TENANT IMPROVEMENT PROVISIONS – AT&T
Landlord shall deliver the Premises to Tenant in broom clean condition, free of any hazardous
substances, and in compliance with all laws, codes and ordinances. Landlord shall be
responsible for any and all permit fees, utility meter installation or set-up fees, plumbing impact
fees and any other fees required in conjunction with obtaining an occupancy permit for Tenant
to conduct business as an AT&T phone store. A fire suppression (sprinkler) system and/or fire
alarm system, if required by code, shall be installed per code by Landlord.
Landlord shall be responsible for contracting with its architect to prepare any necessary
signed/sealed architectural & engineering drawings, and obtain any necessary permits and
inspections relating to the completion of the Landlord’s work described within this exhibit.
The Premises shall be delivered as follows:
Storefront:
Landlord shall provide a complete storefront with a single existing door roughly centered within
the storefront, including door frames, casing and hardware, and a hollow metal rear service
door, including frame, casing hardware and peephole. All required exit doors and hardware
shall be the proper rating for the required assembly and meet prevailing building code
requirements for egress door swing and hardware. The storefront shall include clear tempered
plate glass, or in the case of any western facing glass, 1” thick low E glass. An overhang,
awning or canopy shall exist above the exterior glass with a depth of at least 5 feet.
Doors and Walls:
Rear exterior wall is CMU block, new interior walls shall be metal framed, sheetrocked,
fireproofed as required by code, finished, taped and sanded to a level 5 smooth coat finish, then
primed and ready for paint condition. All walls shall be straight, and there shall be no visible
columns within the space. Demising walls are existing. The roof deck shall be insulated with
minimum R-19 or greater if required by code. All bathroom walls and bathroom ceiling shall
have sound batt insulation.
Landlord shall install a sales/stock wall, including doors, as per Tenant’s Plans. “Tenant’s
Plans” shall herein be defined as those design intent drawings prepared by Tenant and provided
to Landlord which further describe the information within this exhibit. The sales/stock wall shall
extend past the ceiling grid at least 3 inches, or higher if required by code. Other than around
the bathroom and sales/stock wall, no other interior partitions shall exist within the space. The
interior partitions around the sales/stock wall shall be metal framed with 3 5/8” studs,
sheetrocked, finished, taped and sanded smooth, primed and in ready for paint condition. All
interior doors shall be 3’ x 7’, 1 ¾” thick, paint grade solid core wood, with metal frames and
commercial grade lever hardware and locksets (keyed lockset for sales/stock door and privacy
lock for bathroom(s), hydraulic door closers and 8” brushed aluminum kick-plates on all interior
doors.
Floors, Ceilings and Lighting:
Sales Floor – Landlord shall install the Tenant-provided 2’ x 2’ ceiling grid and tile, located at a
height between 9’-6” and 11’ AFF within Tenant’s sales floor area – per Tenant’s plans. If the
space has an existing, like new condition 15/16” ceiling grid located at an acceptable to height
to Tenant, Landlord can reuse such, adding t’s as necessary to create a 2’ x 2’ ceiling tile, and
then painting the entire grid with Benjamin Moore #2125-50 “Sweet Innocence”, eggshell finish.
Whether installing a new grid or modifying an existing ceiling grid as described above, Landlord
shall also paint the HVAC grills and diffusers with this same paint specification. All light fixtures
within the sales floor (except emergency lights) shall be provided by Tenant but installed,
including all associated wiring, by Landlord per Tenant’s Plans. Landlord shall provide and
install all emergency lighting as required by code. If a sprinklered building, sprinkler heads shall
be centered within all ceiling tiles located within sales floor. The Landlord-provided ceiling shall
be located as per Tenant’s Plans.
Back of House Areas – Landlord shall provide a standard white 2’ x 4’ ceiling grid and tile for all
non-sales floor areas (located at 9’-6” AFF), and existing drywall ceiling within the bathroom(s).
Landlord shall install standard 2’ x 4’ fluorescent lighting in all non-sales floor areas as per
Tenant’s Plans. Bathroom lighting shall be as determined by Landlord but must provide for
sufficient lighting.
All floor finishes throughout the sales floor shall be removed to a smooth base concrete slab,
without slope, and such floor shall be cleaned, prepared, and suitable for new floor finish
installation. If in good condition, the existing floor may remain for all “Back of House” areas. If
not, BOH areas shall receive new 12” x 12” VCT with 4” black cove base. Interior bathroom
walls shall have 12” x 12” VCT floor tile installed, with FRP paneling on the walls or 6” black
cove base as required by code.
HVAC System:
Landlord shall provide a new fully functional and code compliant HVAC system, using high
efficiency equipment sized at between 250 and 300 square feet per ton, designed by Landlord
to accommodate Tenant’s Plans. The system installed by Landlord shall maintain cooling
temperatures of no more than 72 F degrees and heating temperatures of at least 70 F degrees
to meet ASHRAE Climate Conditions for 99% Coincidence. All ductwork shall be insulated
metal, with flexible duct used no more than 8 feet within each diffuser or grill. The thermostat
shall be programmable and located on the sales floor. The system shall be balanced as per the
system’s design requirements prior to turnover to Tenant. System shall also be serviced (new
filters, coils cleaned, bearings lubricated) prior to Tenant turnover.
Bathroom(s):
The Premises shall be provided with one existing bathroom (two if required by local code) that is
completely functional, with commercial grade fixtures, and that meets all applicable building and
local codes, including ADA (handicap accessibility) requirements. Each bathroom must include
one (1) ADA compliant wall hung lavatory with hot and cold water, one (1) ADA compliant toilet,
grab bars, signage, toilet roll holder, paper towel dispenser, mirror, GFI electrical outlet,
switched electrical lighting and operational exhaust fan system, ducted to the outside. The
bathroom(s) shall be completed finished and operational. If the bathroom(s) are not existing,
they must be located as per Tenant’s Plans. If required by code, Landlord shall install a mop
sink and/or hi/low drinking fountains near the bathroom(s).
Electrical Service:
The Landlord shall provide the existing electrical service which has a panel located next to the
bathroom door. The Landlord shall provide the following per code: electrical connections to
HVAC unit(s), duplex convenience outlets at rooftop equipment, GFI electrical outlet in
bathroom(s), electrical connection to water heater, a dedicated 20amp circuit for each exterior
sign location (terminating to a manually programmable 7-day signage timeclock located next to
the electrical panel), and additional circuit breakers to support the electrical requirements within
this document.
Landlord shall install up to sixteen (16) flush mounted quad electrical wall outlets as per
Tenant’s Plans. Up to eleven (11) of these outlets shall feature 2 plugs on a switch and the
other 2 plugs non-switched, with the switched plugs wired back to the main switchbank located
as per Tenant’s Plans. Two outlets shall have dedicated 20amp circuits, shown as per Tenant’s
Plans.
Landlord shall install up to eight (8) flush mounted duplex electrical wall outlets located as per
Tenant’s Plans.
Landlord shall install up to twelve (12) flush mounted blank junction boxes with pull-string for
future data cabling by Tenant, with minimum ¾” conduit extended above ceiling height.
Location of the data junction boxes shall be as per Tenant’s Plans.
Landlord shall install a flush mounted main light switchbank in the wall as located per Tenant’s
Plans to accommodate Tenant’s lighting and switched outlets, plus a lighting management
system if required by local code.
Landlord shall install six (6) floor boxes as specified per Tenant’s Plans, flush mounted into the
concrete floor as located per Tenant’s plans. Each box shall have electrical and data conduit
sized and located per Tenant’s plans. The data conduit shall include pull-strings for future use
by Tenant.
All faceplates and electrical outlets shall be white in color. Unless shown on Tenant’s Plans, no
blank junction boxes or existing electrical outlets shall exist within the sales floor with the
following exception. Existing electrical convenience outlets at 24” AFF or lower can remain as
long as the faceplates are white in color and in “like new” condition.
Telephone:
The Landlord shall provide a minimum 1 inch diameter conduit with pull-string for incoming
telephone service lines. Said conduit is to be routed from the building’s telephone demarcation
point, terminating next to a 4’ x 4’ plywood backboard within the Premises.