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October 30, 2018

AERIAL

October 31, 2018

Mr. Darren Butler

NAI Brannen Goddard

5555 Glenridge Connector

Suite 1100

Atlanta, GA 30342

RE: Ta Chen International, Inc.

Lakeview Business Park- Pleasant Prairie, WI

Dear Mr. Butler:

The purpose of this letter is to provide Ta Chen International, Inc. with a proposal for a long-term solution for ±

980,166 square feet in the Lakeview Business Park – Pleasant Prairie, WI. The proposal is divided into three

sections: 1) 263,674 square feet of expansion space at 8500 109th Street; 2) 244,889 square foot, build-to-suit on

80th Avenue; 3) 108,363 square feet of temporary space at 8505 100th Street

This proposal contains general business terms and specifications outlined below, which we expect will be refined

with Ta Chen as we negotiate the specific terms of the deal. This is a letter of intent only. It is not legally binding

on either party notwithstanding anything contrary to this letter. It is, however, an indication of good faith intent

between the parties to be detailed in a future contractual agreement if the parties so agree.

The terms of our proposal are as follows:

Tenant: Ta Chen International, Inc. (“TCI”)

EXPANSION OF 8500 109th STREET

Landlord: CenterPoint WisPark Land Company

Premises: 8500 109th Street, Pleasant Prairie, WI

Site Area: ± 36 Acres

Total Building Size: ± 735,277 square feet

Expansion Size: ± 263,874 square feet

Estimated Lease Commencement: January 1, 2020

Lease Term: Fifteen (15) years

Base Lease Rate: $5.70 PSF NNN

Annual Escalations: Same as existing lease

Ta Chen International

October 31, 2018

Page 2 of 3

Lease Structure: Same as existing lease

Expenses: The operating expenses, which will be paid by Tenant on an accrual

basis, are estimated as follows:

Operating Expenses: $1.18 PSF (Estimate Only)

Real Estate Taxes: $1.10 PSF (Estimate Only)*

Building Insurance: $0.06 PSF (Estimate Only)

Common Area Maintenance: Paid by Tenant

Management Fee N/A (Estimate Only)

Association $0.01 (Estimate Only)

*Estimate based on current taxes reduced partially due to lower levels of

improvement and income. CenterPoint will provide a third party tax

estimate prior to lease signing.

Property Management: 0 % - Management by Ta Chen International

Ta Chen to manage landscaping, snow removal and maintenance.

Utilities: The facility will be independently metered for all utilities, and Ta Chen

will be responsible for paying the utilities directly to the supplier.

Base Building Requirements: Please see the attached outline specifications.

Warranty on Expansion Premises: CenterPoint will assign any warranties from the contractor including:

HVAC (including warehouse mechanical, electrical, fire protection and

plumbing). Ta Chen will be responsible for the non-warranty repair and

service of such items beyond the expiration of the warranty period.

Security Deposit: Security deposit will be based upon landlord review of 3 years financial

statements provided by Ta Chen International, Inc. and will be in the form

of a Letter of Credit

Renewal Options: Renewal Options per existing lease agreement

Code Compliance: Landlord will be responsible for ADA and any applicable building code

compliance upon completion of building improvements performed by

Landlord. Tenant will be responsible for compliance during the term of

the lease.

Real Estate Brokerage: Landlord recognizes NAI Brannen Goddard as the agent representing the

Tenant and CBRE as representative for the Landlord. Landlord agrees to

pay commission to agents per a separate agreement.

Contingencies and Assumptions: The proposal is subject to the following:

Execution of a binding formal Lease

Government approval of development plan by Lakeview Business

Park Association and the Village of Pleasant Prairie.


October 31, 2018

Page 3 of 3

Please note that this proposal is subject to the approval of CenterPoint’s Investment Committee and Board of

Trustees.

Landlord and Tenant hereby expressly acknowledge that (i) any action taken by Tenant or Landlord in connection

with this letter of intent shall not be deemed to be an agreement of such party to lease the project and that no such

obligation shall be imputed unless and until a written agreement with respect thereto has been signed by Tenant

and Landlord; (ii) the parties have not agreed on the material terms of any agreement relating to leasing this project;

and (iii) either party may determine, each in its sole discretion, to terminate all negotiations with respect to the

purchase and sale of the project at any time prior to the execution of a Lease Agreement. This offer will expire at

5:00 pm C.S.T. on November 9, 2018.

Very truly yours,

CENTERPOINT PROPERTIES TRUST

Brian E. McKiernan

Senior Vice President, Development

Accepted and Agreed to

This_______ day of __________, 2018

By: ___________________________

Its: ___________________________

cc: Michael Murphy, CenterPoint Properties (via email)

Jim Shields, CenterPoint Properties (via email)

Ed Harrington, CenterPoint Properties (via email)

Matt Yang, CenterPoint Properties (via email)

Building Outline Specifications – October 5, 2018 Page 1

Building Shell Specifications

Ta Chen Expansion October 5, 2018

BIDDING AND CONTRACT REQUIREMENTS Storage Area/Garbage area: 9,200 SF Warehouse 254,674 SF Overall Facility Area: +/- 263,874 SF Clear Height: 32 feet Site Size: Approximately 11 Acres DIVISION 1 - GENERAL REQUIREMENTS

Section 1- Design Requirement The Design/Build Contractor shall obligate registered architects and engineers, and any other consultants, contractors, or subcontractors to cause the design to comply with all applicable local, state, and national codes and all design requirements for obtaining the necessary permits to achieve a Certificate of Occupancy. This shall include, but not be limited to architectural, structural, civil, mechanical, and plumbing, fire protection and electrical. Cornerstone Architects has been selected by Owner to be the Architect for the project and will include all necessary professionals to obtain the required construction permits and occupancy permits for the project. The architectural fees, including structural engineering will be independent of the design/builder’s proposal, and these architectural and engineering services and fees will become part of the design/builder’s contract with Owner. The Design/Build Contractor will contract with, administer and pay for such Architectural and Engineer’s services as provided in the contract documents required to complete the work. Such services will be provided by the respective licensed professionals. The Design/Build Contractor will be responsible for the quality of such design services and for any errors or omissions occasioned thereby or resulting there from. The Contractor is to provide design build services for the landscaping/irrigation, mechanical, electrical, plumbing and fire protection (including detection and alarm systems). The minimum requirements are stated in this specification. All services are to include plans, drawings, details and specifications necessary to perform the work. Work is to be stamped by a registered professional engineer where required by code


Section 2- Schedule Design/Build Contractor assuming a April, 2019 construction start date, weather permitting. Section 3 – Guarantees: All materials and equipment incorporated into this project shall be new. Upon notice from CenterPoint, the Design/Build Contractor will remedy any defects due to defective workmanship or materials, which will appear within a period of two (2) years from the date of Substantial Completion of the Work as defined in the Lease Agreement unless another term is otherwise noted in these specifications. All manufacturers’ material and equipment warranties shall be transferred to Owner upon Final Acceptance of the work.

Section 4 – Temporary Utilities: The Design/Build Contractor will supply all necessary utilities, including but not limited to water, telephone/data, power and portable toilet facilities in sufficient capacity and at the locations required for their work. Section 5 – Project Management The management team, which commences the Work, shall be assigned to the work for the duration of the project until Substantial Completion. The cost of such management shall be included in the cost of the project. This team will be responsible for shop drawing review and job coordination including managing subcontractors, permitting, scheduling, and coordination of field testing. Anytime work is being performed on the site, an authorized representative of the Contractor and, if appropriate, the testing firm shall be present to supervise activities. The Owner must approve any substitutions to the Project Team. Section 6 – Field Supervision

The Contractor shall maintain a field office including necessary utilities (phone, power, email accessibility), meeting space with table and chairs, all relevant contract documents including construction drawings, shop drawings, directives and other project documentation. The work will be done under the direction and supervision of an experienced superintendent located on-site full time. The superintendent shall be employed full time by the Design/Build Contractor which cost is included in the cost of the project. Any change in field personnel shall be communicated to the Owner in writing prior to the date of change.


To enable an orderly review of progress during construction and to provide for the systematic discussion of problems, regularly scheduled project meetings will be held no less than bi-weekly throughout the construction period. Persons designated to attend and participate in project meetings shall have all required authority to commit their companies to decisions agreed upon in the meetings. Section 7– Cleaning Design/Build Contractor shall keep the site and public streets clean and clear throughout the duration of the work. Upon completion of the work, debris, construction materials and equipment will be removed from the Building and the site. The floors of the building will be cleaned with a floor scrubber and left broom cleaned. Washing of inside and outside face of exterior glass and all mirrors will be done by the Design/Build Contractor. At final inspection, the entire facility shall be clean and completely prepared by the Contractor for occupancy for its intended use without additional cleaning. The Contractor shall employ experienced workmen or professional cleaners for this final cleaning. Paved surfaces shall be broom cleaned and washed down. The Contractor will maintain the cleanliness of the project until it is accepted. Tenant’s Contractor will be responsible for cleaning and maintaining his area of work at his sole effort and expense. Section 8 – Security Contractor shall take all reasonable and necessary care to protect the construction and materials stored on site. Loss through theft or damage of said materials shall be the Contractor’s sole responsibility. Section 9 – Testing Employ a testing agency mutually agreeable to both Owner and Contractor to provide for the performance of testing and control inspections as required by the American Society for Testing and Materials as well as all applicable governmental agencies including, but not limited to, concrete strength tests, concrete placement and reinforcement compliance, concrete flatness, soil compaction, asphalt placement (base and surface asphalt compaction), post placement corings, reinforcing steel, placing concrete, steel erection certificates and welding inspections by a mutually agreed upon independent testing laboratory. All such architects, engineers, surveyors, and other third parties or consultants’ certificates or reports required or generated in the process of the work shall report directly and simultaneously to the Owner and Contractor and the Tenant’s Representative.


Section 10 – Materials and Workmanship The workmanship will be consistent with the best practice of all building trades and will conform to the standards of good construction for this class of work. All building trades and employees shall be union-affiliated. Materials used in the work will conform to all applicable provisions of the latest Standard Specifications of the American Society for Testing Materials, The American Concrete Institute, The American Institute of Steel Construction, American Welding Society, American Society of Mechanical Engineers, National Electric Code, N.E.M.A., American Institute of Electrical Engineers and the rules and regulations of the National Board of Fire Underwriters, the Steel Joist Institute and the Steel Deck Institute. Section 11 – Insurance CenterPoint will provide Builders Risk Insurance coverage. Contractor is to provide all other required Insurance Coverage per the requirements as defined by CenterPoint. Proof of adequate insurance underwritten by an agency with a rating of A or higher must be in place before any work can begin. Additional insureds listed on the policy shall include CenterPoint Properties and Cornerstone Architects. Section 12 – Permits & Fees Provide an allowance of estimate $237,940 for all Building Permit Fees. Section 13 – Utilities Connection

Section 14 – Surveying The Design/Build Contractor shall perform all work required for the layout of the work including line and grade surveying. Section 15 – WDNR Compliance The Design/Build Contractor will be responsible for following the Storm Water Pollution Prevention Plan as prepared by the engineer and as may be modified from time to time to comply with State and local requirements thorough out the construction project until the site has been stabilized with vegetation. The Design Build Contractor shall be responsible for complying with all applicable requirement of the WDNR Permit. A copy of the SWPPP shall be kept on site at all times. In the event of an incident in which sediment is released, an incident report must be filed.


Section 16 – As-Built Documents, Operation and Maintenance Manuals The Design/Build Contractor shall collect and compile all close-out documentation for the project and deliver to CenterPoint at the time of substantial completion all equipment specifications, manufacturer and suppliers information and operating instructions. Reports of inspection, warranties and service information shall be cataloged and included. All documents shall be submitted in an electronic PDF format. As-built drawings of the premise shall be prepared and delivered to CenterPoint within thirty (30) days after substantial completion. The architectural as-built drawings will be provided by the architect. The MEP as-built drawings will be provided by the appropriate subcontractor. All as-built plans shall also be provided in PDF format. The engineering as-built drawings shall be prepared by a Wisconsin Registered Professional Engineer licensed in the State of Wisconsin. The Contractor, within two (2) weeks following substantial completion, shall provide three (3) “hard” copies and electronic PDF versions of the following project documentation:

1. Operations and Maintenance Data 2. Guarantees and Warranties 3. Certificates of Insurance for Products and Completed Operations

The Contractor will verify that all documents are in proper form, contain full information and will co-execute submittals when required. Additionally, Contractor shall provide all applicable spare parts and maintenance materials. Section 17 – Safety

The Contractor is responsible for the safety measures on the job site and shall comply with all federal, state and local safety requirements, including OHSA. The cost of any protection measures required for construction operations are the responsibility of the Contractor and is included in the bid price.

Section 18 – Operations Training

The Contractor, with the appropriate subcontractors, will demonstrate the operations and maintenance of products to the Tenant's personnel two weeks prior to date of final inspection and will review contents of manuals with the Tenant's personnel.


Section 19 – Warranty Period

Prior to the expiration of the warranty period, defined as two (2) years from the date of substantial completion, the Owner and Tenant shall make a visual inspection of the project with the Contractor and shall promptly notify the Contractor in writing of any observed deficiencies.

DIVISION 02- SITE WORK Section 02A – Earthwork

The site is previously graded. Preparation will be required to clear the top soil and top layer of organic material. Removal of any excess material off site shall be part of the Contractor’s scope of work. Install construction entrance as required by the engineering drawings. Contractor shall maintain the construction entrance as required by the WDNR and (Soil and Erosion Control Consultant) SECC at Contractor’s cost. Construction entrance shall include adequate concrete wash-out facilities so that this material is contained on site. Provide a silt fence surrounding the work area as required by the SWPPP plan prepared by the Engineer. Contractor shall grade the site to the finished grades specified on the civil engineering plans. Contractor shall include all import/export, if necessary, at their own expense. This includes material generated from utilities trenching. Note where future dock walls are to be poured excavation contractor will need to cut back formed walls and will need to backfill both interior and exterior walls as shown on civil plans to finish grades after concrete walls are constructed. Proof rolling of sub-grade at all paved areas will be required by the Owner and Testing Agency. Soil compaction in the building area fill shall meet a 95% modified proctor density while in the parking areas, 90% modified proctor density is required. Grading contractor to be responsible for keeping streets cleaned from construction debris while on site.

The Design Soil Pressure is 3,000 psf.


Lime Modification / Undercuts Based on previous work lime modification of the Building Pad and Site paved areas will be required. An allowanced of $224,000 is included. Based on soil boring some limited undercuts are likely. An allowance of $100,000 is included to cover undercuts. Section 02B – Paving and Surfacing

Concrete

Provide six (6) exterior truck dock positions as shown on plan.

Handicapped accessible parking stalls shall be provided in accordance with the minimum requirements of the Village and the Wisconsin Accessibility Code, including appropriate signage and striping.

Provide all required traffic control signage.

Provide 4” wide parking stall striping

Provide precast concrete wheel stops where required

Concrete dock and staging area paving to be 8” thick, 4,000 psi air entrained concrete reinforced with 6 x 6 x 6-gauge steel mesh over 6” of aggregate base course. The concrete paving will be per the areas as shown on the site plan.

Drive aprons at all entrances shall be 8” thick, 4,000 psi air entrained concrete over 6” of aggregate base course.

Sidewalks, stoops and patio slabs to be 4” concrete over 6” of compacted stone with a broom finish. Control joints shall be placed at a maximum of five foot on center.

Note: All aggregate to be 1 ½” densified limestone.

B6:12 curb and gutter shall be provided at the perimeter of all external pavement areas except as provided for on the Engineer’s drawings. Provide depressed curb and gutter at entrances and ramps. New work shall meet existing curb elevations wherever there is a connection.

The site shall be designed to accommodate a WB-65 Design Vehicle for truck routes and be able to accommodate the circulation of all emergency vehicles throughout the site as required by the Village of Pleasant Prairie.

Section 02C – Erosion Control

Provide silt fence and other erosion control measures as required by the Wisconsin DNR and Village of Pleasant Prairie as necessary per the construction documents. CenterPoint will retain a Soil Erosion Control Consultant (SECC) for the duration of the project.


The Contractor shall maintain the silt fence and erosion control measures per their SWPPP until the site has been landscaped and the site has been deemed appropriately vegetated by the SWPPP consultant. The Contractor shall follow the recommendations of Landlord’s consultant as part of Contractor’s contract. This includes all maintenance, upkeep and repair of the silt fence. Contractor shall be responsible for removing erosion control measures upon site stabilization and approval of Notice of Termination (NOT). Section 02D – Landscaping/Irrigation Planting and landscape areas will be finish graded in compliance with all Pleasant Prairie codes. A one-year maintenance plan and warranty package shall be provided for all landscape and irrigation work.

Section 02E – Public Sanitary Sewer and Storm Water Service Connect building to sanitary system located in roadway. Connect to storm sewer piping to the off-site detention Section 02F – Water Service Provide and install a complete water supply system including both domestic and fire protection service to the building. Provide a pressurized Fire loop sized to accommodate building with fire hydrants as required by local code and Village of Pleasant Prairie Fire and Rescue. Provide separately metered water supply for landscaping irrigation system as part of the landscaping allowance package. Provide pressure taps and valve vaults. Provide for testing, flushing and chlorination of the installed system. Backfill all utility trenches with compacted fill material. The Contractor shall verify that adequate pressure and flow are provided for the fire protection system. Section 02G – Natural Gas Service The natural gas service is to be extended to the premises from the existing gas service. Contractor is to extend the gas service underground to a final location central to where the floor mounted air rotation heating system is to be placed to limit the gas line run required inside the building.


Section 02H – Electrical The Electrical service is to be extended underground to the Electrical area from the existing WE Energies source. Section 02I – Telephone

The Telephone service is to be extended underground in rigid conduit from the existing service area to a plywood backer board located near the office area. Section 02J – Site Lighting Provide light sensitive photocells in lighting zones. At a minimum, provide one zone on the building, two in the car parking area, two in each of the truck courts and one in the trailer parking area. Lighting levels shall be 1 F.C. in the truck areas and 2 ½ F.C. in the car parking areas. Exterior Lighting to follow the existing site lighting. DIVISION 03- CONCRETE Section 03A- Cast-In-Place Concrete Footings & Foundations Provide trenched, bank poured footings with reinforcing bar poured to frost depth where possible. The column piers shall be poured integrally to the formed wall foundations. Provide column footings for structural steel based on the preliminary structural plans provided. Design soil pressure is 3,000 psf. All concrete for the footings and slabs on grade shall have a minimum compressive strength of 3,000 psi at 28 days. Footings to be reinforced with deformed steel bars.

Concrete Slabs

Provide troweled reinforced concrete floor suitable for solid wheeled forklift traffic. Reference attached report form SSI.

Provide 8” and 10” 12” concrete slab. Figure 88,000 for each thickness. The required average floor flatness rating will be FF40/FL30. Apply a (2) coat MasterKure HD 300WB floor sealer after scrubbing finished floor slab. Contractor to provide data on proposed product. Product to be reviewed and approved by Owner.


Section 03B- Concrete Wall Panels Reinforced pre-cast concrete wall panels will be provided at all exterior walls. All vertical wall panels will be smooth finished and caulked to match exterior paint with pre-finished metal coping on all elevations. Panels are to achieve an R-12 insulating value. Panels shall be full height down to footings or formed walls. The fire pump and electrical rooms shall be precast panels to a height sufficient to house all the equipment. The pre-cast panels shall have reveal patterns per elevations provided by the architect. DIVISION 05- METALS Section 05A- Structural Steel Framing Structural steel shall comply with the structural drawings and be designed in accordance with “AISC Specification for Design, Fabrication and Erection of Structural Steel for Building” and applicable local codes, including applicable wind, snow and seismic loads. This includes a 32 foot clear height. Provide columns and crane support steel to accommodate the cranes shown on the architectural drawings. (The crane installer will handle the installation of the crane rail on the top of the beam and will also handle the installation of the A/C conductor bars and the crane itself. His work will have to be coordinated with the building contractor’s. Bay sizing is to be 50 feet in the east/west direction with intermediate columns per the plan. The bay sizing in the north/south direction shall be 70 feet for (4) bays, 80 feet for (1) bay and 60 feet for (1) one bay. Structural steel details to follow. All structural steel, bar joists, joist girders or beams and tube columns shall receive factory primer light grey. Touch up painting of rust and weld marks shall be included after installation. Roof deck shall be 1-1/2” deep, 22-gauge wide ribbed deck, white primed. Wind shear loads to be managed and resisted via the roof diaphragm in compliance with the structural design and drawings provided. Steel must meet applicable design standards for crane buildings. Section 05B Miscellaneous Metals Miscellaneous steel will be provided as required for the work including rooftop unit supports, leveler pit angles and channels, exterior stairs and handrails and guards, and pipe bollards. Also included are anchor bolts, mounting and leveling plates and Nelson studs as required.


Provide exterior stairs at each man door opening. Stairs shall be open grate, galvanized steel and shall include handrails and guards. Provide approximately 150 lf of protective guardrail at the fire protection risers, exposed electrical panels and air rotation units. Provide 8” diameter X 8’ long concrete filled pipe bollards per the plans at all drive-in door locations. Bollards are to be embedded 3’ into 20” diameter X 3’-6” deep concrete piers. Provide “z-guard” type track protection at the (6) 9 X 10 overhead door tracks. Provide roof access ladder and cage system. DIVISION 06- CARPENTRY

Section 06A Rough Carpentry

Wood blocking, nailers, furring and framing as required for the installation of the roof system (fire treated as required by code). Wood blocking and general rough carpentry at office area as required. All material shall be FSC certified, pressure treated. Installation of hollow metal doors and frames including all hardware such as nails, screws, bolts and expansion anchors. DIVISION 07- THERMAL AND MOISTURE PROTECTION

The building and systems shall be in compliance with the International Energy Code currently enacted by the Village of Pleasant Prairie and as required by the State of Wisconsin. Section 07A- Membrane Roofing/Roofing Insulation/Flashing Provide and install a roofing system by Firestone or owner approved equal that consists of 60 mil membrane which shall be loose laid and ballasted with 18 pounds per sf in the corners 15 pounds per sf on the perimeter and 12 pounds per sf on the field, size 3 smooth, washed, riverbed gravel (or other acceptable smooth-faced stone) ranging in size from 1 to 2 inches. Membrane shall be mechanically fastened at the perimeter according to the requirements in ANSI/SPRI RP-4. Roof joints shall be properly overlaid and sealed with manufacturer’s tape seam material applied to a clean surface.

Insulation shall be laid in 2 layers with staggered joints to create a barrier (as shown on the plans with an R value of 30 (LTTR). Insulation shall be polyisocyanurate board.


Metal edging shall be by roofing manufacturer (Carlisle, Firestone or approved equal). Provide a (20) year total roof system warranty from the roofing manufacturer for the installed product. Provide roof access in the office area and to both the low roof and high roof areas. Section 07B - Caulking

Provide sealant at all exterior joints, cracks and dissimilar material junctures to provide and air and water tight condition. Caulk all interior joint exposures to minimize uncontrolled air exchange between outside or non-conditioned areas adjacent to temperature controlled spaces. Caulking product is to be compatible with the material substrate, joint width and exposure to moisture and weather Provide continuous sealant on interior and exterior sides of joints at framed penetrations. Provide sealant on exterior side at other joints to close the building envelope, construction joints or other gaps between materials. Color shall be added to exterior precast sealants by using the manufacturer’s standard method for product tinting. Precast concrete panel joints to be caulked with a 2-part, premium grade, polyurethane based elastomeric sealant. All caulking to be installed per manufacturer’s recommendations, including substrate preparation and priming where required. Installation shall include closed-cell polyethylene foam backer rod (non-gassing) compatible with the selected caulking/sealant. Caulk all joints full length inside and outside of the building. Provide fire resistant caulking around all penetrations, mechanical and otherwise, through a fire-rated enclosure or assembly, i.e. masonry block walls. Provide full depth floor joint caulking at the construction and control joints with MM-80 or approved equal. Section 07C – Building Insulation Provide miscellaneous batt insulation around wall and roof penetrations including, but not limited to, windows, doors and vents, and other concealed locations as required.


DIVISION 08- DOORS AND WINDOWS Section 08A- Metal Doors and Frames Provide and install 18 gauge insulated doors with 16 gauge frames throughout the warehouse area and on walls leading to those areas. Typical doors shall be full flush and seamless, 1 ¾” thick, reinforced at the edges, bonderized and primed. UL labeled doors are to be included if required by codes. Insulated hollow metal doors will be provided at exterior locations (16 gauge steel) including sweep, sill and weather-stripping. Hollow metal frames shall be 16 gauge, cold-rolled steel, bonderized and primed. UL labeled frames shall be used with UL labeled doors. Frames in drywall partitions may be either one-piece or “knock-down” type Section 08B- Hardware Provide Schlage “D” series locks or panic hardware with interior door sweeps and door seals. Locks to be configured with a master key configuration and be able to accept “Best” cylinder. Exterior doors shall include cylinder locks with panic bars, heavy hydraulic closers, drip cap, strike lock shields, silencers, sill sweeps, 1-1/2 pair hinges and doorstops. Interior doors shall include lever handle lockset, passage set, store room function, privacy set, surface mounted closers, wall stops, 1½ pair butt hinges and knurled hardware. Push plates and kick plates to be provided on both sides of all interior doors installed as part of the shell construction and on the warehouse side of all exterior man doors. Section 08C- Sectional Overhead Doors

Provide six (6) 9’ wide x 10’ high manually operated, TKO Cruiserweight Knockout Door panels with (1) vision window for each door. Include full height impact track and emergency brake system for the TKO doors. Provide four (4) Garbage / Storage Area Drive in Doors - Doors to be 24' wide x 16' high, prefinished and electrically operated. Panels should be insulated to R-14 with 3” lift tracks and a single vision panel. Provide two (2) High speed roll up doors at the drive- in door locations. High speed doors shall be heavy duty, rubber panel Albany Ultra tough or equivalent. Provide sensor equipment to activate the door during use.


Furnish alternate door system consisting of standard roll up exterior door for security with interior Albany Ultra-fast door or equivalent interior door for regular operation. Include sensor equipment to activate the high speed door during use. Section 08D- Glazing System

Provide clerestory windows at every other precast panel. Frames and Mullions to be clear anodized interior and painted Kynar finish on the exterior. Frames to be manufactured by Kawneer or equal with steel reinforcing as required. DIVISION 09- FINISHES Section 09A- Painting The exterior of the building will be prepared in accordance with the paint manufacturer’s recommendations and be painted with in a color to be approved by CenterPoint Properties and Tenant. Up to two accent stripes are included. The (3’ X 7’) hollow metal doors and frames will be painted with two coats of paint with a color to be approved by CenterPoint Properties. Materials to be shop-primed. All pipe bollards are to be painted with two (2) coats of safety yellow. All other exposed sheet metal and miscellaneous exposed metals to be painted with a color to be approved by CenterPoint Properties.

DIVISION 10- SPECIALITIES Section 10A- Miscellaneous Signage Section 10B – Special Equipment Provide fire extinguishers as required by code. DIVISION 11- EQUIPMENT Section 11A- Dock Levelers Dock Levelers to be 60,000 lb. capacity, 7’ X 8’ hydraulically operated by Poweramp or approved equal. Provide dock bumpers and seals at each overhead door. Provide 42” dual-arm dock lights with horizontal swivel and bulb protector at each dock position.


Provide automatic dock locks with red green lights interlocked with commander box and door interlock - Kelly Model: Star4 or equal. DIVISION 13 – SPECIAL CONSTRUCTION Construct (2) single hole restrooms at the southwest corner of the facility. DIVISION 15- MECHANICAL Section 15A- Fire Protection Systems

ESFR 75 psi operating pressure fire protection sprinkler system to be provided throughout the facility. The system shall be designed in accordance with State of Wisconsin codes, NFPA standards and local requirements from Village of Pleasant Prairie. Underground fire loop shall have sectional valves as required by NFPA and Village of Pleasant Prairie Fire and Rescue. Provide pumper pad and connections per Village fire department requirements. Water flow switches and electric bell/strobe alarms. Double check backflow preventer in accordance with State codes. Two and one-half inch (2-1/ 2") fire hose valves shall be installed and be located at exit doors and other locations as required by Village of Pleasant Prairie Fire and Rescue. Provide fire protection hose valves as required based on racking plan and local code. See architectural drawing A1001 and racking described in Slab on grade report by SSI. Make provisions for sprinkler mains to be extended to the office area. Actual office area sprinkler system to be constructed per the office area allowance. Section 15B- Heating, Ventilating and Air Conditioning Provide natural gas fired roof mount air rotation unit. Floor mounted 80/20 units acceptable option. Maintain 65 degrees inside temperature at -10 degrees exterior temperature. No warehouse A/C is included. Include gas piping, filters, thermostats and controls. Provide code required ventilation. Provide twelve (12) 12’ diameter HVLS fans in the warehouse. Contractor shall provide for start-up, testing and balancing of the HVAC systems.


Section 15C- Plumbing Storm Provide primary roof drainage consisting of one downspout with overflow through scuppers in the precast panel. . Coordinate the connection of the primary downspouts to the exterior storm sewer system designed at 1 downspout per ~20,000 sf Note that we have to clear the support steel for the cranes, along with the cranes themselves. Water Supply Provide an adequately sized, separately metered domestic water supply at the sprinkler riser location including code required backflow prevention devices. Provide one (1) exterior frost proof hose bibb within 20’ of the front entryway. Extend the insulated domestic water line from the pump room to expansion area as required. Provide an exterior frost proof hose bib located at each grade level drive in door location. A complete cold water system will be provided. The system will be provided from the location of the water meter. The system will include piping to all plumbing fixtures and hose bibs. A complete hot water system will be provided. The system will include localized point of use heaters distributed to supply hot water to all plumbing fixtures which require hot water. Provide recirculation pumps as needed. Insulation will be provided for exposed and concealed hot and cold water piping except branch piping within chases. Sanitary

Provide a gravity fed sanitary line from the outside stub provided at the exterior wall throughout the building with necessary pitch and clean outs provided. A complete sanitary waste and vent system will be provided. The system will include all necessary excavation/backfill, floor drains, cleanouts and plumbing fixture connections piped to flow by gravity. Provide Smith ACO model 9820 Heavy Duty trench drains or approved equal continuous concrete trench drainage system to run in the north/south direction


the width of the warehouse at the drive-in door locations – Approximately 380 linear feet of trench drain. All sewers will be designed with minimal major turns and elevation changes. Clean outs will be provided as required by code. Floor drains in office areas shall be provided as required by code. See Division 13 above – Trench drain will have to be routed through an oil/water separator before connecting into the sanitary system. Landscaping Provide a separately metered service for the exterior irrigation system, provided as part of landscaping to meet code. DIVISION 16- ELECTRICAL WORK Section 16A- Electric Provide a 2,400-amp electrical service for the building. Provide two (2) empty conduits for communication provider. One (1) quad convenience receptacle is provided within 20' of the main switchgear. Provide convenience outlets throughout the warehouse as well as at each dock position. Provide 480-volt feeds for each crane identified on the crane exhibit with single disconnects for each crane located at the center point of the length of the crane runways. Crane installer will provide electrical hook-up and wiring for their crane from the disconnect provided to the final termination point. Provide 480 volt power for jib cranes. Furnish two (2) 30 amp 480 volt power drops for tenant equipment in locations to be determined by tenant. Section 16B- Lighting Provide T5 high output linear hi-bay light fixtures with specular reflectors located to achieve an average 25 foot-candles (initial) measured at 36" above finish floor. Lighting to be motion activated. Lighting to similar to the existing facility.


Section 16C- Fire Alarm Provide a complete Fire Alarm System including the following:

- Fire alarm control panel. - Manual pull stations (prior to tenant rack and equipment

installation). - Horn strobe signals above pull stations. - Wire tamper switches. - Water flow switches. - Wire outdoor bell strobe lights. - Wire low temperature sensor in pump room. - Wire pump running, phase reversal and power interruption

indicators. - Wireless fire alarm radio system for monitoring the fire alarm

system at the Pleasant Prairie emergency dispatch center. Fire Alarm Panels Panel must have a minimum of 200 addressable points for devices and be expandable. System must be UL approved with intelligent analog addressable Fire Alarm with multiplexed signal transmission. System must have a wall test mode. System must not contain proprietary logic or code that would lead to vendor service lock-in. System must have minimum of two (2) serial annunciators one (1) for pump room and (1) one for office. CenterPoint to approve locations. Horns, strobes and other device colors will be pre-approved with CenterPoint. Provide design drawings for municipal and state approval that include parts lists for proposed devices. Installation to comply with NEC, NFPA, local and state codes and ordinances Fire alarm wiring to be installed in red EMT conduit up to the bottom of roof joists.


EXCLUSIONS Division 1 - General Conditions Impact Fees Builders' Risk Insurance – by CenterPoint Factory Mutual (FM) Insurance related items Division 2 - Sitework Foundations or pits for tenant supplied equipment Public road construction Lift stations or sump pumps Division 9 - Finishes Field painting of piping Division 10 - Specialties Non-code signage Division 15 - Mechanical Air conditioning of warehouse Lift stations or sump pumps Summer ventilation Division 16 - Electrical Telecommunications and data wiring Wiring of owner supplied equipment Wiring of furniture systems Lightning protection systems


Requested Alternates

1. Provide LED lighting in office ILO fluorescents.

2. Furnish and install exterior LED lighting in lieu of specified lighting.

3. Remove and relocate the existing east precast wall to the new east end wall

of the building expansion.

BTSOctober 31, 2018

AERIAL

October 31, 2018

Mr. Darren Butler

NAI Brannen Goddard


Suite 1100

Atlanta, GA 30342



Dear Mr. Butler:











244,998 SQUARE FOOT BUILD-TO-SUIT ON 80th AVENUE

Landlord: CenterPoint WisPark Land Company


Site Area: ± 12.8 Acres

Building Size: ± 244,889 square feet

Estimated Lease Commencement: January 1, 2020

Lease Term:

Base Rent at Commencement:

Annual Escalations:

Lease Structure:

Fifteen (15) years

$5.25 PSF NNN

Same as existing lease

Same as expansion lease


October 31, 2018

Page 2 of 3

Expenses: The operating expenses, which will be paid by Tenant on an accrual

basis, are estimated as follows:

Operating Expenses: $1.18 PSF (Estimate Only)

Real Estate Taxes: $1.10 PSF (Estimate Only)

Building Insurance: $0.07 PSF (Estimate Only)

Common Area Maintenance: Paid by Tenant

Management Fee N/A (Estimate Only)

Association: $0.01 (Estimate Only)

Property Management: 0 % - Management by Ta Chen International

Ta Chen to manage landscaping, snow removal and maintenance.

Utilities: The facility will be independently metered for all utilities, and Ta Chen

will be responsible for paying the utilities directly to the supplier.

Base Building Specifications: 2,500 Square Feet of Office at $125 PSF

32’ clear height

10” reinforced slab with #4 bar

Concrete Truck Courts

(12) Dock Doors with 60,000# Hydraulic Levelers and automatic truck

restraints

600 L.F. trench drains

128 car parking stalls

Warranty on Premises: CenterPoint will assign any warranties from the contractor including:

HVAC (including warehouse mechanical, electrical, fire protection and

plumbing). Ta Chen will be responsible for the non-warranty repair and

service of such items beyond the expiration of the warranty period.

Security Deposit: Security deposit will be based upon landlord review of 3 years financial

statements provided by Ta Chen International, Inc. and will be in the form

of a Letter of Credit

Code Compliance: Landlord will be responsible for ADA and any applicable building code

compliance upon completion of building improvements performed by

Landlord. Tenant will be responsible for compliance during the term of

the lease.

Real Estate Brokerage: Landlord recognizes NAI Brannen Goddard as the agent representing the

Tenant and CBRE as representative for the Landlord. Landlord agrees to

pay commission to agents per a separate agreement.

Contingencies and Assumptions: The proposal is subject to the following:

Execution of a binding formal Lease

Government approval of development plan by Lakeview Business

Park Association and the Village of Pleasant Prairie.


October 31, 2018

Page 3 of 3


Trustees.








Very truly yours,


Brian E. McKiernan



This_______ day of __________, 2018

By: ___________________________

Its: ___________________________





Oak Brook Corporate Office | 1808 Swift Drive | Oak Brook, IL 60523 | 630.586.8000

ADDRESS SITE SIZE BUILDING SIZE

88th Avenue, Pleasant Prairie, WI 12.8 Acres 244,889 SF

LAND AREA Located inside the LakeView Corporate Park, Pleasant Prairie, WI

BUILDING TYPE 244,889 SF modern Class A industrial warehouse/distribution center

OFFICE 2,500 SF of office at an allowance of $125 PSF

LEASE DIMENSION 335’ depth x 731’ length (Approx.)

COLUMN SPACING 55’ x 52’ (typical) with 60’ speed bays

CLEAR HEIGHT 32’ minimum clear height

STRUCTURE The exterior walls are insulated precast concrete panels with decorative reveals and accents. The structural steel system consists of steel columns, steel beams or joist girders and steel bar joists. Metal roof deck with shop primed white underside

ROOF Roofing is 60 mil EPDM with stone ballast. The roof assembly includes a manufacturer’s warranty of 20 years. Roof drainage is provided by interior downspouts tied into the underground storm sewer system

GLAZING Storefront glazing systems are provided at the entrances to the building. Clerestory windows are provided in the exterior walls

FLOOR SLAB The 10” reinforced concrete slab on grade with #4 bar

LOADING DOCKS (12) 9’ x 10’ loading dock positions.

DOCK EQUIPMENT Exterior loading docks include (12) standard duty 60,000 pound capacity, 7’ x 8’ hydraulic dock levelers with 20” lips, dock shelters, dual arm 42” long dock lights, dock saver bumpers, and automatic truck restraints

AUTO PARKING A total of (128) auto parking spaces are provided for use by tenant

INTERIOR LIGHTING LED high-bay fixtures with motion sensors to provide 25 FC measured at 36” AFF in an unracked warehouse environment

FIRE PROTECTION ESFR fire protection sprinkler system

WAREHOUSE HVAC Floor mounted 80/20 Makeup Air Units designed to provide 60⁰F indoors at -10⁰F outside temperature for the warehouse space. (12) HVLS Fans and (6) CO Sensors

ELECTRICAL A 2,000 amp, 277/480 volt, three (3) phase, four (4) wire dedicated service. WE Energies is the service provider

GAS Natural gas service is provided from the gas main from adjacent street to the building. WE Energies is the service provider

WATER Fire and domestic lines are provided from the water main from adjacent street to the building. Service Provider is the Village of Pleasant Prairie

TELEPHONE / TECH (2) empty 4” technology service entrance conduits are provided from the electrical room to the right of way for data. AT&T is currently the service provider in the park. Cable is also available

WARRANTY A one (1) year construction warranty is provided by the Contractor

88th Avenue Facility, Pleasant Prairie, WI Specifications Summary

Temporary SpaceOctober 31, 2018

AERIAL

October 31, 2018

Mr. Darren Butler

NAI Brannen Goddard


Suite 1100

Atlanta, GA 30342



Dear Mr. Butler:











TEMPORARY SPACE AT 8505 100th STREET

Landlord: CenterPoint Properties Trust


Total Building Square Footage: 256,240 SF

Tenant’s Lease Square Footage: 108,363 SF

Office Area: 0 SF

Lease Commencement Date: November 15, 2018

Lease Term: Two (2) years or substantial completion of the expansion of 8500 109th

Street


October 31, 2018

Page 2 of 3

Initial Lease Rate: $4.75 PSF NNN

Annual Base Rent Escalation: 3.0%

Landlord Improvements: None

Operating Expenses: Estimated Real Estate Taxes: $0.97 PSF

Estimated CAM: $0.46 PSF

Estimated Insurance: $0.04 PSF

Loading: Thirteen (13) Exterior Docks

Parking: As existing

Management Fee: Three percent (3%) of all rents

Utilities: Separately metered. Tenant’s responsibility. Tenant will contract

directly with the utility supplier for all services.

Security Deposit / Credit Review: Security deposit will be based upon landlord review of 3 years financial

statements provided by Ta Chen International, Inc. and will be in the

form of a Letter of Credit

HVAC Maintenance: Tenant is responsible for maintenance and repair of the HVAC system

and will be required to have a semi-annual maintenance contract in place,

per an exhibit in our lease.

Maintenance – Landlord

Responsibilities: Landlord shall maintain, repair and replace the roof, structure, foundation

(excluding floor slab), common areas and parking lot and all costs and

expenses incurred by Landlord shall be passed through to Tenant.

Maintenance – Tenant

Responsibilities: In addition to payment of the pass-through expenses incurred by

Landlord as noted above, Tenant shall be responsible, at its sole cost and

expense, for all other interior, non-structural maintenance, repair and

replacement necessary at the Premises, including, without limitation, the

floor slab and HVAC and for all non-structural expenses, including, but

not limited to real estate taxes, operating expenses, management fees,

and utilities.

Condition of Premises: Space to be delivered clean and in good operating condition.

Signage: Subject to municipal and landlord approval


October 31, 2018

Page 3 of 3


Trustees.








Very truly yours,


Brian E. McKiernan



This_______ day of __________, 2018

By: ___________________________

Its: ___________________________





www.cbre.com

FOR LEASE

108,362 SF AVAILABLE / DIVISIBLE8505100TH STREETPleasant Prairie, WI 53158

FOR LEASE108,362 SF / DIVISIBLE

8505100TH STREET

Pleasant Prairie, WI 53158

www.cbre.com

PROPERTY FEATURES

+ Recent upgrades include T-5 lighting, painted warehouse walls and deck, and newly constructed office area

+ New parking lot - 2017

+ Cross-docked distribution building

+ Located in Prestigious LakeView Corporate Park

+ ESFR Sprinklered

+ Great access to I-94 via full interchange at Route165

PARK FEATURES

+ The development includes a 1,496-acre business park, a 170-acre office and commercial park and a 425-acre nature conservancy area on the Des Plaines River.

4-Way Interchange

8505 100th Street

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FOR LEASE108,362 SF

8505100TH STREET


www.cbre.com

LEASED

108,362 SFAVAILABLE

PROPERTY SUMMARY

OFFICE TO SUIT

DID DID

DID DID

7 Ex

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7 Ex

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+ Total Building Size: 256,240 SF

+ Available Space: 108,362 SF / Divisible

+ Year Built: 1997

+ Construction: Precast Concrete

+ Ceiling Height: 28’ clear

+ Office Area: To suit

+ Loading: 13 exterior/expandable 2 drive-in-doors

+ Power: 1000A @ 277/480 V

+ Sprinkered: ESFR

+ Bay Size: 40’ x 50’ - typical

+ Parking Spaces: 118 cars

+ Possession: Immediate

+ RE Taxes: $0.90 PSF (2014)

+ Lease Rate: $4.75 PSF Net

FOR LEASE108,362 SF

8505100TH STREET


© 2017 CBRE, Inc. This information has been obtained from sources believed reliable. We have not verified it and make no guarantee, warranty or representation about it. Any projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction the suitability of the property for your needs. Photos herein are the property of their respective owners and use of these images without the express written consent of the owner is prohibited. CBRE and the CBRE logo are service marks of CBRE, Inc. and/or its affiliated or related companies in the United States and other countries. All other marks displayed on this document are the property of their respective owners.

www.cbre.com

P

CONTACT US

SAM BADGER, SIORSenior Vice President+1 847 310 [email protected]

WHIT R HEITMANSenior Vice President+1 847 624 [email protected]

BRAD WEINERFirst Vice President+1 630 956 [email protected]

JARED PAFFVice President+1 847 274 [email protected]

LOCATION FEATURES

LakeView Corporate Park is situated along Interstate 94 at Highway 165 (LakeView Parkway) midway between Chicago and Milwaukee (one mile north of the Illinois/Wisconsin border). Over 3.5 million people reside within 45 minutes of the park.