RALPH T. GAZZILLO, J.
The non jury trial of this matter was held before the undersigned on July 8th and 9th, 2013. Prior to the testimony, a number of documents were pre-marked as exhibits and/or evidence. Additionally, a number of background facts which are not in serious dispute were stipulated and agreed to by the parties. Specifically, it was acknowledged by both sides that the subject commercial premises, an International House of Pancakes (IHOP) restaurant located...
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