized, with a remote reading water sub-meter assembly as speci ed by the Landlord, for use by Tenant if needed.

An adequately sized sanitary vent to the roof located at or near the Premises shall be installed.

53

�e architect shall provide minimum number of toilet rooms in compliance with ADA and local codes. If a new water heater is required, it is recommended that the architect specify the use of an electric, tankless type water heater shall be installed as per code to supply toilet room needs only. If utilizing an existing tanked water heater, an auto-shutoff system shall be installed. Motion sensor activated sinks shall be specied by the architect and installed by the General Contractor. �e below xtures are recommended under the following specications: STANDARD

TOLIETS (GPF)

URINALS (GPF)

PUBLIC LAVATORY FAUCETS (GPM)

PRIVATE LAVATORY FAUCETS (GPM)

KITCHEN FAUCETS (GPM)

SHOWER HEADS

HIGH-EFFICIENCY

1.28

0.125

0.5

1.5

2.2

1.5

EPA WATERSENSE

1.28

0.5

0.5

1.5

N/A

2.0

UPC/IPC

1.6

1.0

0.5

2.2

2.2

2.5

Materials: PVC, which releases toxins into the soil and wastewater, shall not be used if possible. Contractor shall provide a price for cast iron piping made from high recycled content scrap iron as well as PVC sanitary drain vent piping for consideration on which will be used for the project.

FIRE SPRINKLER AND ALARM Architect should specify the use high recycled content steel conduit for wet pipe and alarm distribution if required.

54

Green Construction Recommendations.

GREEN CONSTRUCTION RECOMMENDATIONS �e following shows our recommendations to tenants to help achieve more sustainable and healthy build-outs of tenant spaces. As such, these Green Construction Recommendations can apply to repairs, renovations, and tenant build-outs.

If these guidelines are not practical or cost-effective for your buildout, consult with your Project Manager to discuss acceptable alternatives.

55

WORK AREA o o o o o o

Use temporary protective dust curtains, as needed, to separate the work area from other occupied spaces and prevent dust and odors from escaping.

Provide walk-off mats for workers to prevent tracking dust and contaminants from the construction area.

Protect porous or brous materials such as carpet from absorbing VOCs until installed.

Keep the work area dry so porous materials do not absorb moisture.

Clean up dust immediately following construction activity.

Keep containers closed when not in use.

WASTE AND RECYCLING o o

General Contractor should sort and recycle as much as possible, with a goal of recycling 75% by weight of C&D waste. Materials that can be salvaged, recycled, and/or reused include concrete, metal, glass, wood, paper, aluminum cans, plastics, cardboard, carpet, light xtures, furniture, and office equipment.

General Contractor shall provide written request to Owner to reuse any material not identied in the architect plans as current conditions will allow.

VENTILATION o o o o o

Seal off air supplies and returns to protect the ventilation system components from contamination, or thoroughly clean ductwork and ventilation components prior to occupancy.

Provide a continuous minimum ventilation rate of 1 air change per hour during construction or conduct a ush-out for three days at 100% outside air, a�er construction ends and prior to occupancy.

Provide a minimum of MERV 4 ltration on return air system if operated during construction and replace lter(s) prior to occupancy.

During installation of carpet, primer, paints, adhesives, furnishings, and other VOC-emitting products, provide supplemental ventilation for at least 72 hours a�er work is completed.

Preferred HVAC system operation during construction is supply air only, with exhaust provided through doors. Use exhaust fans to pull exhaust air from deep interior locations. Stair towers and other paths to exterior can be useful during this process.

WORKER PROTECTION o o

Provide N-95 or better dust masks to workers who are generating dust or particulates, such as deconstruction or sanding drywall or wood.

Require VOC-safe respirator masks for workers installing any product that contains over 150 grams per liter of VOCs.

GENERAL PRACTICE o o o o

Conduct regular inspection and maintenance of indoor air quality measures including ventilation system protection and ventilation rate.

Use safe, low-toxic cleaning supplies for surfaces, equipment, and workers’ personal use.

Use wet sanding for gypsum board assemblies. Allow dry sanding only if dust protection is provided.

Use safety meetings, signage, and subcontractor agreements to communicate the goals of the indoor air quality construction plan.

56

TABLE OF CONTENTS GENERAL PROJECT INFORMATION

SANTANA ROW DESIGN CRITERIA

SANTANA ROW TECHNICAL CRITERIA

SANTANA ROW SIGN CRITERIA

SUSTAINABLE DESIGN & GREEN RECOMMENDATIONS

Construction Manual Rules & Regulations

CONSTRUCTION RULES & REGULATIONS

GENERAL All improvements shall be constructed in a professional and workman-like manner, and diligently executed to completion under the full-time supervision of an on-site superintendent appointed by Tenant’s Contractor.

Tenant’s store shall be constructed in strict accordance with the approved plans, including but not limited to architectural, mechanical, electrical, plumbing, and any applicable structural plans; and in compliance with all municipal, state, and Federal rules, regulations, ordinances, and laws governing Tenant’s construction and occupancy of the Leased Premises.

Contractor shall be responsible for submitting a revised copy of the construction schedule to the Tenant Coordinator when revisions occur.

Tenant will not be permitted to open for business until the premises receives its Certificate of Occupancy (or equivalent).

Tenant contractor and Landlord agree that these rules and regulations are guidelines which shall control the conduct of the work site for the benefit of the tenant, tenant contractor, other tenant contractors, the base building contractors and Landlord. Nothing in these rules and regulations shall be interpreted to confer upon any tenant contractor any rights or remedies against the owner(s) of the property.

The Tenant’s General Contractor will be responsible for educating, notifying and enforcing all these rules and regulations with all subcontractors, etc.

Refer to the “Contact Information” page for Project Manager and Security Contact information.

58

Merchant Site Plan.

KEY P1

EMPLOYEE PARKING (WINCHESTER GARAGE) (LEVELS 5/6 ONLY)

P2

EMPLOYEE PARKING (OUT LOT LOCATED ON HATTON STREET & OLIN AVENUE)

FEDERAL REALTY INVESTMENT TRUST SECURITY OFFICE

MAIL BOX

Santana Row MERCHANT SITE PLAN

zza

di

Val

Exit Only

en cia

D W R G

355

SANTANA ROW (VALENCIA)

North h

Hotel Valencia

Russelia Lane M

SANTANA ROW (DEFOREST)

356

3080 STEVENS CREEK BLVD

301

SANTANA ROW

D OLSEN DR. R BLDG) R D W(MAIN G

M

SANTANA D R ROW (MARGO) Zelkova Lane

3096

P2

TISCH WAY

3088

OLSEN DR.

C

SAN NTAN TANA HE TA HEIGH I TS GARA AR GME

Cafe Seating

S. WINCHESTER BLVD.

P1

Entertainment Stage tage tage

Enter Exit

D R W G

Pi a

zza

di

D R W G

M

388

Exit Only

en cia

D W R G

355

SANTANA ROW (VALENCIA)

356

D W R G

SANTANA ROW (VILLA CORNET) M

GROUND LEVEL

W R

Russelia Lane M

R D R

333

SANTANA ROW (DEFOREST)

Ente ter Only ly

334

D W R G

M

R D

SANTANA ROW (MARGO)

301

SANTANA ROW

Zelkova Lane

300

SANTANA ROW

W R

3003

S. Redwood Avenue

HATTON GARAGE RENTAL HOMES

3080 STEVENS CREEK BLVD

UPDATED: 9/29/2023

OLIN AVENUE

SANTANA ROW

Market Row w

Enter Onlyy

Santana Row

FRIT

378

SANTANA ROW (SERRANO)

Val

Hotel Valencia

368

Enter Only

Express Ramp

M

SANTANA ROW

Dudley Ave e.

408-551-4611 Enter Exit concierge@santanarow.com

to Level 3 3090 D *SANTANA ROW 24 HOUR SECURITY* STEVENS CREEK BLVD W R NOT A PART408-615-9840 WINCHESTER GARAGE G 330

SANTANA ROW

W R

EMPLOYEE PARKING ON HATTON STREET

FEDERAL REALTY INVESTMENT TRUST - Front Desk 408-551-4600

OLIN AVENUE

W R G

EMPLOYEE PARKING (LEVELS 5/6 ONLY)

ANY CONSTRUCTION OR CONSTRUCTION SANDRA CITRIGNO - Operations RELATED VEHICLES PARKED OUTSIDE OFCoordinator 408-551-4669 THE AREAS DESIGNATEDSCitrigno@federalrealty.com

BY PROPERTY MANAGEMENT WILL BE TOWED AT THE RUNA BRAKAJ - Senior Area Manager of Operations ANDREA ANDRUS - Office Coordinator VEHICLE OWNER’S EXPENSE AND/OR 408-551-4685 408-551-2275 RBrakaj@federalrealty.com AAndrus@federalrealty.com FINED BY PROPERTY MANAGEMENT.

3055

D SANTANA ROW W R (SANTANA S. Redwood AvenueHEIGHTS)G

(RETAIL)

3090 OLSEN DR.

SANTANA ROW (RESIDENTIAL)300

KE

ANTHONY VIEIRA - Assistant General Manager M MAIL BOX 408-551-4641 AVieira@federalrealty.com

377

3003 OLSEN DR. OLIN AVENUE

RENTAL HOMES

RECEIVING/LOADING AREAS

SANTANA ROW CONCIERGE WINCHESTER BOULEVARD

Olsen Drive

ARKING

Market Row w

367

334

M 3098

SANTANA ROW (VILLA CORNET)

R

408-551-4660 408-551-4652 JBenvenuto@federalrealty.com CONCIERGE OFFICE DBlagrove@federalrealty.com

Santana Row

FRIT

D W R G

R D R

333

Eastt

280 N

Ente ter Only ly

GROUND LEVEL

W R

Enter Onlyy

Olin Avenue

Pi a

Ta atum Lane

Olin Avenue

Enter Exit

GLASS ONLY COMPACTOR / BIN

M

D W R G

RENTAL HOMES

Hatton Street

NORTH

P2

PARKING

C

59

STEVENS CREEK BOULEVARD

P1

Entertainment Stage tage tage

Alyssum Plaza

330 S. WINCHESTER BLVD.

Alyssum Lane

e riv

M

3090 STEVENS CREEK BLVD

WINCHESTER GARAGE

nD

Cafe Seating

NOT A PART

STEVENS CREEKOlin BOULEVARD Avenue

Express Ramp to Level 3

D W R G

se Ol

W R G

G

Construction parking shall be restricted to the areas designated by PropertyTRUST FEDERAL REALTY INVESTMENT CONTACTS FRIT P1 Management and shall vary depending on SECURITY OFFICE the location of work.

JOHN BENVENUTO - General Manager DAVID BLAGROVE - Chief Engineer

Enter Only

Enter Exit

3055

DRY RECYCLE COMPACTOR / BIN

CONTRACTOR PARKING

WINCHESTER BOULEVARD OLIN AVENUE

D

Alyssum Plaza

M

CONTRACTOR PARKING

W WET WASTE COMPACTOR / BIN

Ta atum Lane

Olin Avenue

CONCIERGE OFFICE

C

Alyssum Lane

FRIT

JOHN 4 J

ANTH 4 A

RUNA 4 R

Prior to Construction Start & Deposit.

ITEMS REQUIRED PRIOR TO CONSTRUCTION START e following are all items required prior to Construction Commencement: I. Construction Security Deposit II. Certificate of Insurance III. Preconstruction Meeting All items as outlined on Preconstruction Meeting Checklist to be submitted.

I. CONSTRUCTION SECURITY DEPOSIT & OUTLINE OF FEES Contractors will not be allowed to commence with construction until all fees and deposits have been paid.

Construction Deposit Unless otherwise provided by Lease: o

SANTANA ROW SUBCONTRACTOR LIST (PLEASE DON’T MOVE OR REFORMAT LOCATION

$ 5,000.00 (refundable)

All checks should be Company issued and made payable to: Federal Realty Investment Trust Construction deposits shall be replenished within five (5) business days of Landlord’s notice to Contractor FIRE ALARM (REQUIRED SUBCONTRACTOR) when amounts dip below $1,500.00. If the account is not replenished within five (5) business days, a stop work notice will be issued, and the Contractor will not be allowed to continue with its work until such time Company: Intrepid Electronic Systems, Inc. that the account is re-established.

Contact:

CC Biggs

Landlord reserves the right to fine Contractors for any and allCell: violations of conduct damage at the Property (408)or687-6999 that remain uncured for a period of twenty-four (24) hours* inEmail: accordance withccbiggs@intrepidelectronic.com the following:

Website: Address:

www.intrepidelectronics.com 520 2nd Avenue Crockett, CA 94525 50.00 per hour**

Charges/Fines (to be paid from Contractor’s Security Deposit): o o o o o o o

Janitorial Landscaping Security Maintenance Conduct Violations Parking/Delivery Violations Fire Alarm/False Alarm

-$ -$ -$ -$ -$ -$ -$

RO

Co Co Ph Ce Fa Em W Ad

50.00 per man hour** 75.00 per man hour** 100.00 per man hour** LANDLORD SUBCONTRACTORS 100.00 per occurrence 500.00 per occurrence The following subcontractors are used by the Landlord. They 500.00 per occurrence

however, should Tenant need a subonctractor in the following reference only:

*The twenty-four (24) hour cure period only applies to those violations that do not immediately pose a health or safety risk to the Shopping Center. Landlord reserves the right to impose sanctions for inappropriate conduct on the spot.

FIRE SPRINKLER **Rates are subject to time and a half for any over-time or premium time labor accrued.

Company: Contact: Phone: Email:

Aegis Fire Systems Jim Kell 925-580-0083 jkell@aegisfire.com

Co Co Ad

Ph 60

FRIT San Jose Town & Country Village, LLC.

SC

SANTANA ROW SUBCONTRACTOR LIST (PLEASE DON’T MOVE OR REFORMAT LOCATION OF TEXT)

Certificate of Insurance.

Federal Realty Investment Trust

FIRE ALARM (REQUIRED SUBCONTRACTOR) II. CERTIFICATE OF INSURANCE

ROOFING (REQUIRED SUBCONTRACTOR)

Company: Alliance Roofing Company, Inc. Company: Intrepid Electronic Systems, Inc. Refer to the limits set forth in the Lease to confirm insurance requirements below are acceptable for the project.

Contact: CC Biggsby Tenant shall be bondable, licensed, Contact: Chris Dakiwag All Contractors engaged and insured.

They shall possess good labor relations, be capable of performing quality workmanship, and working in harmony(408) with other Contractors Cell: (408) 687-6999 Phone: 261-2595 x 220 at the Property.

Email:

ccbiggs@intrepidelectronic.com

Cell:

(408) 728-0235

Crockett, CA 94525

Website:

www.allianceroofingcal.com

SANTANA ROW SUBCONTRACTOR LIST Blanket and/or “project policies” are not acceptable.

If a Fax: tenant contractor is hired to perform construction services Website: www.intrepidelectronics.com (408) 261-2657 (PLEASE DON’T MOVE OR REFORMAT LOCATION OFwill TEXT) in more than one premises within the Property, each premises require its own individual Certficate.

II. CERTIFICATE OF2nd INSURANCE Address: 520 Avenue Email: cdakiwag@allianceroofingcal.com Federal Realty Investment Contractor shall obtain, pay for Trust and keep in force at all times during the performance of Work, the following Refer to the limits set forth in the Lease to confirm insurance requirements below are acceptable for the project.

Address: 630 Martin insurance coverage, as a minimum (unless otherwise set forth in the Lease) placed withAvenue insurance companies All Contractors engaged by Tenant shall be bondable, licensed, and insured.

They shall possess good labor relations, Santa Clara, CA 95050 having an A.M. Best rating of VISUBCONTRACTOR) or better, and licensed to ROOFING do business (REQUIRED within the state the property is located in: FIRE ALARM (REQUIRED SUBCONTRACTOR) be capable of performing quality workmanship, and working in harmony with other Contractors at the Property.

LANDLORD SUBCONTRACTORS Workers' Compensation Insurance: Refer to the limits set forth in the Lease.

Blanket and/or Intrepid “project policies” are not acceptable. contractor is hired Roofing to perform construction services Company: Alliance Company, Inc. Company: Electronic Systems, Inc. If a tenant in more than one premises within the Property, each premises will require its own individual Certficate.

The following subcontractors are used by the Landlord.

They are not required to be used by Tenant, Contact: Liability CC Biggs Automobile Insurance: Refer to the limits set forthContact: in the Lease. Chris Dakiwag however, should(408) Tenant need a subonctractor in the following trades, the following information is provided Cell: 687-6999 Phone: (408) 261-2595 x 220

Contractor shall obtain, pay for and keep in force at all times during the performance of Work, the following reference only: Builder’s to the limits set forth in the Lease. Cell: Email: Risk: Refer ccbiggs@intrepidelectronic.com (408) 728-0235 insurance coverage, as a minimum (unless otherwise set forth in the Lease) placed with insurance companies Website: www.intrepidelectronics.com Fax: (408) having an A.M. Best rating of VI or better, and licensed to do business within the261-2657 state the property is located in: Comprehensive General Insurance: Refer to the limits set forth in/cdakiwag@allianceroofingcal.com the Lease.

FIRE SPRINKLER SCANNING CORING Email: Address: 520 2ndLiability Avenue

Website: www.allianceroofingcal.com Crockett, CA 94525 Workers' Compensation Insurance: Refer to the limits set forth in the Lease.

Company:

Aegis Fire Systems

Company: Address:

Phone: 925-580-0083 Additionally Insured: Builder’s Risk: Refer to the limits set forth in the Lease.

LANDLORD SUBCONTRACTORS Email: jkell@aegisfire.com

Address:

Safe2core, 630 MartinInc Avenue

Automobile Refer to the limits set forthContact: in the Lease. Antonio Contact: Liability Jim Insurance: Kell Guzman Santa Clara, CA 95050

3851 Charter Park Dr., Ste. M San Jose, CA 95136 Owner, as well as any other individual or entity (together with its agents and employees) having an ownership Phone: 408-266-7000

Comprehensive General Liability Refer to the limits set not forth in the Lease.

The following subcontractors areInsurance: used by the Landlord.

They are required to be used by Tenant, interest in any site at which Work is performed, shall be added as an additional insured. The policy shall however, should Tenant need a subonctractor in the following trades, the following information is provided provide such additional insured with a thirty (30) day notice of cancellation, non-renewal or material change. reference only:

General Liability policies must name Landlord as “Additionally Insured” and shall be endorsed as written below:

FIRE SPRINKLER Additionally FRIT San Jose Insured: Town & Country Village, LLC.

SCANNING / CORING

The following entity shall be listedLLC as “Additionally Insured”: Company: Aegis Fire Systems Company: Safe2core, Inchaving an ownership FRIT Sanas Jose Town & Country Village Owner, well as any other individual or entity (together with its agents and employees) Federal Realty OP LP, a Delaware limited partnership c/o Federal Realty Investment interest in any site atKell whichTrust Work is performed, shall be added as an additional insured.

The policy shall Contact: Jim Contact: Antonio Guzman Federal Row Realty GP, LLC,aaCalifornia Delaware limited liability company Santana provide suchAssociation, additional insured with a thirty (30) day notice of cancellation, non-renewal or material change.

Phone: 925-580-0083 Address: 3851 Charter Park Dr., Ste. M nonprofit mutual Investment benefit corporation Federal Realty Trust, a Maryland real estate investment trust

Email:

jkell@aegisfire.com

San Jose, CA 95136

General Liability policiesCONDOMINImust name Landlord as “Additionally Insured” and shall be endorsed as written below: THE DEFOREST BUILDING Phone: 408-266-7000 UM ASSOCIATION, a California nonprofit mutual benefit corporation

The following entity shall be listed as “Additionally Insured”: THE MARGO BUILDING AND VILLA Federal Realty OP LP, a Delaware limited partnership CORNET BUILDING Certificate Holder:CONDOMINIUM Federal Realty GP, LLC, a Delaware limited liability company FEDERAL REALTY OP LP Federal Investment Trust, aLLC. Maryland real estate investment trust FRIT San Realty Jose Town and Country Village, Country Village, 909 Rose Avenue,&Suite 200 LLC. c/o Federal Realty Investment Trust North Bethesda, 20852 Santana Row a California FRIT San JoseAssociation, TownMD & Country Village LLC Attention: LegalBenefit Department Nonprofit Mutual Corporation c/o Federal Realty Investment Trust

356 Santana Suite 1005 Santana RowRow, Association, a California San Jose, Ca 95128 nonprofit mutual corporation Owner shall be benefit furnished with certificates evidencing that all such insurance specified herein is in full

force prior to the commencement of any work at the Shopping Center. Sample Certificate provided on the next Certificate Holder: THE DEFOREST BUILDING CONDOMINIpage.

UM ASSOCIATION, California FEDERAL REALTYa OP LP nonprofit mutual benefit corporation 909 Rose Avenue, Suite 200 North Bethesda, MD 20852 THE MARGO BUILDING AND VILLA Attention: Legal Department CORNET BUILDING CONDOMINIUM FRIT Sanshall Josebe Town and Country Owner furnished withVillage, certificates evidencing that all such insurance specified herein is in full LLC. c/o Federal Realty Investment Trust force prior to the commencement of any work at the Shopping Center. Sample Certificate provided on the next Santana Row Association, a California page.

Nonprofit Mutual Benefit Corporation 356 Santana Row, Suite 1005 San Jose, Ca 95128

61

Certificate of Insurance Sample.

CERTIFICATE OF LIABILITY INSURANCE

DATE (MM/DD/YYYY)

6/1/2023

THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER. IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must be endorsed. If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).

CONTACT NAME: PHONE (A/C, No, Ext): E-MAIL ADDRESS:

PRODUCER

ABC Insurance Brokerage 123 Street Name City St Zip

FAX (A/C, No):

INSURER(S) AFFORDING COVERAGE

NAIC #

INSURER A : ABC Insurance Carrier

16578

INSURER C : GHI Insurance Carrier

18929

INSURER B : DEF Insurance Carrier

INSURED

XYZ Contractor Name 123 Street Name City St Zip

INSURER D : INSURER E : INSURER F :

COVERAGES

CERTIFICATE NUMBER: 871737984

REVISION NUMBER:

THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.

INSR LTR

A

TYPE OF INSURANCE GENERAL LIABILITY

X

ADDL SUBR INSR WVD

POLICY NUMBER

POLICY EFF POLICY EXP (MM/DD/YYYY) (MM/DD/YYYY)

COI SAMPLE FOR TENANT COORDINATION PURPOSES ONLY GL Policy Number

6/1/20123

6/1/2024

COMMERCIAL GENERAL LIABILITY CLAIMS-MADE

X

OCCUR

GEN'L AGGREGATE LIMIT APPLIES PER: PROPOLICY X JECT LOC

B

AUTOMOBILE LIABILITY

X X

ANY AUTO ALL OWNED AUTOS HIRED AUTOS

X

Auto Policy Number

A

6/1/2024

SCHEDULED AUTOS NON-OWNED AUTOS

MED EXP (Any one person)

PERSONAL & ADV INJURY

PRODUCTS - COMP/OP AGG

BODILY INJURY (Per person) PROPERTY DAMAGE (Per accident)

CLAIMS-MADE

AGGREGATE

Professional Liability (Claims Made) (If Required by Contract)

Prof Policy Number

6/1/20123

6/1/2024

$2,000,000

$1,000,000 $

$

$

EXCESS LIAB

6/1/2024

$ 1,000,000

BODILY INJURY (Per accident) $

EACH OCCURRENCE

6/1/20123

REFER TO LIMITS SET FORTH IN THE LEASE. $ 5,000

$

COMBINED SINGLE LIMIT (Ea accident)

OCCUR

WC Policy Number

$ 1,000,000 $ 1,000,000

$ 2,000,000

GENERAL AGGREGATE

UMBRELLA LIAB

DED RETENTION $ WORKERS COMPENSATION AND EMPLOYERS' LIABILITY Y/N ANY PROPRIETOR/PARTNER/EXECUTIVE N/A OFFICER/MEMBER EXCLUDED? (Mandatory in NH) If yes, describe under DESCRIPTION OF OPERATIONS below

C

6/1/20123

LIMITS

EACH OCCURRENCE DAMAGE TO RENTED PREMISES (Ea occurrence)

X

WC STATUTORY LIMITS

$

$

OTHER

E.L. EACH ACCIDENT

$

$500,000

E.L. DISEASE - EA EMPLOYEE $500,000 E.L. DISEASE - POLICY LIMIT

$500,000

$1,000,000 Each $1,000,000

Claim Aggregate

DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (Attach ACORD 101, Additional Remarks Schedule, if more space is required)

Owner entity, Federal Realty OP LP, Federal Realty GP, LLC, Federal Realty Investment Trust, each of the entities listed in Exhibit E, any other entity with an ownership interest in the Properties, Owner’s Representative, other Indemnified Parties, and other person or entities designated by the Owner are Named Additional Insured on a Primary and Non-Contributory Basis as respects General Liability (including ongoing and completed operations) as respects work performed by the contractor. Waiver of Subrogation in favor of the Additional Insured Parties applies to Workers Compensation. Policies provide 30 days Notice of Cancellation to Additional Insureds. (Copy of Cancellation Endorsement from policies is also acceptable.)

CERTIFICATE HOLDER

Federal Realty Investment Trust Federal Realty OP LP Federal Realty GP, LLC 909 Rose Ave, Suite 200 North Bethesda, MD 20852

ACORD 25 (2010/05)

CANCELLATION SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS. AUTHORIZED REPRESENTATIVE

Authorized Representative's Signature © 1988-2010 ACORD CORPORATION. All rights reserved.

The ACORD name and logo are registered marks of ACORD

62

Preconstruction Meeting + Job Familiarity + Access to the Space + Approved Design + Code Compliance and Inspections.

III. PRE-CONSTRUCTION MEETING A pre-construction meeting with Landlord’s Tenant Coordinator and Property Manager is required prior to the commencement of work. The attendance of the Tenant (or Tenant’s representative), Contractor and designated Superintendent IS MANDATORY. Landlord’s designated Coordinator will organize a meeting time and location.

The following items shall be submitted to the Landlord’s Tenant Coordinator on or prior to the preconstruction meeting: o o o o o o o o o

Contractor W-9 A copy of City and/or County issued building permit(s).

A copy of Contractor’s valid State Contractor’s License.

A copy of Contractor’s Certificate(s) of Insurance.

A copy of Contractor’s emergency contact information. (Form at End of Manual) A copy of Contractor’s sub-contractor’s list. (Form at End of Manual) A copy of construction schedule.

Contractor’s construction deposit.

Construction Manual Affidavit of Receipt. (Form at End of Manual)

*REFER TO FORM AT THE END OF MANUAL FOR PRECONSTRUCTION MEETING CHECKLIST TO BE SIGNED AND SUBMITTED TO LANDLORD.

JOB FAMILIARITY Prior to commencement of construction, contractor will familiarize itself with jobsite conditions, verify dimensions and utility locations and thoroughly understand the logistical requirements of the project. Any discrepancies between the Landlord approved drawings and the existing conditions must be brought to the attention of the Tenant Coordinator.

ACCESS TO THE SPACE Access the space must be coordinated through the Tenant Coordinator prior to commencing any work. All subcontractors, deliveries, etc. need to follow the same rules regardless of the familiarity with the site. All access outside normal work hours will require a work permit. Please refer to the “Work Permits” section for additional guidelines.

APPROVED DESIGN The work shall be performed in accordance with the Landlord-Approved Tenant Drawings and the Property Base Building drawings specifications. A copy of Landlord-approved Tenant Drawings will be kept on the jobsite, and kept current of all revisions, by the contractor at all times during the construction of the premises.

CODE COMPLIANCE AND INSPECTIONS Contractor is responsible for scheduling inspections by the Building Department and other inspections as necessary and to comply with their requirements, codes and regulations. Construction shall comply in all respects with applicable federal, state, county and/or local statutes, ordinances, regulations, laws, and codes.

The Tenant Coordinator (or other Landlord representative) will have access to all work and will perform routine inspections with regards to accurate performance of tenant contractors’ work, general safety requirements, and to ensure adherence to these “Contractor Rules and Regulations” by all parties involved with the work.

63

Work Permits + Hot Work.

WORK PERMITS All delivery requests, elevator use, utility shut downs, fire & life safety testing, exterior construction work, hot work, access to adjacent spaces and construction work to be performed outside of the normal work hours (see above) will require a Work Permit approved by Property Management a minimum of 48 Hours in advance of the scheduled work WITHOUT EXCEPTION. No vehicles, cranes, scaffolding, or scissor lifts, etc. will be allowed in common area walk ways, driveways, parking lots, or any other public open-space without an approved Work Permit.

All heavy equipment must be escorted by a flagman and Security notified prior to the equipment being transported on or off site.

Please note that not all requests may be accommodated on the date and time requested, and that additional notice may be necessary to coordinate larger projects, and extended common area closures.

A blank work permit is attached on the next two pages. Please complete the Work Permit and submit to Property Management 48 Hours in advance of the scheduled work.

Throughout the duration of the construction period, multiple Work Permits will be required and filed with Property Management. Contractor is responsible for making copies of the blank Work Permit form attached within this manual.

Upon submittal of the completed Work Permit, Property Management will review for approval to move forward with the proposed work.

Landlord reserves right to issue a stop work notice for any work that requires a work permit that was not previously submitted to Property Management.

ALL WORK PERMITS MUST BE FAXED OR SUBMITTED VIA EMAIL TO PROPERTY MANAGEMENT. *REFER TO FORM AT THE END OF MANUAL FOR WORK PERMIT FORM TO BE COMPLETED AND SUBMITTED TO PROPERTY MANAGEMENT.

HOT WORK Whenever any hot work is performed within the Leased Premises, a fire watch will be in effect during and up to one hour after the completion of hot work. An extra fire extinguisher will be placed in the area of work.

Adjacent areas, above and below, will have appropriate protection, including welding blankets. Screen off all areas of public use from all hot work operations. At no time will combustion engines be used. Under no circumstances will any hot work be permitted during a sprinkler shut down.

The provisions of the National Fire Code will be adhered to at all times. All hot work will be pre-approved by submitting a work permit. *REFER TO FORM AT THE END OF MANUAL FOR WORK PERMIT FORM TO BE COMPLETED AND SUBMITTED TO PROPERTY MANAGEMENT.

64

Waterproofing Water Test + Work Hours + Noise + Deliveries.

WATERPROOFING WATER TEST At all locations where food, Nail Salon, Health Spa or similar “wet” use tenants (as determined by Project Manager) reside above occupied spaces, waterproof water tests must be completed. These tests will require a “Floor Flood” test and must be witnessed by the Landlord.

WORK HOURS/NOISE Normal work hours within the Shopping Center are from 7:00 AM to 5:00 PM, Monday through Friday, with exceptions Landlord’snoise discretion.

Building 13 only,atexcessive shall be restricted to the hours of 7am-9am, Monday through Friday.

Excessive noise shall be restricted to the hours of 7:00 AM to 10:00 AM, Monday through Friday with 24 hours notice to Property Management. Any activities expected to generate excessive noise outside these hours will require a Work Permit approved by Property Management a minimum of two (2) business days in advance of the scheduled work WITHOUT EXCEPTION. Please note: Not all requests may be accommodated on the date and time requested, and that additional notice may be necessary for larger or more intricate projects.

Examples of excessive noise include, but are not limited to: o Demolition o Roto-hammering o Saw cutting o Tile cutting o Cutting of metal studs o Jack Hammering o Concrete coring Note: Radios are not allowed.

WEEKEND AND HOLIDAY WORK IS NOT PERMITTED. DELIVERIES All delivery routes to the construction site will be designated by Property Management. Deliveries are restricted to the hours of 7:00 AM to 9:30 AM and must be made through the rear door of the premises provided a rear door exists. Any deliveries outside of these hours, or deliveries requiring special coordination, will require a Work Permit approved by Property Management a minimum of two (2) business days in advance of the scheduled delivery - WITHOUT EXCEPTION. Please note: Not all requests may be accommodated on the date and time requested, and that additional notice may be necessary to coordinate larger projects, and extended common area closures.

ALL DELIVERY REQUESTS MUST BE SUBMITTED VIA EMAIL TO PROPERTY MANAGEMENT.

65

Work Areas + Clean Up + Trash + Signs +WORK Toxic Substances.

AREAS Contractor shall contain all operations within the Leased Premises and such other space as Landlord may specifically WORK AREAS designate. Common areas, other vacant spaces, sidewalks, public service corridors, parking lots, landscape areas, etc. must be kept clear of construction equipment, merchandise, fixtures, materials, and trash at all times.

Contractor will be charged and disposaland feessuch for items Contractor shall contain all operations within for thelabor Leased Premises other requiring space as removal Landlordby Property Management. may specifically designate. Common areas, other vacant spaces, sidewalks, public service corridors, parking lots, landscape areas, etc. must be kept clear of construction equipment, merchandise, fixtures, materials, and trash at all times. Contractor will be charged for labor and disposal fees for items requiring removal by CLEAN-UP Property Management.

Clean-up of construction debris, including all dust, footprints, and materials, will be the ongoing responsibility of the Contractor. A walk-off mat is required and should be placed outside all doors and kept wet CLEAN-UP throughout the day. No dumping of residue such as taping mud, or paint, etc. shall occur in any landscape area, parking lot, restroom sink, toilet or floor drain.footprints, In the event Management is required to remove Clean-up of construction debris, including all dust, andProperty materials, will be the ongoing responsibility construction material or debris from (including, but not limited to) common areas, corridors, and/or of the Contractor.

A walk-off mat is required and should be placed outside all doors and keptsidewalks, wet landscape Contractor will be for allaslabor and disposal fees.etc. shall occur in any landscape throughoutareas, the day.

No dumping ofcharged residue such taping mud, or paint, area, parking lot, restroom sink, toilet or floor drain. In the event Property Management is required to remove construction material or debris from (including, but not limited to) common areas, corridors, sidewalks, and/or TRASH landscape areas, Contractor will be charged for all labor and disposal fees.

Containment and removal of construction debris is the responsibility of the Contractor. Contractors are required to use Landlord’s designated hauler for Tenant supplied dumpsters located as directed by Center TRASH Management.

Containment and removal of construction debris is the responsibility of the Contractor. Contractors are required to use Landlord’s designated hauler for Tenant supplied dumpsters located as directed by Center Management.

The Tenant’s General Contractor is required to haul off their own construction debris.

This must be accomplished the hoursdumpster of 7am-10am Monday through between Friday only.

Trash removal from Tenant’s between space to Tenant’s must be accomplished the hours of: 7:00 AM to 9:00 AM and 1:30 PM to 3:00 PM, Monday through Friday Dumping of construction debris in and around dumpster Landlord’smust or neighboring Tenant’s trash receptacles/ Trash removal from Tenant’s space to Tenant’s be accomplished between the hours of: compactors is strictly prohibited.

Contractor labor and disposal fees for any 7:00 AM to 9:00 AM and 1:30will PMbe to charged 3:00 PM,for Monday through Friday illegally discarded refuse requiring removal by Property Management.

Dumping of construction debris in and around Landlord’s or neighboring Tenant’s trash receptacles/ compactors is strictly prohibited. Contractor will be charged for labor and disposal fees for any illegally discarded refuse requiring removal by Property Management.

SIGNS Contractor or subcontractors shall not post signs of any nature (unless otherwise required by Law) within SIGNS or outside the Lease line or anywhere throughout Landlord’s property. In the event Landlord is required to remove such signage, a $100.00 fine will be imposed against Contractor for each violation. Landlord reserves theorright to post a notice “Non-Responsibility” on any entryotherwise into the premises.

Contractor subcontractors shallof not post signs of any nature (unless required Landlord

by Law) may also post ‘”Coming Soon” signs as wellline as or other signage on the temporary storefront barricade. within or outside the Lease anywhere throughout Landlord’s property.

In the event Landlord is required to remove such signage, a $100.00 fine will be imposed against Contractor for each violation. Landlord reserves the right to post a notice of “Non-Responsibility” on any entry into the premises. Landlord may also post TOXIC SUBSTANCES HAZARDOUS MATERIALS ‘”Coming Soon” signs as well as other signage on the temporary storefront barricade.

Any digging or disturbance of soil more than 12” below grade requires notification of the Department of Toxic The identification, handling of hazardous materials, as is determined byfor Federal, State, and County Substances Control prior toand any disposal work commencing.

The contractor responsible notification any and/or City statutes, ordinances, regulations, laws and codes, is the responsibility of the General Contractor.

HAZARDOUS MATERIALS subsequent soil management requirements.

If hazardous materials are identified, the General Contractor shall immediately notify the Landlord’s designated Tenant Coordinator and the and appropriate Authority.

All as work in the affected area must cease and The identification, handling disposal Governing of hazardous materials, determined

by Federal, State, County desist approved action plan is developed recommencement work. and/oruntil Cityan statutes, ordinances, regulations, lawspermitting and codes,the is the responsibility ofof the General Contractor.

If hazardous materials are identified, the General Contractor shall immediately notify the Landlord’s designated Tenant Coordinator and the appropriate Governing Authority. All work in the affected area must cease and desist until an approved action plan is developed permitting the recommencement of work.

66

SIGNS Contractor or subcontractors shall not post signs of any nature (unless otherwise required by Law)

Hazardous + Security + within or outside theMaterials Lease line or anywhere throughout Landlord’s property. In the event Landlord is required to remove such signage, a $100.00 fine will be imposed against Contractor for each violation. Landlord Supervision + Safety reserves the right to post a notice of .“Non-Responsibility” on any entry into the premises. Landlord may also post ‘”Coming Soon” signs as well as other signage on the temporary storefront barricade.

HAZARDOUS MATERIALS The identification, handling and disposal of hazardous materials, as determined by Federal, State, County and/or City statutes, ordinances, regulations, laws and codes, is the responsibility of the General Contractor.

If hazardous materials are identified, the General Contractor shall immediately notify the Landlord’s designated Tenant Coordinator and the appropriate Governing Authority. All work in the affected area must cease and desist until an approved action plan is developed permitting the recommencement of work.

SECURITY The contractor will ensure the security of the Contractor’s work area by whatever measures the Contractor deems necessary.

Landlord is not liable for any loss. Anyone causing intentional damage to the Property will be removed from the property and prosecuted under the State Law. SUPERVISION / SAFETY Contractor shall provide on-site and accessible supervision as reasonably necessary to maintain control and safety of the project at all times during the course of construction. Contractor will comply with all applicable safety regulations. Contractor will take all necessary precautions to safeguard all workmen and the public from accident and to preserve all private and public property. Landlord reserve the right to stop all work until such conditions or practices are resolved. At Landlord’s request, contractor will provide additional ventilation when necessary.

The following requirements will be considered the minimum practices of an acceptable sound safety program: Fire Extinguisher[s]; minimum 20lb. ABC rating, at least one [1] per 1500sf of tenant premises, or as required by code, will be located in the work area; Hard hats will be worn on site at all times. Metal hats, bump caps, and similar are prohibited; Eye protection; safety glasses, goggles or face shields, and dust masks will be used at all times when using power tools or hazardous conditions exist. Regular prescription, non-safety glass eyewear does not meet this requirement.

Foot protection is required. Slip-ons, sandals, tennis shoes and similar are prohibited; Proper work clothes are required. Shirt sleeve will b a minimum length of 4-inches over the shoulder. Trouser length will be appropriate for the work. Tank-top, mesh, and the like shirts and bathing wear, cut-offs and the like pants are prohib ited; Post safety or hazard signage (English and Espanol); Tools and electric extension cords will not be frayed or damaged and will be equipped with grounded, GFI circuit protec tion; RADIOS, BOOM BOXES and AUDIO HEADSETS ARE NOT ALLOWED ON SITE AT ANY TIME Daily cleanup of all trash and construction debris. Work, storage and break areas to be broom cleaned daily. All trash and construction debris will be removed from the premises daily; Absolutely no animals or unauthorized personnel allowed on site at any time.

Contractor and its subcontractors are prohibited from being under the influence of any alcohol or drug on Property.

There will be no drinking of alcoholic beverages or use of illegal drugs within the Property (including a tenant’s premises, eating areas, trash collectors, or vehicles parked on property). Beer cans or bottles discovered within the space, trash or dumpster will cause a work stoppage. The contractor will be removed from the Property.

Fire, flood and other emergencies will be reported immediately to the Tenant Coordinator.

Abusive, threatening or violent behavior will not be tolerated and the individual will be removed from the property and an attempt to return could result in charges of criminal trespass.

67

Required Subcontractors.

REQUIRED SUBCONTRACTORS In order to occupy and open for business within the Lease premises, all Tenants must integrate their fire suppression and fire alarm systems with Landlord’s existing, building fire sprinkler and building fire alarm systems.

ALL modifications to the existing fire suppression and fire alarm systems; including the design, installation, inspection and occupancy approval of the Lease premises will be coordinated and contracted directly by Tenant or Tenant’s Contractor, and performed by Landlord’s required contractors.

All sprinkler and fire monitoring system shut downs MUST be coordinated through the Property Management.

Contractors are required to notify Landlord when starting and completing their work each day, and must ensure the system is active and stable prior to leaving the jobsite. Should damages result from the system remaining disengaged or compromised as a result of Contractor’s work, the Contractor will be held 100% accountable for all types of loss incurred.

Furthermore, Contractors are required to undertake a Fire Watch if the fire protection systems must remain inactive outside of the Normal Work hours. Acceptance of Fire Watch duration and personnel shall be at the Property Manager’s sole discretion.

Tenant is solely liable for the preservation of any existing roof warranty and the associated costs of repair

SANTANA SUBCONTRACTOR LIST and remedyROW required as a result of Tenant’s work or damage. If subject property lists Landlord required roofing (PLEASE DON’T MOVE OR REFORMAT LOCATIONallOF TEXT) contractor below, contractor must coordinate roof work with Landlord’s required roofing contractor.

SANTANA ROW Tenant’s SUBCONTRACTOR LIST NO EXCEPTIONS. (PLEASE DON’T MOVE OR REFORMAT LOCATION OF TEXT) Federal Realty Investment Trust

Federal Realty Investment Trust FIRE ALARM (REQUIRED SUBCONTRACTOR) FIRE ALARM (REQUIRED SUBCONTRACTOR) Company: Intrepid Electronic Systems, Inc. Contact: CC BiggsElectronic Systems, Inc. Company: Intrepid Cell: (408) 687-6999 Contact: CC Biggs Email: ccbiggs@intrepidelectronic.com Cell: (408) 687-6999 Website: www.intrepidelectronics.com Email: ccbiggs@intrepidelectronic.com Address: 520 2nd Avenue Website: www.intrepidelectronics.com Crockett, CA 94525 Address: 520 2nd Avenue

*There will be no fire panel access to outside vendors due to Crockett, CA 94525 strict UL guidelines. All tenant improvement related work will also need to be documented by required Fire Alarm subcontractor.

LANDLORD SUBCONTRACTORS

ROOFING (REQUIRED SUBCONTRACTOR) ROOFING (REQUIRED SUBCONTRACTOR) Company: Alliance Roofing Company, Inc. Contact: Chris Dakiwag Company: Alliance Roofing Company, Inc. Phone: (408) 261-2595 x 220 Contact: Chris Dakiwag Cell: (408) Phone: (408) 728-0235 261-2595 x 220 Fax: (408) 728-0235 261-2657 Cell: (408) Email: cdakiwag@allianceroofingcal.com Fax: (408) 261-2657 Website: www.allianceroofingcal.com Email: cdakiwag@allianceroofingcal.com Address: 630 Martin Avenue Website: www.allianceroofingcal.com Santa Clara,Avenue CA 95050 Address: 630 Martin Santa Clara, CA 95050

LANDLORD SUBCONTRACTORS

The following subcontractors are used by the Landlord. They are not required to be used by Tenant, however, should Tenant need a subonctractor in the following trades, the following information is provided The following reference only:subcontractors are used by the Landlord. They are not required to be used by Tenant, however, should Tenant need a subonctractor in the following trades, the following information is provided reference only:

FIRE SPRINKLER

SCANNING / CORING

FIRE SPRINKLER Company: Aegis Fire Systems Contact: Jim Kell Company: Aegis Fire Systems Phone: 925-580-0083 Contact: Jim Kell Email: jkell@aegisfire.com Phone: 925-580-0083

SCANNING / CORING Company: Safe2core, Inc Contact: Antonio Guzman Company: Safe2core, Inc Address: 3851 Charter Park Dr., Ste. M Contact: Antonio Guzman San Jose, CA 95136Dr., Ste. M Address: 3851 Charter Park Phone: 408-266-7000 San Jose, CA 95136

Email:

jkell@aegisfire.com

Phone:

408-266-7000

FRIT San Jose Town & Country Village, LLC. FRIT LLC. FRIT San San Jose Jose Town Town & & Country Country Village, Village LLC c/o Federal Realty Investment Trust FRIT San Row JoseAssociation, Town & Country Village LLC Santana a California c/o Federal Realtybenefit Investment Trust nonprofit mutual corporation Santana Row Association, a California nonprofit mutualBUILDING benefit corporation THE DEFOREST CONDOMINI-

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Upon substantial completion of construction, Landlord Tenant Coordinator shall walk through Tenant space and generate a Retail Post-Completion Punch List (See “Forms” Section) for Tenant Contractor.

Upon Contractor’s cure of all generated punch list items, Tenant Coordinator shall schedule a final Deposit Refund + Landlord Post Completion Punchlist. walk through/inspection with the contractor and/or Tenant’s Representative and Tenant Coordinator.

*REFER TO FORM AT THE END OF MANUAL FOR RETAIL POST-COMPLETION PUNCHLIST TO BE COMPLETED. CONSTRUCTION DEPOSIT REFUND REQUIREMENTS Federal Realty requires a construction deposit from all General Contractors working at the Center. The purpose of the construction deposit is to help ensure responsible behavior, and protect Federal Realty from losses due to Contractor negligence, oversight, or damage.

Construction Deposits shall be promptly refunded in accordance with the following: 1) 2) 3) 4)

Contractor’s payment of all fines issued by Center Management (If Applicable).

Contractor’s cure of all Landlord generated punch list items.

Final Walk through/Inspection with Contractor and Landlord’s designated Tenant Coordinator.

Contractor’s delivery to Landlord’s designated Tenant Coordinator of: a) Copy of Certificate of Occupancy (or equivalent) for the Lease Premises. b) Copy of Contractor’s Notice of Completion. c) Copy of Certified Air Balance Report for the Lease Premises (If Applicable). d) Copy showing proof of filter changes on all HVAC units upon completion of work. e) Copy of "As-Built" full size scaled 24”x36” minimum PDF and CAD .dwg files with all xref base drawings included. Drawings to include all trades ie. MEPs, fire sprinkler, fire alarm, and slab x-rays, as applicable in .pdf AND .dwg formats to be emailed to CAD@federalrealty.com. f) One full set of hard copy “As-Built” drawings including all trades scaled 24”x36” tubed and stored inside premises. g) Notarized completed application and certification for payment G702 & G703 (Schedule I). h) Notarized Final, Unconditional Lien Releases from General Contractor, and all subcontractors on form provided by Landlord (Schedule II). i) Notarized Affidavit of Payment from General Contractor on form provided by Landlord (Schedule III). j) Fully executed IRS Form W-9.

RETAIL POST-COMPLETION PUNCH LIST Upon substantial completion of construction, Landlord Tenant Coordinator shall walk through Tenant space and generate a Retail Post-Completion Punch List (See “Forms” Section) for Tenant Contractor.

Upon Contractor’s cure of all Landlord generated punch list items, Tenant Coordinator shall schedule a final walk through/inspection with the contractor and/or Tenant’s Representative and Tenant Coordinator. *REFER TO FORM AT THE END OF MANUAL FOR RETAIL POST-COMPLETION PUNCHLIST TO BE COMPLETED. CONSTRUCTION DEPOSIT REFUND REQUIREMENTS Federal Realty requires a construction deposit from all General Contractors working at the Center. The purpose of the construction deposit is to help ensure responsible behavior, and protect Federal Realty from losses due to Contractor negligence, oversight, or damage.

Construction Deposits shall be promptly refunded in accordance with the following: 1) 2) 3) 4)

Contractor’s payment of all fines issued by Center Management (If Applicable).

Contractor’s cure of all Landlord generated punch list items.

Final Walk through/Inspection with Contractor and Landlord’s designated Tenant Coordinator.

Contractor’s delivery to Landlord’s designated Tenant Coordinator of: a) Copy of Certificate of Occupancy (or equivalent) for the Lease Premises. b) Copy of Contractor’s Notice of Completion. c) Copy of Certified Air Balance Report for the Lease Premises (If Applicable).

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RETAIL POST-COMPLETION Punch List Tenancy Details: Building Number:

________________________________________________________________ Date Issued:

Unit Number :

________________________________________________________________ Tenant Coordinator :________________________________________________________________

Tenant Trade Name:________________________________________________________________ Contractor Name:

________________________________________________________________ ________________________________________________________________

Handover: An inspection of the above unit was undertaken on (Date) _________________________________________ The following were present: Retailer:

________________________________________________________________ Other: ________________________________________________________________

Retailer Project Mgr: ________________________________________________________________

Other: ________________________________________________________________

Tenant’s Contractor: ________________________________________________________________

Other: ________________________________________________________________

Landlord’s Tenant Coordinator: ________________________________________________________________ The Landlord has identified the following defects for rectification by the Tenant: A. STOREFRONT (by Elevation)

Bulkhead / Paving / Pilaster / Adj. Tenant Junctions / Finish / Signage / Awnings / Cleanliness

1. _________________________________________________________________________________________________ 2. _________________________________________________________________________________________________ 3. _________________________________________________________________________________________________ 4. _________________________________________________________________________________________________ 5. _________________________________________________________________________________________________ 6. _________________________________________________________________________________________________ 7. _________________________________________________________________________________________________ 8. _________________________________________________________________________________________________ 9. _________________________________________________________________________________________________ 10. ________________________________________________________________________________________________ 11. ________________________________________________________________________________________________ 12. ________________________________________________________________________________________________ 13. ________________________________________________________________________________________________ 14. ________________________________________________________________________________________________

Continued - The Landlord has identified the following defects for rectification by the Tenant: B. INTERIOR OF SPACE

Ceiling / Wall / Floor Junctions / Finish / Access Hatches / Utilities Trim / Hardware / Security Fixtures / Louvers / Fire Caulk / Alignment

1. _________________________________________________________________________________________________ 2. _________________________________________________________________________________________________ 3. _________________________________________________________________________________________________ 4. _________________________________________________________________________________________________ 5. _________________________________________________________________________________________________ 6. _________________________________________________________________________________________________ 7. _________________________________________________________________________________________________ 8. _________________________________________________________________________________________________ 9. _________________________________________________________________________________________________ 10. ________________________________________________________________________________________________ 11. ________________________________________________________________________________________________ 12. ________________________________________________________________________________________________ 13. ________________________________________________________________________________________________ 14. ________________________________________________________________________________________________ C. REAR EXTERIOR OF SPACE (If Applicable) 1. _________________________________________________________________________________________________ 2. _________________________________________________________________________________________________ 3. _________________________________________________________________________________________________ 4. _________________________________________________________________________________________________ 5. _________________________________________________________________________________________________ 6. _________________________________________________________________________________________________ 7. _________________________________________________________________________________________________ 8. _________________________________________________________________________________________________ 9. _________________________________________________________________________________________________

The date for completion of the items noted above is 30 business days after receipt of this list.

Proposed Reinspection Date: ________________________________________________________________ Retailer:

________________________________________________________________

Other: ________________________________________________________________

Landlord’s Tenant Coordinator: ________________________________________________________________ Notes: 1. Upon receipt of this list, please contact your Landlord Tenant Coordinator to confirm schedule of completion.

2. Please contact your Landlord Tenant Coordinator for clarification of any items at the time of receipt.

TENANT CONSTRUCTION MANUAL Affidavit of Receipt NAME OF TENANT :

___________________________________________________________________

CONTRACTOR :

___________________________________________________________________

ADDRESS :

___________________________________________________________________

CITY/STATE :

________________________________________ ZIP : _____________________

PROJECT MANAGER/ SUPERINTENDENT :

___________________________________________________________________

JOBSITE PHONE :

___________________________________________________________________

OFFICE PHONE :

___________________________________________________________________

EMERGENCY PHONE :

___________________________________________________________________

I, ____________________________, hereby certify that I have reviewed the Construction Manual Rules & Regulations in its entirety, and agree to enforce and abide by the rules and regulations for Tenant construction as described herein. I acknowledge that failure to enforce and abide by the rules and regulations may result in fines against my Construction Deposit and that repetitive violations may warrant further action by Federal Realty Investment Trust which may not be specifically outlined in this handout; including but not limited to my dismissal from the project.

I understand that it is my responsibility as Project Manager/Superintendent to ensure these rules are communicated and enforced by all subcontractors, laborers, and vendors on this job, and warrant that a copy of these rules will be accessible to all construction personnel on my job at all times.

PRE-CONSTRUCTION MEETING CHECKLIST Rec’d

Item

Comments

Copy of Tenant Contractor W-9 Copy of City and/or County issued building permit(s) One (1) set of City approved plans Copy of Tenant Contractor’s valid State Contractor’s License Copy of Tenant Contractor’s Certificate of Insurance (Limits outlined in Tenant Manual) Copy of Tenant Contractor’s Emergency Contact Information (In Tenant Manual) Copy of Tenant Contractor’s sub-contractor’s list (In Tenant Manual) Copy of Tenant’s construction schedule Receipt of Tenant Contractor’s Construction Deposit in the amount of: $ Pre-Construction Meeting (On site) Signed Copy of Tenant Construction Manual Affidavit Other Other

TENANT’S CONTRACTOR IS HEREBY : APPROVED : Proceed to Construction.

APPROVED : Demolition Only.

APPROVED AS NOTED : Proceed to Construction with conditions.

DENIED : Do NOT Proceed to Construction.

Follow-up Pre-Construction Meeting is Required.

Follow-up Pre-Construction Meeting is NOT Required.

Signature of Authorized FRIT Representative

Date

WORK PERMIT WORK TYPE : Exterior Work

Utility Shutdown

Outside Normal Hours

Delivery

Fire Alarm Shutdown

Merchant Notification

Hot Work

Fire Sprinkler Shutdown

Merchant Access

Other

Elevator Access

Fire & Life Safety Testing

Adjacent Access

Tenant : _____________________________________________________________________ Building : ______________________________

Space Number : _______________________

Start Work Date :______________________________

End Work Date : _______________________

Hour Start : ______________________________

Hour End : _______________________

Work to be conducted :_____________________________________________________________________ ___________________________________________________________________________________________ ___________________________________________________________________________________________ General Contractor :______________________________ Sub-Contractor : _______________________ Competent Person : ______________________________ Phone Number : _______________________ Type of Equipment : _____________________________________________________________________ ___________________________________________________________________________________________

Precautions Taken: _____________________________________________________________________ ___________________________________________________________________________________________ ___________________________________________________________________________________________ Contractor Name:______________________________

Management Name _______________________ :

Contractor Signature :______________________________

Management Signature: _____________________

Date of Request : ______________________________

Date of Authorization: _______________________

Attach appropriate details, maps, safety plans, mitigation measures, or other pertinent information.

For Hot Work, Utility Shutdowns, Alarm Testing, or other specialty work, please complete the following page.

in advance for normal work, and a minimum of 48 hours in advance for Excessive Noise, Hot Work, Utility Shutdowns, Alarm Testing, or other specialty work - unless otherwise determined at Management’s discretion. NO work shall be conducted until such time that this Work Permit has been reviewed, approved, and signed by Management.

Contractors shall obtain a signed copy of this document prior to the commencement of any work.

HOT WORK :Work Permits for Hot Work MUST be renewed DAILY. Permission granted to use :________________________________________________________________ In described exact work area ________________________________________________________________ : (Check all statements that apply. Initial lines below and sign the front of Work Permit) The above location has been examined.

There are absolutely no combustible liquids, vapors, gasses, or dust.

All combustible materials have either been removed or suitably protected against heat and sparks; including areas where there is risk to levels underneath or below.

Suitable extinguishers are available locally and at adjoining risk areas, particularly at levels below work.

Additional supervision is required by the Subcontractors as to the areas of work below.

the proper procedures will be followed. work area and adjacent areas to which heat and sparks may have spread will be thoroughly inspected Contractor further agrees to inspect the areas again 60 minutes after the work has been completed.

Contractor must contact Management upon completion of all Hot Work. Security will check the work area as a supplemental safety precaution one (1) hour and two (2) hours after the work is completed for the day.

First Check :

Time :

____________________

____________________________________

Second Check :

Time :

____________________

____________________________________

UTILITY SHUTDOWN : Sprinkler System

Electrical System

Fire Alarm

Plumbing: ___________

Reason for shut down :

Other: ________________

________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________

TENANT CONTRACTOR EMERGENCY CONTACT INFO TENANT NAME:

SPACE #:

TI WORK START DATE:

TI COMPLETION DATE:

CONTRACTOR COMPANY NAME: CONTRACTOR CORPORATE ADDRESS: CONTRACTOR PHONE NUMBER: CONTRACTOR (SUPERINTENDANT) NAME: EMERGENCY CONTACT NUMBER (24HR EMERGENCY): EMAIL ADDRESS: LOCAL ADDRESS:

SUBCONTRACTOR CONTACT INFORMATION TRADE

COMPANY NAME

NAME (SITE FOREMAN)

MOBILE NUMBER

Code of Conduct.

e Shopping Center is a private property. Its owner reserves the right to refuse access and service to anyone. Use of this property is by permission and subject to control and regulation by the owner in accordance with law. In order to provide a safe, secure and pleasant environment at the Shopping Center, Management requires your complete cooperation in complying with the rules and regulations with our Code of Conduct. All guests, tenants, contractors, and employees of the Shoppnig Center shall observe the following terms and conditions at all times: 1.

No disturbing the peace, quiet and/or comfort of the Shopping Center by creating any unreasonably loud, disturbing, or unnecessary noise, horns, racing engines, loud exhaust systems, shooting, or the playing of loud music, musical instruments, and the like.

2.

No disruptive, or disorderly, or inappropriate, or obscene or offensive language; gestures, or behavior.

3.

No wearing of clothing displaying obscene or offensive words, messages, or phrases.

4.

No defacing, destroying or damaging of property.

5.

No use or possession of any illegal substances.

6.

No possession or use of any article defined by any local, state, or federal law as a weapon.

7.

No trespassing in any area of the property not designated a public area.

8.

No overnight parking without prior approval and authorization from Management.

9.

No expressive activity, distribution of written material or literature without prior approval and authorization of Management.

10.

No loitering, no standing, or walking in such a manner, which interferes or is likely to interfere with others or fire exits.

11.

No throwing of objects or littering.

12.

No panhandling, soliciting, fighting, disorderly, or disruptive conduct.

13.

No skating, skateboarding or bicycling on sidewalks or use of motorcycles or scooters on sidewalks, including parking.

Persons with mobility disabilities may use appropriate mobility vehicles for their personal mobility purposes only (e.g., no use for sport, demonstration of the vehicles abilities or other purposes not motivated by personal transportation from place to place) and in a manner consistent with maintaining the safety of other persons (e.g., in a straight and predictable direction toward the intended destination and at a speed no greater than that of a casual pedestrian walk).

14.

No illegal consuming of alcoholic beverages in any common or public area.

15.

No professional filming, photography, performances, or other entertainment without prior approval and authorization of Management.

16.

No activity defined by any local, state and federal law as a criminal act.

17.

No hookah pipe smoking in any common or public area.

Compliance with all applicable local, state or federal laws, codes and statutes, including those related traffic and parking is required.

Violators of this Code of Conduct will be asked to leave the property and may be cited for trespass or a violation of local, state or federal law and/or may be arrested by law enforcement agencies.

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CONTRACTORS SHALL NOT : 1)

Make offensive, or harassing remarks, gestures, or sounds to retail workers, visitors, or patrons of the Shopping Center or they will be immediately dismissed and banned from the project.

2)

Keep the doors to their construction site open, or allow the staging, or performance of their work to overflow to any areas outside of the Lease premises, and use the rear door (if applicable) for all material and equipment deliveries.

3)

Employ any unfit person or anyone not skilled in the work he or she is performing, or any workman who is incompatible with the balance of the work force, or who will cause liability, injury, labor disputes, or work stoppages.

4)

Carry materials through public areas.

5)

Use loud radios.

6)

Transfer dirt and/or debris throughout common areas, or discard any construction material in any of the common area trash receptacles.

7)

Store tools and/or equipment outside the work area.

8)

Eat personal food or beverages in any of the common areas, corridors, or sidewalks.

CONTRACTORS SHALL : 1)

Park in designated Contractor Parking Lot.

2)

Dispose of all construction debris in the designated containers or remove it from site.

3)

Wear appropriate construction attire at all times.

4)

Dine in designated areas.

5)

Use restroom facilities provided for Contractors.

6)

Maintain a clean job site.

7)

Report any unsafe working conditions to their employer immediately.

8)

Adhere to the posted speed limit restrictions imposed within the Shopping Center and further comply with all applicable local, and state laws, codes, and statues, including but not limited to those relating to traffic and parking.

9)

Follow the designated pedestrian routes throughout the property.

10)

Observe and comply with all site signage.

11)

Obey all requests from all Management personnel.

12)

Follow the permit process and attend required construction meetings.

VIOLATORS OF THIS CODE OF CONDUCT WILL BE ASKED TO LEAVE THE PROPERTY, AND MAY BE CITED FOR A VIOLATION OF LOCAL, STATE, OR FEDERAL LAW, AND/OR ARRESTED BY LOCAL LAW ENFORCEMENT. YOUR FULL AND ABSOLUTE COOPERATION IS APPRECIATED.

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Notes .

CORPORATE HEADQUARTERS MARYLAND 909 Rose Avenue, Suite 200 N Bethesda, MD 20852 301.998.8100

REGIONAL OFFICES BOSTON 455 Grand Union Blvd., Suite 600 Somerville, MA 02145 (617) 684-1500 LOS ANGELES 830 S. Pacific Coast Highway, Suite 204 El Segundo, CA 90245 (310) 414-5280 PHILADELPHIA 50 East Wynnewood Road, Suite 200 Wynnewood, PA 19096 (610) 896-5870 SAN JOSE 356 Santana Row, Suite 1005 San Jose, CA 95128 (408) 551-4600 TYSONS 7930 Jones Branch Drive, Suite 350 McLean, VA 22102 (703) 776-9675

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