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O        \RA'\\RA'\7JxXXdd7RRTQA1-j|`  `@Rߛ ̀@ INTHECOURTOFAPPEALSOFTENNESSEE@ EASTERNSECTION KEITHHARDWARE,INC.,  )C/ANO.03A019610CH00339      ) PlaintiffAppellant, )WASHINGTONCHANCERY      )v.      )HON.LEWISW.MAY,      )CHANCELLORDOUGLASL.WHITEandwife, )CAROLYNL.WHITE,   )      ) DefendantsAppellees. )REMANDEDM.STANLEYGIVENS,ANDERSON,FUGATE,GIVENS,COUNTS&BELISLE,JohnsonCity,forPlaintiffAppellant.JOHNS.TAYLOR,McKINNON,FOWLER,FOX&TAYLOR,JohnsonCity,forDefendantsAppellees.@ OPINION @         Franks.J.  TheissueonthisinterlocutoryappealgrantedpursuanttoT.R.A.P.Rule9,iswhethertheleasebetweenthepartiesistoobroadtobeenforceable,aswasheldbytheTrialCourt.  Since1994,appellanthasbeenatenantinappelleesshoppingcenter,andtheleasecontainsthefollowingclause:0 0 DuringthetermofthisLease,theTenantshallhavetheexclusiveandsolerighttooperatearetailstoreintheshoppingcenter,theprincipalbusinessofwhichisthesellingofanyoneofthefollowingclassesofmerchandise,towit:hardware,housewares,automobilesupplies,electricalplumbing,toys,homefurnishings,sportinggoods,appliancesandpaints.Nootherretailstoreintheshoppingcentershalldevotemorethantwentyfivepercent(25%)ofitssalestotheaggregateoftheforegoingclassesofmerchandise.   In1996,appellantwasmadeawarethatappelleeshadrentedspaceintheshoppingcentertoaDollarGeneralStoreandAutoZone.Appellantfiledsuittopreventwhatwasseenasaviolationofitsleasebythelandlord.  Onthehearingforaninjunction,appellantsownertestifiedthattheproductssoldatDollarGeneralStoreoverlappedwith68%ofthemerchandisesoldathisstore,suchaselectricalequipment,lawnandgardenfurniture,appliances,paint,sportinggoods,andtoys.Healsotestifiedthat7.9%ofappellantssalescamefromautomotiveproducts,whichhebelievedwouldbenegativelyaffectedbythecompetitionofAutoZone.Appelleeswitnessestestifiedthattherestrictivecovenantwasbroaderthanthatinatypicalcommercialleaseandthat,intheiropinion,theadditionalbusinesseswouldbringextratraffictoappellantandimproveitsbusiness.  TheTrialCourtdeniedappellantsapplicationforaninjunction,findingthattheclauseintheleasewastoobroadtobeenforceableandthattherehadbeen nodemonstrationthatthePlaintiffwouldsufferirreparableharmfromthistimeuntilwetrythislawsuit.   Restrictivecovenantsarefrequentlyinsertedintoshoppingcenterleases,forthepurposeofprotectingthetenantagainstcompetitionwithinthecenter.49Am.Jur2dLandlordandTenant70(1995).WehavebeenreferredtonoTennesseewhichhasaddressedtheirenforceability.However,manyotherstateshaveconsideredsuchclausesandfoundthemenforceablesolongastheyarereasonableinscope.C.K.&J.K.,Inc.v.FairviewShoppingCenterCorp.,407N.E.2d507(Ohio1980);AlexandersDeptStoresv.ArnoldConstableCorp.,250A.2d792(N.J.Super.Ct.Ch.Div.1969);NationalSuperMarkets,Inc.v.MagnaTrustCo.,570N.E.2d1191(Ill.App.Ct.1991);Mendellv.GoldenFarleyofHopkinsville,Inc.,573S.W.2d346(Ky.Ct.App.1978).Therationalebehindthesedecisionsistherecognitionthatratherthanrestrictingcompetition,suchcovenantsservetofacilitatetradeandinducetenantstorentinaparticularshoppingcenter.  Thereasonablenessofarestrictivecovenantisexaminedintermsofitsscopeandeffect.C.K.&J.K.,Inc.Therestrictioninthiscaseisnotunreasonablybroadbythesecriteria.Intermsofeffect,therestrictionaffectsonlyasingleshoppingcenter.Itisreasonablefortheplaintifftowanttoavoidcompetitionwithinthiscenter.Thepublicsinterestisnotadverselyaffected,asthemarketasawholeisunaffectedwherethereareseveralshoppingcentersavailableinacommunity.Intermsofscope,defendantsexpertopinedthatthisclausewasmuchbroaderthanthosehehaddealtwithinhisexperience.Itistruethattheclausedoescontainaratherlengthylistofitemswhichotherstoreswithinthecentermaynotcarryinsignificantamounts.However,courtshaveϜexperienceddifficultyinterpretingclauseswhichdescribedcompetitorswithlessspecificity.Seee.g.,RiteAidofOhio,Inc.,MarcsVarietyStore,Inc.,638N.E.2d1056(OhioCt.App.1994);SnydersDrugStores,Inc.,v.SheehyProperties,Inc.,266N.W.2d882(Minn.1978).  Iftheclausemerelybarredsimilar hardware storesornamedspecificcompetitors,itwouldbeignoringthefactthatappellantsbusinessdependsonmorethansimplythesaleofhardware U   .Thelistofgoods,althoughrathernumerous,servestoclarifyanyambiguitythatmightotherwiseexistintheclause.Itislimitedtoitemswhichprovidesignificantportionsofplaintiffssalesandisnotsooverlybroadinscopeastorenderitunenforceable.  Ifthelanguageofacontractisclearandunambiguous,itmustbeconstruedaswritten.Cummingsv.Vaughn,911S.W.2d739,742(Tenn.App.1995).Thisleaserequiresthatstoreswhichleaseinthecentermaynothaveoneofthenameditemsastheirprincipalbusiness.Normayappelleesleasetoastorewhichcarriesseveralofthenamedcategories,ifthesumofthoseproductsamountstomorethan25%ofitsoverallbusiness.   WeconcludetheleaseisenforceableagainstappelleesandthecauseisremandedtotheTrialCourttoproceedinthiscauseconsistentwiththisopinion.  Thecostoftheappealisassessedtoappellees.̜Ӏ       ________________________V      HerschelP.Franks,J.7JxXXdXXd7  JRW;+'b|`  `@J߀@ INTHECOURTOFAPPEALSOFTENNESSEE@ EASTERNSECTION KEITHHARDWARE,INC.,  )C/ANO.03A019610CH00339      ) PlaintiffAppellant, )WASHINGTONCHANCERY      )v.      )      )DOUGLASL.WHITEandwife, )CAROLYNL.WHITE,   )      ) DefendantsAppellees. )@ ORDER  Thiscausewasregularlyheardandconsideredbythecourt.ITISNOWORDEREDthatthejudgmentoftheTrialCourtisreversed,andthecauseremanded.Thecostsofappealareadjudgedtoappellees,forwhichexecutionmayissueifnecessary.      PERCURIUM̀       ̀ӀCONCUR:___________________________HoustonM.Goddard,P.J.___________________________DonT.McMurray,J.̜