Merchant Manual

TABLE OF CONTENTS

Fair Oaks  Management Team……………………………………………...…………………………………..... 5  Your Fair Oaks Address………………………………………………..……………………….…...... 7  Vision, Mission, Values……………………………………………………….………………………...8  Important Phone Numbers…………………………………………………………..……………...... 9  Customer Service Center …………………………………...…………………………..…………...10 Complimentary Gift Wrapping Fax and Photocopy Services Gift Cards Help Wanted Book Information & Directories Lost and Found Lost Children The Shopping Line Strollers Wheelchairs Telecommunications Device for the Deaf

Operating Procedures  Center Hours………………………………………………………………………………………….…14  Center Utilities………………….…………………………………………………………….………….15 Electrical Service Gas Service HVAC New Construction/Remodeling Telephone & Internet Services Water  Tenant Maintenance…………………………………………………………………………….………16 Care of Premises Construction of Mall and Common Areas Leased Premises Operation of Business Remodeling Right of Entry Rules or Regulations Shopping Carts Stanchions & Tables Trash Removal Tenant Maintenance Compliance Use of Premises Waiver

 Tenant Procedures………………………………………………………………………………….…..19 Gross Sales Merchandising Parking 2

Quiet Environment Sales Reports Signs Smoking Solicitation Stanchions & Tables Use of Common Areas

 Inspections……………………………………………………………………………………………….21

Store Maintenance  Certificates of Insurance………………………………………………………………………………..23  Tenant Obligations………………………………………………………………………………………26 Drain Line Preventative Maintenance Heating & Cooling System Pest Control Receiving, Delivery & Removal Repairs Restaurant and Food Stores - Sewer Connection Requirement Cooking Grease Service Entrance Extermination Fire Alarms/Loss Prevention Systems/Audio Systems Ansul System Hood Exhaust Trash Room Periodic Inspections Maintenance of Roof Equipment Water Leaks Special Requirements Trash Disposal and Loading Procedures Tenant Obligations

Public Safety/Security  Fair Oaks Public Safety & Security……………………………………………………………………31 Bomb Threat Center Evacuation Emergency Communications Emergency System “Code Red” Emergency Equipment Employee Conduct Employee Parking Fire Prevention Power Outage Shoplifting Smoking Snow Emergency Special Events & New Product 3

 Employee & Visitor Rules of Conduct…………………………………..………….…………...…….35  Emergency Evacuation Map – Lower Level………………………………………….…………...…36  Emergency Evacuation Map – Upper Level………………………………………….………………36  Fair Oaks Aerial Directory………………………………………………………………………...……37

Marketing  Fair Oaks Marketing………………………………………………………………………………..…...39 Annual Events Location Shopper Profile Trade Area

 Marketing Opportunities………………………………………………………………………………..41 www.ShopFairOaksMall.com Facebook Email Blast (Weekly) Exclusive Privilege Card Frequent Shopper Program Shopping Line 703.359.8300 Store and Dining Coupon Distribution Sponsorship with Advertising Signage TMMI Mall Advertising JCDecaux Displays

4

FAIR OAKS MANAGEMENT TEAM YOUR FAIR OAKS MANAGEMENT TEAM

You can reach any member of the Fair Oaks Management by calling 703.359.8302.

Security can be reached by calling 703.359.8309.

The Management Office is located on the lower level off the Macy’s with Furniture court, enter through the hallway between Foot Locker and Spencer’s Gifts. Public restrooms are located at the end of hallway and the Security and Management Offices are to the left.

Management Office hours: Monday-Friday 9:00AM – 5:00PM Saturday, Sunday & Holidays – CLOSED

Security Office hours: Open 24 hours, 7 days of week

Mall hours: Monday- Saturday 10:00AM – 9:30PM Sunday - 11:00AM – 6:00PM

(Holiday, restaurant and department store hours may vary)

Fair Oaks Mall is CLOSED on Easter and Christmas

ROBBIE STARK, General Manager

DAVID CONINE, Facilities Director Center facilities; mall/tenant construction; maintenance, engineering, housekeeping, parking, utilities, common area.

TERESA TRUONG-CHEA, Marketing & Sponsorship Director Marketing and print, broadcast and digital advertising; on-site media and film crews; special events; sponsorships; promotions; www.ShopFairOaksMall.com and intranet website opportunities; directories.

ROGER DINGUS, Facilities Superintendent Engineering; heating; air conditioning

KAREN LEAK, Specialty Leasing Agent RMUs; kiosks; temporary stores

MARLO GUERRA, Cleaning Supervisor

DAVID MARTIN, Property Coordinator Temporary storage bookings; in-store event equipment requests and sales reports

5

SECURITY Lower level of Macy’s with Furniture Gallery; located at end of hallway between Foot Locker and Spencer’s Gifts Open 24 hours, 7 days a week 703.359.8309

BRIAN CARROLL, Security Director

RON MOSER, Assistant Security Director

Management Office Fair Oaks Mall 11750 Fair Oaks Mall, Mgt. Office Fairfax, VA 22033 Phone: 703.359.8302 Fax : 703.591.6548

6

Your Fair Oaks Address

Every store has a separate and distinct mailing address. Please contact Management Office for details.

______Fair Oaks Address (will be 5 digits: 11XXX followed by an “L” for Lower Level or “U” for Upper Level. Sample: 11814U Fair Oaks)

Fairfax VA 22033 City State Zip

Please do not use 11750 Fair Oaks as your store address. This is only for the Management Office.

7

As part of The Taubman Company, we at Fair Oaks Mall work hard to achieve these commitments for you and your customers.

VISION Taking Smart Ideas Shopping

MISSION Our mission is to own, manage, develop and acquire retail properties that deliver superior financial performance to our shareholders.

We distinguish ourselves by creating extra- ordinary retail properties where customers choose to shop, dine and be entertained; and where retailers can thrive.

We foster a rewarding and empowering work environment, where we strive for excellence, encourage innovation and demonstrate teamwork.

VALUES We Take The High Road We Play For The Team We Respect Everyone We Push The Envelope We Pursue Excellence We Honor Tomorrow Today We Are Accountable For Our Results We Love What We Do

8

IMPORTANT PHONE NUMBERS

*Police, Fire/Rescue Emergency …...... 911

Police, Fairfax County (Non-emergencies) …...... 703.691.2131

Fire/Rescue (Non-emergencies) …...... 703.691.2131

Center Security Office …...... 703.359.8309

The Shopping Line …...... 703.359.8300

Center Management Office …...... 703.359.8302

Fair Oaks Emergency Number (Emergencies only) …...... 703.385.2112

Your Corporate Office phone number: ______

Your Alarm Company phone number: ______

Emergency Store Managers Notification Security maintains a database of tenant management personnel. This database is necessary for notification of alarms, open doors, fires, water flows or other such matters that occur during non- operating hours. It is imperative that these files remain current and any changes in store management should be called in to the security office and the “Emergency Contact Sheet” form frequently reviewed/updated.

*If you call 911 for an emergency response, please also call Mall Security at 703.359.8309. They will help direct emergency response personnel to your store location in a timely fashion.

9

Help Wanted Listings This is an employment listing with store name, position(s) open, salary, hours, miscellaneous information and contact person. These listings are available on the mall website www.ShopFairOaksMall.com/jobs Please contact the Mall Management Office to post an opportunity.

Information & Directories Handheld directories of all mall tenants are updated quarterly with the most current information available at that time. They are available throughout the mall in available holders.

The Fair Oaks Mall app is also available on iPhone & Android which provides detailed information on stores and the mall.

Lost and Found Customers can inquire/claim items at the Security office for up to 30 days when the item(s) will be disposed of. Items found in your store are your responsibility until claimed.

Lost Children All efforts to locate lost children are coordinated by Security. If the parent of a lost child is in your store, please refer them to the Security Office immediately.

The Shopping Line 703.359.8300 The Shopping Line is an automated phone line that allows customers to be directly connected to the store of their choice. Stores are listed by category, which is helpful if the customer does not know the name of the store they want to call. Also available on the Shopping Line are employment opportunities, events and mall hours..

Wheelchairs Wheelchairs are provided free of charge to customers and are available at the Security Office on a first- come, first-served basis. Shoppers must leave a government issued ID when using complimentary wheelchairs.

10

Operating Procedures

11

FAIR OAKS HOURS

For the convenience of our customers, Fair Oaks has established the following mandatory hours:

Monday – Saturday 10:00 a.m. to 9:30 p.m. Sunday 11:00 a.m. to 6:00 p.m.

Special holiday hours will be established by Center Management and may vary from normal operational hours.

Complying with this requirement means that during center hours:

• The store will remain fully open.

• All lighting, including store sign, will be fully illuminated.

• The store will be adequately stocked and staffed. In other words, the store is ready to do business exactly at opening and until the last minute of each business day.

• A store may not close during Center hours for inventory, bank runs, etc. unless specifically indicated in your lease

If your store plans to deviate from mall hours for any reason, you must submit a written request to the Fair Oaks General Manager in advance for approval. Failure to operate during all mall hours may result in a fine. You may be responsible for additional security related to extended hours.

Please make sure your door is open, and store is fully operational from opening time until closing time.

12

CENTER UTILITIES

Electrical Service Electrical service is provided to the tenant space by Fair Oaks Mall. Maintenance within the store is the tenant’s responsibility. The tenant is responsible for any maintenance or repairs to the electrical systems and meter within their space. Billing questions should be directed to The Taubman Co., Bloomfield Hills, Michigan, 48303, 248.258.6800.

Water Water service is provided to the tenant space by Fair Oaks Mall. The tenant is responsible for any maintenance or repairs to the plumbing systems and meter within their space. Billing questions should be directed to The Taubman Co., Bloomfield Hills, Michigan, 48303, 248.258.6800.

Gas Service Natural Gas is provided by your individual contractor in conjunction with Washington Gas. All bills are generated by Washington Gas. Specialty leasing temporary tenants are the exception and are advised to contact Susan Farris, Specialty Leasing Agent, at 703.279.2718, for questions regarding utilities.

HVAC Heating, ventilation, and air conditioning are provided by Fair Oaks to the point at which it enters your store. The HVAC system inside your store is your responsibility. The HVAC mall wide system will operate during center hours only. Requests to run the system outside of Center hours require an additional hourly fee. Please reach out to the Facilities Director for an override.

New Construction/Remodeling/Maintenance Work All new construction, remodeling, carpet replacement, new fixtures or physical changes and any maintenance work requiring a contractor coming into your store must be approved by the Landlord prior to the work taking place in your store. If any work will occur outside your store like on the roof or on the store front, then an insurance document will be needed.

Please contact the Facilities Director in the Management Office at least one month before anticipated work is to be done. David Martin can assist in providing the COI requirements as needed.

13

Telephone & Internet Services

14

TENANT MAINTENANCE First impressions are important to the customer. You are responsible for keeping the premises, including the service areas adjacent to the premises, clean and free of rubbish or dirt at all times. Before opening each morning, make sure the store and store front are clean. Remember that your store is a reflection of your business.

Management reserves the right to enter your store at all reasonable times to assure the high quality of Fair Oaks Mall’s presentation. Periodic inspections will be made and needed maintenance will be discussed during these visits. These visits are done in the spirit of assistance and to make sure the Fair Oaks image is maintained.

Care of Premises Tenant must comply with the following items listed in this section:  Tenant must keep premises orderly, neat, safe, clean and free from rubbish and dirt.  Tenant must store trash and garbage within the leased premises at all times. Trash or cardboard may not be stored in vestibule areas outside the rear service doors of shared tenant spaces. Blocking an egress/egress of rear corridors, service entrances is a violation of the fire code.  Tenant may not burn trash or garbage.

Construction of Mall and Common Areas The manner in which common areas are maintained shall be at the sole discretion of the Landlord.

Leased Premises As stated in the lease, the exterior walls and roof of the leased premises and the area beneath said premises are not demised hereunder, and the use thereof together with the right to install, maintain, use, repair and replace pipes, ducts, conduits, wires and structural elements leading through the leased premises in locations which will not materially interfere with tenant’s use thereof and serving other parts of the shopping center are hereby reserved unto Landlord.

Operation of Business Tenant must comply with the following items:  Tenant must operate 100% of the premises in a professional manner with a full staff and a complete stock of merchandise.  Display windows must be maintained and illuminated during center hours.  Tenant must comply with local and state laws and ordinances.  No liquidation type sales may be conducted unless ordered by bankruptcy proceedings.  Tenant must comply with shopping center hours established by the Landlord.  Tenant will not commit any act injuring the reputation of the shopping center as determined by the Landlord.  A tenant remaining open after normal hours or closing during normal hours will advise management office and security of their intent in writing.  No noise or odors objected to by an occupant of the shopping center will be tolerated. Upon verbal or written notice from management office, tenant must cease causing the noise/odor.  For dining options, tenant’s menu must be submitted at the time the lease is signed; a change in the menu requires Landlord’s written consent.

15

 Tenant must serve customers in containers and with utensils approved by the Landlord.  Tenant is not permitted use of vending machines or pay telephones in their leased space.  Tenant may not use areas adjacent to leased premises for business purposes.  Tenant must receive and remove all items by way provided by Landlord.  Tenant shall not store any merchandise, fixtures or trash in service corridors, loading docks or vacant space.  Tenant may not use leased premises for an apartment, lodging room or unlawful purpose.  No radio, television or similar device may be installed to the exterior of leased premises, and no aerial may be erected on roof or exterior walls without proper authorization by Landlord.

Remodeling Remodeling a store or storefront, floor covering, interior partitions, electrical, mechanical or plumbing systems will not be permitted without prior approval from the Landlord. Non-compliance can result in a job shutdown. Contractors are required to park in the outer parking lots.

Right of Entry Landlord has the right to enter the leased premises at all reasonable times and examine same. Landlord may make such repairs, alterations and improvements without liability for interruptions of business.

Rules or Regulations Tenant agrees to comply with and observe all rules and regulations established from time to time by the Landlord provided the same shall apply uniformly to all tenants. Tenant failure to keep and observe said rules and regulations shall constitute a breach of the terms of the lease.

Shopping Carts Shopping carts are prohibited in the common area of the mall. Shopping carts found within the common area of the mall will be disposed of immediately. Any unattended shopping carts left outside will be disposed of within 24 hours.

Stanchions & Tables Each store is responsible for owning/renting stanchions, tables and chairs for their events. The center does loan some items, if available, on a first come, first served basis with sufficient advance notice. To borrow these items please contact Melissa Shinaberry in the Management Office to schedule and fill out the necessary forms. Please give 24 hour notice before the event and fill out the Event form; Event forms are at the Management Office and Security Office.

16

TRASH

17

Trash - Fixture and Bulk item removal Tenants may not leave broken or discarded furniture, fixtures, merchandising materials etc. in the loading dock. Anything that cannot be disposed of in the mall’s compactors (which only can take daily store trash) must be disposed of separately.

18

Tenant Maintenance Compliance Tenant must comply with the following items in this section:  Tenant must keep premises in a state of good repair.  Tenant must keep premises clean, sanitary and safe in accordance with the laws of the state and other governmental agencies having jurisdiction. This includes the tenant “back of house” areas.  Tenant must keep premises free from any and all liens.  Tenant must install and maintain fire extinguishers and other devices necessary to meet governmental and insurance requirements.  Tenant must maintain in good operating order its HVAC units and equipment.  Tenant must keep the glass and store front clean and in like new condition at all times.

Failure to follow tenant maintenance items could result in your lease being placed in default.

Please note items such as furniture, fixtures, sales displays, any sort of electronics, light bulbs, paint, batteries or any other hazardous materials cannot be disposed of in the mall trash compactors. Any tenant found to be using mall compactors for disposal of these items or leaving these items in the loading dock areas will be fined. Disposal of these types of items are the tenant’s responsibility to coordinate and disposal must comply with all local and EPA regulations.

All tenants are required to coordinate any open top dumpster requests directly with Waste Management for issues arising from situations such as store cleanouts, remodels, or move outs. Dumpsters will be placed in the outer parking lots of the Mall.

Use of Premises Use of premises must comply with purpose(s) set forth in the lease and no other purpose(s) shall be allowed without prior written consent of the Landlord. If a government license or permit is necessary to conduct business, tenant must procure such license and comply at all times with the license requirements.

Waiver No breach of a condition of the lease shall be deemed to have been waived by the Landlord unless such waiver is in writing and signed by the Landlord.

19

TENANT PROCEDURES

Gross Sales Gross sales are all sales of merchandise or services for cash or otherwise, less any sales or excise tax imposed by a government authority.

Merchandising Give your customers a chance to walk into your store. Keep merchandise off the “lease line.” If you have a full-front store, merchandise must be kept at least 12” from the lease line. Also, keep in mind you must keep an adequate aisle for customers and those in wheelchairs to freely move about. The Fire Marshall does enforce egress clearances throughout the store during their visits.

Parking Tenant and its employees will park their cars only in areas designated by the Landlord. The landlord will designate the employee parking areas, and the tenant will enforce the parking of its employees in such designated areas. Automobile license numbers of employees will be furnished to the landlord upon request.

Quiet Environment As stated in your lease, tenant shall not commit or suffer to be committed any waste upon the leased premises or any nuisance or other act or thing which may disturb the quiet enjoyment of any other tenants in the building in which the leased premises may be located, or in the shopping center. Tenant shall not use or permit to be used any medium that might constitute a nuisance, such as musical instruments, loudspeakers, sound amplifiers, radios, televisions, or any other sound producing device which will carry sound outside the leased premises.

Sales Reports Written gross sales reports for each calendar month are due in the Management Office within ten days after that month has ended. Forms are provided on which to make these reports, if needed. Contact Pat Garvey in the Management Office for additional forms. If you are unable to release these figures, please give us the name and telephone number of the person who is authorized.

Specialty leasing RMU (cart) tenant sales are due by the 5th day of each month.

Signs & Flyers, Coupons and Literature All signage must be professionally printed, minimal in size (no banners) and never affixed to glass or storefront. In addition, Fair Oaks does not permit unapproved decals, window suction cup hooks, or illuminated signs. (Remember that “less is more”).

Merchant must comply with the following items listed in this section, as stated in your lease:

 No sign holder beyond the lease line between store front and mall.  No sign is allowed on any exterior door, wall or window.  No material is allowed on the interior glass of any door or window in the leased premises without written Landlord approval.  No hanging sign is allowed within five (5) feet of any door or window without written Landlord approval.  No handwritten signs.  No menu boards or other signs with suction cups are to be stuck to doors or 20

windows  No shopping center logo may be used by tenant without prior written consent of the Landlord.  No illuminated sign inside the store and visible from outside the store.  All interior signs must be professionally designed and in good taste.  All signs and sign holders are to be kept clean and in good repair.

Flyers, discount coupons and other store literature may not be passed throughout the center or left on cars in the parking lots; and only those approved in advance by the Marketing Director may be left at the Customer Service Center. Generally, these are rare since we cannot accommodate 200 stores’ requests. Those approved usually are to promote in-store appearances, special events or free items [not sales] that benefit all the center’s customers. Store employees may distribute special offers to other stores.

Smoking & Vaping Fair Oaks is a smoke-free facility. Smoking & Vaping is only permitted outside of the building and butts must be disposed of safely and properly. Store employees violating this policy will be reported to their manager and corporate office, and may be subject to fines and/or arrest by Fairfax County Police.

Solicitation Our Center’s primary purpose is that of retailing. However, since we all share the common areas, the use of these areas for the distribution of handbills, car flyers, samples or other advertising is not allowed. There are certain times when this activity coincides with a marketing event and is approved by Center Management in advance. At no time are outside sources or customers permitted to solicit in the Center, including the parking lots. Tenant may not distribute handbills or solicit business in the common areas or parking lots.

Use of Common Areas Rules and regulations for the use of common areas will be set up and governed by the Landlord. At no time will the common area be used by the tenant for the sale, solicitation or display of signs or merchandise. Common areas may not be used for the distribution of flyers/coupons/samples or for conducting customer surveys/research. Landlord has the right to temporarily close the common areas to make improvements as necessary.

21

INSPECTIONS

To ensure the safety and cleanliness of Fair Oaks, periodic inspections of your store, by members of the management team and authorized insurance representatives, will be conducted. Attempts will be made to conduct these inspections at times you or your staff are least inconvenienced. Items covered will include:

 Cleanliness of your storefront

 Signage and merchandise violations

 Cleanliness of your signage

 Interior housekeeping

 Proper illumination of all signage (including EXIT signs)

 Updated fire extinguisher inspection certification

 Possible fire code violations such as:  merchandise is at least 18” from the ceiling  Storage is blocking electrical box, circuit breaker panel, power transformers, EXIT doors etc.

22

Store Maintenance

23

STORE MAINTENANCE

Certificates of Insurance (COI)

All tenants are responsible for ensuring that any contractor working on their behalf at the mall has the correct insurance on file with the mall. Contractors who do not have an approved certificate of insurance (COI) on file with the mall will be turned away until this can be procured. Enclosed are copies of our certificate of insurance requirements. All COI’s need to meet the mall’s requirements for coverage, coverage amounts and to list both The Fairfax Co of Va. LLC and Taubman as additional insureds. COI’s are required for any contractor or vendor entering the tenant space and working on behalf of the tenant.

24

25

26

TENANT OBLIGATIONS Stringent maintenance regulations make Fair Oaks the most attractive Center in the metropolitan area. It takes a cooperative effort with management and tenants.

The following guidelines will enhance our appearance and ensure safe and efficient operations:

Cleaning/Maintenance Fair Oaks requires that the tenants maintain and clean all areas inside the lease line (including the store front). The tenant is responsible for all areas inside the lease line (where the mall tile meets the tenant store tiles (even at the outside of the store front).

Drain Line Preventative Maintenance Fair Oaks has an ongoing preventative maintenance program to minimize drain stoppages through the Center. During the year and especially through the holiday season, it becomes increasingly important for our tenants to become involved in preventative maintenance.

Our maintenance and engineering staff has discovered some unusual items in our drains which have resulted in drain stoppages. These items have included cloth rags, paper towel rolls, feminine hygiene items, clothing (shirts and shorts), and plastic (bags, straws and cups). All such items should be disposed of in the proper manner.

As you are undoubtedly aware, our drains are only designed to take tissue. Every restroom should have a garbage can. In women’s restrooms, a feminine disposal container is necessary and should be properly emptied into the garbage container, not the toilet. Most stoppages can be averted. Each tenant is responsible for having a plumber available to address issues such as toilet stoppages, overflows, etc., and it is not the responsibility of the center to make these repairs in the tenant spaces.

Heating and Cooling System The system serving your premises consists of three different components which work together as one. These are your heating and cooling unit, exhaust air return, and your toilet exhaust. The toilet exhaust is controlled by your light switch in the bathroom.

Please become acquainted with your system and the operation procedures governing it in order to achieve the most effective results. 90% of all heating and cooling problems are issues with the tenant systems. Careful and regular maintenance is a necessary part of the effective operation of your HVAC system equipment. We recommend that you employ the services of a qualified heating and cooling contractor twice a year. Our security department will provide contractors with full instructions when access to the roof is necessary.

Pest Control It is necessary that each tenant take measures to insure pest control on a monthly basis. Food service areas need to be treated more frequently, at least every two weeks.

Receiving, Delivery and Removal The receiving and delivering of all goods, merchandise and removal of transfer merchandise and goods shall be transported through service corridors only, unless there is no access to your store through a rear entrance. If you do not have a rear door, check with Fair Oaks Management for approved routes you must take for these purpose. At no time are customer entranceways to be used for deliveries or 27 transfers. All deliveries must be made through approved loading areas only. It will be the tenant’s responsibility to see that your delivery men leave all loading areas in good order and free of trash and packing materials. Parking of private vehicles is prohibited in loading areas. The loading dock area may not be used for the storage or staging of materials, or as a work area. All storage and work must be done inside the tenant’s leased space.

Repairs The Tenant is responsible for maintaining in good order, the condition and repair, exterior and interior parts of all items such as: • Doors • Door Checks • Windows • Plate Glass • Plumbing (from where it connects to the mall’s main lines. Any water leaks, drain over flows, toilet overflows, etc. are the responsibility of the tenant. The tenant has an obligation per the lease to contact a plumber and to have them respond within two hours to mitigate any damages.) • Walls • Sewage (includes all back-ups to the point of the main connection of the Center’s line). Any sewage leaks, drain over flows, etc. are the responsibility of the tenant. The tenant has an obligation per the lease to contact a plumber and to have them respond within two hours to mitigate any damages. • Electrical Systems (within the premises) • Storefront (includes entrance tiles) • Fixtures • Store Sign • HVAC System (within store) • Plant materials (inside and on storefront exterior) • Gate and gate parts • Sprinkler system (within store) • Floors • Ceiling Tiles (except damage from other tenants) • Pest Control

We maintain a list of contractors who may assist you in this work. We also have some records as to your original contractors whom you may wish to contact on follow-up repairs. Please call the Management Office if you need some assistance in obtaining a contractor to make necessary repairs.

Trash Disposal and Loading Procedures Due to the limited space in our receiving areas, we can have only one waste removal company handling the refuse for tenant stores at the Center. Presently that company is Waste Management Inc. If your store is already open for business, you have a contract with WM. If your store is opening soon, you must negotiate a contract with WM as soon as possible so that you can maintain your store. Since the contract is between you and WM, please contact them to solve waste problems. However, if the compactor is broken, please notify the Management Office so that we can call for repairs. SHOULD A COMPACTOR BE FULL OR BROKEN - DO NOT LEAVE THE TRASH OR CARDBOARD IN THE LOADING DOCK. ALL TENANTS SHOULD TAKE THEIR TRASH/CARDBOARD TO THE NEXT CLOSEST LOADING DOCK AND USE THE COMPACTORS THERE, OR STORE THE ITEMS WITHIN THEIR OWN SPACE UNTIL THE COMPACTOR CAN BE BROUGHT BACK TO SERVICE. In the event of a long term issue – the mall will provide an open top or instructions to use the recycling compactor. 28

We have an arrangement with WM to heavily penalize those stores that leave trash in the hopper or otherwise are careless in disposing of their trash. If, however, a minimal amount of trash has fallen back into the hopper after it has been compacted, please put your trash in the hopper to compact.

You are paying a monthly fee and are not charged by use; therefore, this small amount that may have fallen back after it was compacted does not cost your store anything extra. Additionally, WM monitors tenant activity to ensure that trash does not end up in the cardboard recyclers and vice versa. WM will assess fines to the tenants for this type of activity.

All trash must be kept within your space until you are removing it directly to the compactor. Fire regulations prohibit storage in any other area. We recommend that you keep a supply of heavy duty plastic bags for storage of trash and purchase a cart to transport your trash to the compactor. This cart should be of a nature that will prevent spillage during transport.

We have recycling of corrugated cardboard at selected loading dock areas. Since this is a County ordinance, compliance is required. Insure that the cardboard is not contaminated or mixed with other types of trash. If your store contaminates an entire dumpster, you may be charged for the cost to separate the cardboard from the trash. EPA regulations prohibit the disposal of items such as fluorescent light bulbs, electronics, paint and other hazardous materials into the mall waste stream. The shopping center recently began using Veolia’s Universal Waste Recycling program for the proper disposal of lamps, ballasts and batteries (known as “Universal Waste”) as required by Federal and State laws. You are not required to use Veolia but you are required to dispose of your Universal Waste in keeping with the law. These laws prohibit discarding Universal Waste in mall compactors. More information regarding this program can be found at: http://www.veoliaes.com

Pallets are not allowed in the mall and may not be left or stacked at the loading docks. Please arrange for the drivers of your deliveries to take them away.

To save money, we recommend you personally police this operation periodically, and that the compactor hopper is filled as much as possible before activating the equipment. The Waste Management representative will acquaint you with all procedures.

During the construction of all new stores, all on-site construction trash is to be removed from your premises by your building contractors. Construction trash may not be placed in service corridors or at a loading dock at any time. It must be removed from the Center.

Restaurants and Food Stores – Special Requirements Sewer Connection Requirements – All restaurants and food stores’ sewer connections are made with grease traps. Tenants are also responsible for the monthly cleaning of their grease traps to ensure that no food waste build ups are contaminating the mall sanitary sewer lines. These must be serviced by the tenant regularly to ensure there is not a sewage backup. The county sewer district regulations are very stringent on the handling of grease. Disregarding this requirement or using an unauthorized container could lead to costly fines and possible lease default for tenants with multiple offenses. Please feel free to inquire with the mall management if you are in need of a vendor to handle this issue.

Cooking Grease/Oil – Cooking grease/oil from restaurants needs to receive special handling. Restaurants are forbidden from disposing of grease/cooking oils into the garbage containers, sewers, any tenant drain, manhole covers, etc. This type of food waste (grease/oil) must be stored in separate mall approved container for removal and disposal from your premises. All costs associated with this process are tenant’s responsibility. All tenants are responsible for periodic cleaning of the containment 29 vessels and any overflows or spills of cooking grease into the common dock area. All containment vessels should be stored within the tenant’s space. They should not be found at loading docks. The mall will be sole sourcing this service to our preferred vendor, Storm Oil. All tenants that require grease/ oil disposal should be contacting Storm Oil for these services.

Service Entrance – Back service doors should not be propped open. An open door violates the fire ordinance and Center regulations. Open back doors cause food odors to penetrate into the common areas. This can affect your air conditioning balance and cause a fire draft through your space.

Extermination – You are responsible to have your premises serviced regularly to prevent rodent and other pest problems. The Center maintains extermination of all common areas. This is a joint effort. Improper handling of garbage cans lead to pest and rodent problems and unnecessary odors.

Fire Alarms/Loss Prevention Systems/Audio Systems Tenants should be versed in the basic operations of these store systems (i.e. to how to turn them off/on, etc) and understand the in-store location of any operating codes and keys required to maintain and operate these systems.

Ansul System – Some of you are required to have a special fire protection system above your cooking areas near your hood exhaust. The tenants are required by the Fire Marshall to ensure that this system is maintained in good working order and that your employees know how to react and use it if becomes necessary. These systems should be inspected annually and the tag should be present to show compliance for any Fire Marshall Inspection.

Hood Exhaust – You are also responsible to maintain the cleaning and servicing of your hood exhaust on a regular basis.

Trash Room – An area should be established for the storage of trash that is prepared and waiting to be removed. This area should be separate from all food preparation activities.

Periodic Inspections – From time to time the Facilities Director will inspect each restaurant to make sure that good standards are maintained. Prior notice of these visits will be made so as to interrupt your routine as little as possible.

Maintenance of Roof Equipment – Notify the Management Office 24 hours in advance of any need to access the roof for maintenance of your equipment. A current certificate of liability insurance from your contractor must be on file with the Management Office to access the roof.

Water Leaks – You are responsible for water leaks from your kitchen/bathroom etc. areas that impact tenants below or beside you. As part of the construction process to build your space out – a waterproof membrane was installed under the floors in these areas to help prevent water seepage. From time to time, it will be necessary to repair or replace this system. As a tenant, you are solely responsible for a water leak on to another tenant. It is your responsibility to address any leak issue by making arrangements for the leak’s immediate repair. It is also the tenant’s responsibility to contact the tenant manager to whom the damage has been caused. This should be done in order to arrange for any tenant repairs that may need to be addressed and/or to exchange insurance information as needed for that tenant to file claim.

30

Public Safety

& Security

31

PUBLIC SAFETY & SECURITY

You will notice our friendly security officers patrolling all common areas, both interior and exterior. We are very proud of these officers, and we feel their capabilities far exceed that of an average security force. These officers are part of our Security consultant, a nationwide security firm. Each security officer is certified by the Commonwealth of Virginia and each receives training in first aid, CPR and the use of an Automated External Defibrillator (AED) to provide safe retail environment as possible.

The Security Department is supervised by a security director and an assistant security director. Each security shift has a supervisor in charge. In addition to interior foot patrols, you may also see an interior Segway patrol, while all exterior parking areas are patrolled by marked vehicles.

If you accidentally lock your keys in your car, or need a battery jump-started, these are just two of the many services provided by Fair Oaks Security.

If you have any questions or comments, please call 703.359.8309 or stop by the Security Office, located next to the Management Office.

The following are situations that might require Fair Oaks security assistance in your store:

Bomb Threat If your store receives a bomb threat, contact Fairfax County Police at 703.691.2131 and Fair Oaks Security immediately. Most bomb threats are just that, a threat, but always be sure and safe. Security will advise you in this matter, which may involve you and your employees to search the store. If needed, Center Management will make the decision on closing any part of the Center.

Center Evacuation If Center Management needs to evacuate the Center, please follow all instructions. Security is trained in this area if the need for an orderly evacuation is apparent. Always remain calm and evacuate as quickly as possible. An Evacuation Map is included in this manual.

Emergency Communication System – “Code Red” Fair Oaks Mall has an Emergency Communication System in place referred to as “Code Red”. This system is activated in cases of emergency as defined by Fair Oaks Management. This system is a recorded message tree which alerts all tenants in the event of an emergency. Examples: Active Shooter, Terrorists Acts, Chemical Spills, Gas Leaks, etc. In the event of a real emergency the “Code Red” alert system will be activated. “Code Red” Emergency Communication System is Tested on a regular basis. This phone tree will contact each store with a pre-recorded “Test” message. Please make sure these messages are not ignored.

Emergency Equipment There is ample emergency equipment along with standard first aid kits located in various locations in our Center. If someone in your store requires immediate medical attention, dial 911 and then dial Fair Oaks security. All security officers are trained in basic First Aid, CPR, and the use of an AED 32

(Automatic Electrical Defibrillator) unit. Employee Conduct All store managers and store employees are required to conduct themselves in an orderly manner while on Center property. Failure to do so can result in, if necessary, the store being billed for repairs, damage or extra man-hours needed to correct the situation.

Employee Parking Employees are encouraged to utilize spaces farthest from the building entrances. It is customary to reserve prime parking areas for customer use. Trends indicate that each tenant’s revenue can increase by $250.00 per parking space by providing prime parking spaces for potential customers.

Fire Prevention In case of fire, call 911 and then Fair Oaks security. Our Center has sprinkler heads in all occupied areas and an up-to-date fire alarm system. Make yourself familiar with all sprinkler head locations, and always be aware that a 24-inch clearance in all directions from the sprinkler head is a Fire Marshall requirement. Abide by all fire regulations such as, “no storing of combustibles on your premises.” Each store should have its own extinguishers. Security officers are not trained firefighters, but will assist in this area as required. Remember—fire prevention is everyone’s responsibility.

Power Outage With increased demands for power in our area, there is always the risk of a power outage. It will be the responsibility of each store manager to clear his or her store and secure the interior. Lower your gate (this can be done manually) and post one of your employees by the gate to prevent any customers from entering your store. Security will provide extra coverage outside your store area until the problem is resolved. No stores should close until notified by Center Management to do so. Power outages are usually for a short period of time and Center Management and Dominion Virginia Power will make every effort to correct the situation.

Shoplifting Fair Oaks security officers have no arrest authority, and are not armed. Under Virginia Code (18.2-105) only merchants or their agents who have probable cause to believe a person or persons have shoplifted may detain such person for a period not to exceed one (1) hour. If you suspect shoplifting, immediately call Fair Oaks security at (703) 359-8309 and they will assist you with determining if Fairfax County police should also be contacted. However, if there is an EMERGENCY, please dial 911 immediately.

With two uniformed Fairfax County police officers assigned to Fair Oaks there are many times an officer is on duty. Our security officers have no authority to detain, but they will obtain all information (license number, description, etc.) necessary for a follow-up warrant if required. The important factor to remember in shoplifting is that it is usually an “in-store” matter that in most cases can be controlled by prevention, not apprehension. In-store security measures should include: a) aggressive vigilance by you/and your staff, b) defined fitting room procedures and c) arranging security meetings with your staff.

If any store requires after hours operations, notify security so this activity may be monitored. When in doubt, call security and they will assist you in every manner possible.

33

HOW TO SPOT A SHOPLIFTER There are many ways to shoplift…here are a few…

 Strollers – Be aware of people who have strollers, especially if the stroller is loaded with packages. Strollers are the perfect place to hide merchandise. One good question to ask yourself, “Where is the baby?” Diaper bags are also great places to hide merchandise, especially when one is taken into a dressing room.

 Be aware of large groups of people – When they enter your store, if they all go in different directions this is a little suspicious. Contact Security at (703) 359-8309 and request a “walk through.”

 Watch customers with big bags - Pay special attention to customers who walk in with large shopping bags, especially if the bags do not appear to be full or are not from other stores located at our mall. It is so easy to drop items inside the bag the minute you are not looking.

 Watch for baggy or loose clothing - Shoplifters can easily hide items under loose clothing. If it is 85 degrees outside, why is that customer wearing a winter coat? Even a loose fitting sweater worn when it is hot outside is unusual and suspicious.

 Creating confusion - Some shoplifters know that if they create some type of confusion this most certainly will distract the employees. Those few seconds are all that is needed for you to lose merchandise. If they succeed, they will be more than likely to return and do it again.

 Switching price tickets - This is a very common way of shoplifting. Look at your products in the store, and know the value of each item. If the tag doesn’t seem correct, check it out so you don’t take the loss.

 Customer body language - Some shoplifters are just starting this new career of being a thief. You need to pay attention to body language. Some will be very nervous and some will not. If they are watching you more than you are watching them…that would be a good time to pay attention.

Smoking & Vaping Fair Oaks is a smoke-free facility. Smoking & Vaping is only permitted outside of the building and butts must be disposed of safely and properly. Store employees violating this policy will be reported to their manager and corporate office, and may be subject to fines and/or arrest by Fairfax County Police.

Snow Emergency It is rare that our thriving retail destination will consider closing for snow. In the event of a major snowstorm, Center Management will notify you of our Center closing. If it snows very heavily during the late evening or morning hours, you may contact Security 703.359.8309. We have an aggressive snow removal plan in place, making it highly unlikely that we will close.

Special Events & New Product Launch All events must take place within your store. You must contact Security at 703-359-8309 prior to any special event that may create a large crowd of customers in the mall’s common areas. Failure to plan will create customer dissatisfaction with your special event or new product launch. If your store plans to deviate from mall hours for any reason, you must submit a written request to the mall’s General 34

Manager for prior approval. Failure to operate during mall hours may result in a fine. Employee & Visitor Rules of Conduct Fair Oaks Mall is a privately-owned property. The owners, personnel and security staff may prohibit any behavior that is not consistent with the following rules of conduct.

The following actions are prohibited at Fair Oaks Mall:

1. Any act prohibited by local, state or federal laws or ordinances.

2. Any act which could result in harm to people or property.

3. Possession of any weapon other than by law enforcement personnel.

4. Disorderly conduct, including using obscene or insulting language/gestures, loitering, running, yelling, fighting, throwing objects, littering, climbing on property, entering restricted areas, playing audio devices, rollerblading, skateboarding, bicycling or behavior causing inconvenience.

5. Truancy.

6. Possessing an open container or consuming alcoholic beverages other than in licensed areas.

7. Possession, consumption or distribution of illegal substances.

8. Distribution of literature or items, selling, solicitation of any kind, capturing video or photos. In each instance, prior written consent from center management is required.

9. Failing to be fully clothed, or not wearing shoes or a shirt. Wearing clothing that is not consistent with a family-friendly environment, or is obscene, offensive or that may provoke a disturbance.

10. Smoking.

11. Bringing pets or animals to the center, with the exception of fully licensed service animals.

The above is not intended to be an exhaustive list of prohibited activities. Management’s interpretation of the Rules of Conduct, and corresponding decisions, are conclusive and binding. Violators of the Rules of Conduct may be subject to expulsion, banned from the property in a permanent or temporary basis or arrested for violating the law. The Rules of Conduct may be amended at any time, without prior notice to visitors.

35

36

The Waterford West SunTrust Bank of Extended Stay Bank America Retention Pond Legato Road Penderbrook Drive Rt. 50 (Lee Jackson Memorial Hwy) M Lot Lord & Taylor Deck Outer-K Lot Metro Bus Stop Sears L Lot East

Merchandise L Dock Pickup Lot

M Dock Marriott Hotel Reagan K Dock Oaks

Legato Road Sears Auto- L Center CACI International Inc. K Lot G

Fair Lakes Pkwy H J Wachovia Bank

ManTech H Dock International Outer-G Macy’s J Lot Lot JCPenney Deck Deck H Lot East Outer-H Lot

Interstate 66 West 37

Marketing

38

MARKETING

Fair Oaks Mall is a 1.6 million square foot suburban shopping center, making it one of the largest premiere shopping destinations in the region. With more than 12 million annual shopper visits, Fair Oaks features a collection of 150 shops, services and dining options in a contemporary, enclosed two- story setting with close to 7,500 easily accessed free parking spaces. Fair Oaks features such services as a DMV, Fun Zone Play Area, Pitter Patter Play Lounge and the exclusive Fair Oaks Savings Pass frequent shopper program. Fair Oaks continues to be voted a Best Shopping Area by readers of Virginia Living and Northern Virginia magazines

Annual Events Fair Oaks is distinguished by a variety of annual signature events, some noted as the largest of their kind in the Washington D.C. metropolitan area.

 FAIR OAKS LUNAR NEW YEAR FESTIVAL (Jan/Feb): Attracting close to 100,000 for the acclaimed weekend celebration, this festival is the largest event of its kind in the area. The Lunar New Year Festival is held the first weekend following Chinese New Year, usually in early February.

 EASTER BUNNY(MAR/APR): One of the area’s most popular photo opportunities each spring, the Bunnyville set opens four weeks prior to Easter, and features a special Bunny Paws sessions with dogs and cats

 SUMMER FUN FRIDAYS: Free family-friendly weekly entertainment every Friday in August.

 FAIR OAKS COLLEGE FAIR (OCT): Hosting 400 colleges and universities with more than 10,000 area high school students and their families, the annual event is held on a Sunday evening in mid-October.

 FAIR OAKS MALL-O-WEEN (OCT 31): Close to 20,000 attend the annual store-to-store trick or treating event for kids and adults, the largest indoor event of its kind in the Washington D.C. area on Halloween.

 SANTA’S FLIGHT ACADEMY AT FAIR OAKS (NOV-DEC): Deemed a “must-see” by media from the Washington Post to NBC4, the interactive holiday attraction distinguishes Fair Oaks as one of the top malls in the U.S. for photos with Santa. Opening the week following Mall-O- Ween, Santa’s Flight Academy also features on select dates: Sensory Santa for children with special needs, Santa Paws events for pet photography with Santa, and Seniors with Santa.

39

 THROUGHOUT THE YEAR, shoppers and visitors alike are attracted to a variety of special events and expos such as summer camp fairs, private school fairs, carnivals, fashion shows, Celebrate Fairfax on Us gift with purchase, and product demonstrations and sampling in the common area.

Location Fair Oaks is located in the heart of one of the most affluent markets in the country. The community’s rank as an upscale market is distinguished by high education levels, white-collar work force, high quality of life, future growth prospects, and level of interest in current events, national trends and global issues.

Located in the heart of Fairfax County at the intersection of I-66 and Route 50, less than 18 miles from Washington D.C., more than 314,000 cars have direct access to Fair Oaks daily (Virginia Department of Transportation). High visibility is provided to all surrounding roads, with multiple and direct east and west entrances in addition to mass transit and George Mason University bus stops in the M lot entrance between Mezeh & Children’s Science Center Lab.

Fairfax County is part of the Washington D.C. market, which is the 8th largest designated market area (DMA) in the United States. Fair Oaks attracts resident shoppers from a 50-mile radius, extending beyond the DMA into Virginia, Washington D.C., Maryland and West Virginia.

Shopper Profile

40

Trade Area Fair Oaks is centered in the second wealthiest county in the United States (Fairfax) and adjacent to five of the country’s 10 wealthiest counties (#1 Loudon, VA; #3 Arlington, VA; #7 Prince William, VA; #8 Fauquier, VA; #10 Montgomery, MD). Fair Oaks is also positioned in one of the most diversely populated areas in the country with 188 nationalities speaking 86 languages, all living and working in Northern Virginia and Washington D.C. Free Marketing Opportunities www.ShopFairOaksMall.com

Events Page Have a special event coming up in your store? Contact our marketing team to post your event on our website. Please allow at least 3-5 business days for all requests to process.

Facebook Be part of Fair Oaks Mall social media. More than 40,000+ customers are our friends on Facebook. If you have a spectacular event, special promotion or sale that you would like to feature, please schedule in advance with Marketing. LIKE us on Facebook at facebook.com/fairoaksmall.

Specs: Facebook Copy: 1-2 sentences | Image Size: 504 pixels wide minimum

Instagram If you would like your store to be featured on our Instagram page or have quality photos that you would like us to post, please email marketing at [email protected]. Be sure to FOLLOW us on Instagram @fairoaksmall.

41

Specs: Instagram Copy: 1-2 sentences | Image Size: 1080 width x 1080 height in pixel

Sales & Offers: https://www.shopfairoaksmall.com/sales-offers Have a special sale/offer you want us to share?

1. Provide sale description 2. Start and End Date 3. Start and End Time 4. Image: 1184x528 @72dpi and 500x625 @72dpi (must be hi res in a jpeg or pdf format)

Help with Hiring We can help you find talent for your stores - https://www.shopfairoaksmall.com/jobs (usually will remain for 60 days unless tenant specifies otherwise.)

If you have an open position you would like us to promote on our webpage please provide the following information: 1. Provide Job Title along with full job description 2. Full or Part Time 3. Where to apply

Fair Oaks Mall Savings Pass www.ShopFairOaksMall.com/club/pass

Fair Oaks Mall continues its unique and free Savings Pass program to frequent customers and tenant employees. Offering year-round discounts to more than 50 stores and dining locations participating in the expanding program which is continuously promoted to customers. Mall marketing can assist you in developing an incentive that will only be honored at your Fair Oaks Mall location.

Email Blast (Weekly) More than 47,000+ customers receive Fair Oaks Mall weekly Email, allowing them to ‘know before you go.’ The customized e-Bulletins provide weekly updates on what’s on sale, new products and customer services, store promotions, job openings and much more.

Sponsorships with Advertising Fair Oaks Mall produces a variety of events, with event marketing and advertising sponsorships available as a way to further distinguish your store and receive marketing, publicity and promotional benefits that extend into the metro-D.C. region.

Sponsorships of Fair Oaks Mall’s signature events, include Santa’s Flight Academy, Lunar New Year, Bunnyville, Mall-O-Ween and Black Friday.

For all paid media please contact Teresa Truong at [email protected] or call 703-279-2708 for more information and pricing.

In center paid media options • Custom Email Blast • Digital Displays 42

• Onsite display or host an event at Grand Court • Coupons distributed at customer service desk Homestead Center10/2007GSuites Dock Courts • Onsite demo’s at customer services GK Lot • Signage M o Posters, banners, standees, elevator wraps, escalator wraps, entrance wraps, lounge take overs, customer service desk

Shopping Line 703.359.8300 Customers may access Fair Oaks Mall automated answering service 24 hours per day. When a customer calls, an automated voice answers and provides several options from which to choose:

Option one: connect directly to the Fair Oaks store of their choice by entering the first three letters of the store name.

Option two: hear a listing of all stores by category and then select from that listing.

Option three: mall information including daily hours, directions, mall gift cards, management and leasing.

Option six: connect directly with Fair Oaks Mall Security

Or press zero to be directly connected to a customer service representative during mall business hours.

Signage When designing signage for your windows and entries, please remain within your lease line. Handwritten signs are not allowed and no signs may be taped to the window

43