SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549


                                -----------------


                                    FORM 8-K

                                 CURRENT REPORT
                       PURSUANT TO SECTION 13 OR 15(d) OF
                       THE SECURITIES EXCHANGE ACT OF 1934



Date of Report (Date of Earliest Event Reported):   JANUARY 29, 2001
                                                   -----------------------------



                                 JP REALTY, INC.
                                 ---------------
             (Exact Name of Registrant as Specified in Its Charter)



            MARYLAND                    1-12560               87-0515088
- --------------------------------  ------------------  --------------------------
  (State or Other Jurisdiction       (Commission             (IRS Employer
      of Incorporation)               File No.)            Identification No.)

                 35 CENTURY PARK-WAY, SALT LAKE CITY, UTAH 84115
               --------------------------------------------------
               (Address of Principal Executive Office) (Zip Code)



Registrant's Telephone Number, Including Area Code:  (801) 486-3911
                                                     ---------------------------



                                 NOT APPLICABLE
   --------------------------------------------------------------------------
          (Former name or former address, if changed since last report)






ITEM 5.  OTHER EVENTS

     On December  19,  2000,  the Board of  Directors  of JP Realty,  Inc.  (the
"Company")  resolved to make certain amendments to, and in connection  therewith
to amend and restate,  the Company's  Rights  Agreement,  dated as of August 11,
1999,  between the Company and Mellon  Investor  Services LLC (formerly known as
ChaseMellon Shareholder Services, L.L.C.), as Rights Agent ("Mellon").  Attached
as an exhibit to this  Current  Report on Form 8-K is the Amended  and  Restated
Rights Agreement, dated as of January 13, 2001, between the Company and Mellon.

ITEM 7.  FINANCIAL STATEMENTS, PRO FORMA FINANCIAL INFORMATION AND EXHIBITS

    (a)     Financial Statements - None

    (b)     Pro Forma Financial Information - None

    (c)     Exhibits

            4.1     Amended and Restated Rights  Agreement,  dated as of January
                    13, 2001,  between the Company and Mellon Investor  Services
                    LLC, as Rights Agent.



                                       2



                                   SIGNATURES

     Pursuant to the  requirements  of the Securities  Exchange Act of 1934, the
registrant  has duly  caused  this  report  to be  signed  on its  behalf by the
undersigned hereunto duly authorized.

                                     JP REALTY, INC.



                                     By:  /s/ G. Rex Frazier
                                          --------------------------------------
                                          G. Rex Frazier
                                          President and Chief Operating Officer

Date: January 29, 2001



                                       3



                                  EXHIBIT INDEX



EXHIBITS

4.1      Rights  Agreement dated as of August 11, 1999,  between the Company and
         Mellon Investor Services LLC, as Rights Agent.



                                       4

                                                                     Exhibit 4.1



================================================================================






                                 JP REALTY, INC.


                                       and



                          MELLON INVESTOR SERVICES LLC



                                  Rights Agent




                         -----------------------------



                              AMENDED AND RESTATED
                                RIGHTS AGREEMENT



                          Dated as of January 13, 2001


================================================================================



                                TABLE OF CONTENTS



                                                                                                               PAGE
                                                                                                          

Section 1.        Certain Definitions............................................................................1

Section 2.        Appointment of Rights Agent....................................................................5

Section 3.        Issue of Rights Certificates...................................................................5

Section 4.        Form of Rights Certificates....................................................................6

Section 5.        Countersignature and Registration..............................................................7

Section 6.        Transfer, Split Up, Combination and Exchange of Rights Certificates; Mutilated,
                  Destroyed, Lost or Stolen Rights Certificates..................................................7

Section 7.        Exercise of Rights; Purchase Price; Expiration Date of Rights..................................8

Section 8.        Cancellation and Destruction of Rights Certificates...........................................10

Section 9.        Reservation and Availability of Capital Stock.................................................10

Section 10.       Record Date upon Exercise of Rights...........................................................11

Section 11.       Adjustment of Purchase Price, Number and Kind of Shares or Number of Rights...................11

Section 12.       Certificate of Adjusted Purchase Price or Number of Shares....................................19

Section 13.       Consolidation, Merger or Sale or Transfer of Assets or Earning Power..........................19

Section 14.       Fractional Rights and Fractional Shares.......................................................22

Section 15.       Rights of Action..............................................................................23

Section 16.       Agreement of Rights Holders...................................................................23

Section 17.       Rights Certificate Holder Not Deemed a Stockholder............................................23

Section 18.       Concerning the Rights Agent...................................................................24

Section 19.       Merger or Consolidation or Change of Name of Rights Agent.....................................24

Section 20.       Duties of Rights Agent........................................................................25

Section 21.       Change of Rights Agent........................................................................27

Section 22.       Issuance of New Rights Certificates...........................................................27

Section 23.       Redemption and Termination....................................................................28

Section 24.       Notice of Certain Events......................................................................28

Section 25.       Notices.......................................................................................29

Section 26.       Supplements and Amendments....................................................................30

Section 27.       Successors....................................................................................30

Section 28.       Determinations and Actions by the Board of Directors, Etc.....................................30

Section 29.       Benefits of this Agreement....................................................................30

Section 30.       Severability..................................................................................31

Section 31.       Governing Law.................................................................................31



                                       i




                                                                                                               PAGE
                                                                                                          

Section 32.       Counterparts..................................................................................31

Section 33.       Captions......................................................................................31

Section 34.       Exchange......................................................................................31



                                       ii






EXHIBITS
                                                                                                          

EXHIBIT A.  Form of Rights Certificate..........................................................................A-1

EXHIBIT B.  Summary of Rights and Preferred Stock...............................................................B-1

EXHIBIT C.  Form of Articles Supplementary for Preferred Stock..................................................C-1




                                      iii

                      AMENDED AND RESTATED RIGHTS AGREEMENT


     AMENDED AND RESTATED  RIGHTS  AGREEMENT,  dated as of January 13, 2001 (the
"AGREEMENT"),  between JP Realty,  Inc., a Maryland corporation (the "COMPANY"),
and Mellon  Investor  Services LLC (formerly  known as  ChaseMellon  Shareholder
Services, L.L.C.), a New Jersey limited liability company (the "RIGHTS AGENT").

     WHEREAS,  effective  August  11,  1999 (the  "RIGHTS  DIVIDEND  DECLARATION
DATE"), the Board of Directors of the Company authorized and declared a dividend
distribution  of one preferred  stock purchase right ("RIGHT") for each share of
common stock,  par value $.0001 per share,  of the Company (the "COMPANY  COMMON
STOCK")  outstanding  at the Close of Business  on August 18, 1999 (the  "RECORD
DATE"),  and has  authorized  the  issuance  of one  Right (as such  number  may
hereinafter be adjusted  pursuant to the provisions of this  Agreement) for each
share of Company  Common Stock issued  (whether  originally  issued or delivered
from the Company's  treasury)  between the Record Date and,  except as otherwise
provided in Section 22, the Distribution Date, each Right initially representing
the right to purchase one Unit (each as hereinafter  defined) upon the terms and
subject to the conditions hereinafter set forth;

     NOW, THEREFORE,  in consideration of the premises and the mutual agreements
set forth herein, the parties hereby agree as follows:

     SECTION  1.  CERTAIN  DEFINITIONS.  For  purposes  of this  Agreement,  the
following terms have the meanings indicated:

         "ACQUIRING  PERSON" shall mean any Person (other than the Company,  any
Subsidiary of the Company,  any employee  benefit plan maintained by the Company
or any of its  Subsidiaries  or any trustee or fiduciary  with respect to such a
plan  acting  in such  capacity)  who or  which,  alone  or  together  with  all
Affiliates and Associates of such Person, is the Beneficial Owner of 15% or more
of the shares of  Company  Common  Stock then  outstanding,  which  shares  were
acquired  by  such   Person   other  than   pursuant   to  a  Permitted   Offer.
Notwithstanding  the  foregoing,  (i) no Person who or which,  alone or together
with all  Affiliates  and  Associates  of such  Person,  was at the date of this
Agreement the  Beneficial  Owner of 15% or more of the shares of Company  Common
Stock  then  outstanding,  shall be an  Acquiring  Person  unless and until such
Person,  alone or together with all Affiliates and Associates of such Person, is
the  Beneficial  Owner of 20% or more of the shares of Company Common Stock then
outstanding,  which shares were acquired by such Person other than pursuant to a
Permitted  Offer (and,  with respect to any such Person,  the  references in the
following  clause (ii) to 15% shall be deemed to be references to 20%);  (ii) no
Person  shall  become an  "Acquiring  Person" as a result of an  acquisition  of
Company Common Stock by the Company  which,  by reducing the number of shares of
the Company  Common Stock  outstanding,  increases the  proportionate  number of
shares  Beneficially  Owned by such Person to 15% or more of the Company  Common
Stock then  outstanding;  provided,  however,  that if a Person shall become the
Beneficial  Owner of 15% or more of the Company  Common Stock by reason of share
purchases by the Company and shall,  after such share  purchases by the Company,
become the Beneficial Owner of any additional Company Common Stock other than as
a direct or indirect result of any corporate  action taken by the Company,  then
such Person shall be deemed to be an "Acquiring Person"; and (iii) if a majority
of the Board  determines  in good faith that a Person who would  otherwise be an
"Acquiring   Person,"  as  defined  pursuant  to  the  first  sentence  of  this
definition,  has  become  such  inadvertently  (including,  without  limitation,
because (a) such Person was unaware  that it  Beneficially  Owned 15% or more of
the  Company  Common  Stock or (b) such  Person  was aware of the extent of such
Beneficial  Ownership  but such Person  acquired  Beneficial  Ownership  of such
shares of Company  Common Stock without the intention to change or influence the
control of the Company and without actual  knowledge of the consequences of such
Beneficial  Ownership under this  Agreement),  and such




Person  divests  itself as promptly as  practicable  of a  sufficient  number of
shares  of  Company  Common  Stock so that  such  Person  would no  longer be an
"Acquiring   Person,"  as  defined  pursuant  to  the  first  sentence  of  this
definition,  then such  Person  shall not be  deemed  to be,  or have  been,  an
"Acquiring Person" for any purposes of this Agreement,  and no Stock Acquisition
Date shall be deemed to have occurred.  All questions as to whether a Person who
would otherwise be an Acquiring  Person has become such  inadvertently  shall be
determined in good faith by the Board, which  determination  shall be conclusive
for all purposes.

     "ADJUSTMENT SPREAD" has the meaning set forth in Section 34(a).

     "ADJUSTMENT UNITS" has the meaning set forth in Section 11(a)(ii).

     "ADVERSE  PERSON" shall mean any Person declared to be an Adverse Person by
the Board upon determination that the criteria set forth in Section 11(a)(ii)(B)
apply to such Person.

     "AFFILIATE" and "ASSOCIATE" shall have the respective  meanings ascribed to
such terms in Rule 12b-2 of the  Exchange  Act  Regulations  as in effect on the
date hereof.

     A Person shall be deemed the "BENEFICIAL  OWNER" of, and shall be deemed to
"BENEFICIALLY OWN," any securities:

          (i) of  which  such  Person  or any of  such  Person's  Affiliates  or
     Associates is considered to be a "beneficial owner" under Rule 13d-3 of the
     Exchange  Act  Regulations  as in  effect  on the  date  hereof;  provided,
     however, that a Person shall not be deemed the "Beneficial Owner" of, or to
     "beneficially  own," any securities under this subparagraph (i) as a result
     of an agreement,  arrangement or  understanding  to vote such securities if
     such  agreement,  arrangement  or  understanding  (A) arises  solely from a
     revocable proxy given in response to a proxy or consent  solicitation  made
     pursuant to, and in  accordance  with,  the  applicable  provisions  of the
     Exchange Act and the Exchange Act Regulations, and (B) is not reportable by
     such Person on Schedule 13D under the Exchange  Act (or any  comparable  or
     successor form);

          (ii) which are  beneficially  owned,  directly or  indirectly,  by any
     other Person (or any  Affiliate  or  Associate  of such other  Person) with
     which such Person (or any of such Person's  Affiliates or  Associates)  has
     any agreement,  arrangement or  understanding  (whether or not in writing),
     for the  purpose  of  acquiring,  holding,  voting  (except  pursuant  to a
     revocable proxy as described in the proviso to  subparagraph  (i) above) or
     disposing of such securities; or

          (iii)  which  such  Person  or  any of  such  Person's  Affiliates  or
     Associates,  directly or indirectly, has the right to acquire (whether such
     right is exercisable  immediately or only after the passage of time or upon
     the satisfaction of conditions)  pursuant to any agreement,  arrangement or
     understanding  (whether  or  not  in  writing)  or  upon  the  exercise  of
     conversion  rights,  exchange  rights,  rights,  warrants  or  options,  or
     otherwise; provided, however, that under this definition a Person shall not
     be  deemed  the  "Beneficial  Owner"  of,  or to  "beneficially  own,"  (A)
     securities  tendered  pursuant  to a  tender  or  exchange  offer  made  in
     accordance  with the Exchange Act Regulations by such Person or any of such
     Person's  Affiliates  or  Associates  until such  tendered  securities  are
     accepted for purchase or exchange,  (B) securities  that may be issued upon
     exercise  of Rights at any time  prior to the  occurrence  of a  Triggering
     Event,  or (C)  securities  that may be issued upon exercise of Rights from
     and after the occurrence of a Triggering Event,  which Rights were acquired
     by such Person or any of such Person's  Affiliates  or Associates  prior to
     the  Distribution  Date or  pursuant  to  Section  3(c) or  Section 22 (the
     "ORIGINAL  RIGHTS")  or  pursuant to Section  11(i) in  connection  with an
     adjustment made with respect to any Original Rights.


                                       2


     Notwithstanding  the foregoing,  nothing contained in this definition shall
cause a Person ordinarily engaged in business as an underwriter of securities to
be the "Beneficial Owner" of, or to "beneficially  own," any securities acquired
in a  bona  fide  firm  commitment  underwriting  pursuant  to  an  underwriting
agreement  between such Person and the Company,  unless such Person shall make a
filing on Schedule 13D (or any  comparable  or  successor  form) with respect to
such securities.

     "BOARD" means the Board of Directors of the Company.

     "BUSINESS DAY" shall mean any day other than a Saturday, Sunday or a day on
which  banking  institutions  in New York City or New Jersey are  authorized  or
obligated by law or executive order to close.

     "CLOSE OF BUSINESS"  on any given date shall mean 5:00 p.m.,  New York City
time, on such date; provided,  however,  that if such date is not a Business Day
it shall mean 5:00 p.m.,  New York City time,  on the next  succeeding  Business
Day.

     "COMMON  STOCK" of any Person other than the Company shall mean the capital
stock of such Person with the greatest  voting  power,  or, if such Person shall
have no capital stock,  the equity  securities or other equity  interest  having
power to control or direct the management of such Person.

     "COMPANY COMMON STOCK" has the meaning set forth in the Whereas Clause.

     "CURRENT MARKET PRICE" has the meaning set forth in Section 11(d).

     "CURRENT VALUE" has the meaning set forth in Section 11(a)(iii).

     "DISTRIBUTION DATE" has the meaning set forth in Section 3(a).

     "EQUIVALENT  COMPANY  COMMON  STOCK" has the  meaning  set forth in Section
11(b).

     "EXCHANGE ACT" shall mean the Securities Exchange Act of 1934, as amended.

     "EXCHANGE ACT  REGULATIONS"  shall mean the General  Rules and  Regulations
under the Exchange Act.

     "EXCHANGE RATIO" has the meaning set forth in Section 34(a).

     "EXPIRATION DATE" shall mean the earliest of (i) the Final Expiration Date,
(ii) the time at which the Rights are redeemed (or deemed  redeemed) as provided
in  Section  23 and (iii)  the time at which all  Rights  then  outstanding  and
exercisable are exchanged (or deemed exchanged) pursuant to Section 34.

     "FINAL  EXPIRATION  DATE"  shall mean the Close of  Business  on August 11,
2009.

     "40% PERSON" shall mean any Person (other than the Company,  any Subsidiary
of the Company,  any employee  benefit plan  maintained by the Company or any of
its  Subsidiaries or any trustee or fiduciary with respect to such a plan acting
in such  capacity)  who or which,  alone or  together  with all  Affiliates  and
Associates of such Person,  shall be the Beneficial  Owner of 40% or more of the
shares of Company Common Stock then  outstanding,  which shares were acquired by
such Person other than pursuant to a Permitted Offer;  provided,  however,  that
the term "40% Person" shall not include any Person who is the  Beneficial  Owner
of 40% or more of the  Company  Common  Stock  then  outstanding  by  virtue  of
ownership of Company Common Stock by such Person's Affiliates and/or Associates,
which Affiliates and/or Associates are deemed to be Affiliates and/or Associates
solely by reason of each of them being  directors  or officers of the Company or
members of a slate of directors,  proposed by management,  standing for election
to the Board.

     "PERMITTED  OFFER" shall mean a tender or exchange  offer by any Person for
all outstanding shares of Company Common Stock which the Board determines, based
upon the advice of a  nationally


                                       3


recognized  investment  banking  firm and such other  advice as the Board  deems
appropriate,  is fair from a financial point of view to the  stockholders of the
Company  (other than such  Person) and  otherwise  in the best  interests of the
Company and its  stockholders  (other than such Person).  A Permitted Offer will
cease to be such if, prior to the  acquisition  of  Beneficial  Ownership of any
Company Common Stock  pursuant  thereto,  the Board so  determines,  and in such
event the tender or  exchange  offer  shall be deemed for  purposes of Section 3
commenced on the date of such determination.

     "PERSON"  shall  mean  any  individual,   partnership,  firm,  corporation,
association,  limited liability company, trust,  unincorporated  organization or
other  entity,  as well as any  syndicate  or group  deemed to be a person under
Section 14(d)(2) of the Exchange Act.

     "PREFERRED  STOCK" shall mean the Series A Junior  Participating  Preferred
Stock,  par value $.0001 per share,  of the Company  having such voting  powers,
designation, preferences and relative, participating,  optional or other special
rights and qualifications,  limitations and restrictions as are described in the
form of Articles Supplementary attached as EXHIBIT C hereto.

     "PRINCIPAL PARTY" has the meaning set forth in Section 13(b).

     "PURCHASE PRICE" has the meaning set forth in Section 7(b).

     "RECORD DATE" has the meaning set forth in the Whereas Clause.

     "REDEMPTION PRICE" has the meaning set forth in Section 23(a).

     "REGISTERED COMMON STOCK" has the meaning set forth in Section 13(b).

     "REGISTRATION DATE" has the meaning set forth in Section 9(c).

     "REGISTRATION STATEMENT" has the meaning set forth in Section 9(c).

     "RIGHT" has the meaning set forth in the Whereas Clause.

     "RIGHTS AGENT" shall mean Mellon  Investor  Services LLC (formerly known as
ChaseMellon  Shareholder  Services,  L.L.C.),  a New  Jersey  limited  liability
company.

     "RIGHTS CERTIFICATE" has the meaning set forth in Section 3(a).

     "RIGHTS DIVIDEND DECLARATION DATE" has the meaning set forth in the Whereas
Clause.

     "SECTION  11(A)(II)  EVENT"  shall  mean any  event  described  in  Section
11(a)(ii)(A), (B), (C) or (D).

     "SECTION 13 EVENT" shall mean any event described in clause (x), (y) or (z)
of Section 13(a).

     "SECURITIES ACT" means the Securities Act of 1933, as amended.

     "SPREAD"  has  the  meaning   specified  in  Section   11(a)(iii).

     "STOCK  ACQUISITION DATE" shall mean the first date of public  announcement
(including,without  limitation,  the  filing of any report  pursuant  to Section
13(d) of  the  Exchange  Act) by the  Company  or an  Acquiring  Person  that an
Acquiring  Person has become such or by the Company  that an Adverse  Person has
become such.

     "SUBSIDIARY"  shall mean,  with respect to any Person,  any other Person of
which an amount of voting securities or equity interests  sufficient to elect at
least a majority of the  directors or  equivalent  governing  body of such other
Person is beneficially owned,  directly or indirectly,  by such  first-mentioned
Person, or otherwise controlled by such first-mentioned Person.

     "SUBSTITUTION PERIOD" has the meaning set forth in Section 11(a)(iii).



                                       4


     "SUMMARY OF RIGHTS" has the meaning set forth in Section 3(b).

     "TRANSFER AGENT" has the meaning set forth in Section 7(c).

     "TRIGGERING EVENT" shall mean any Section 11(a)(ii) Event or any Section 13
Event.

     "UNIT" shall mean one one-thousandth of a share of Preferred Stock.

     SECTION 2.  APPOINTMENT OF RIGHTS AGENT.  The Company  hereby  appoints the
Rights  Agent to act as agent for the Company in  accordance  with the terms and
conditions  hereof,  and the Rights Agent hereby accepts such appointment.  With
the consent of the Rights Agent,  the Company may from time to time appoint such
co-rights  agents  as it may deem  necessary  or  desirable,  provided,  no such
appointment  shall change or increase the Rights Agent's duties,  liabilities or
obligations.  The Rights Agent shall have no duty to supervise,  and in no event
shall be liable for, the acts or omissions of any such co-rights agent.

     SECTION 3. ISSUE OF RIGHTS CERTIFICATES.

     (a) Until the  earliest of (i) the Close of Business on the tenth  Business
Day after the Stock  Acquisition  Date,  (ii) the Close of Business on the tenth
Business  Day  after  the date that a tender or  exchange  offer  (other  than a
Permitted  Offer) by any Person (other than the Company,  any  Subsidiary of the
Company,  any  employee  benefit  plan  maintained  by the Company or any of its
Subsidiaries  or any trustee or fiduciary  with respect to such a plan acting in
such  capacity)  is first  published or sent or given within the meaning of Rule
14d-4(a)  of the  Exchange  Act  Regulations  or any  successor  rule,  if  upon
consummation thereof such Person would be the Beneficial Owner of 15% or more of
the shares of Company  Common  Stock then  outstanding,  (iii) the first date of
public announcement  (including,  without  limitation,  the filing of any report
pursuant to Section  13(d) of the  Exchange  Act) by the Company or a 40% Person
that a 40% Person has become such and (iv) the  occurrence of a Section 13 Event
(the earliest of (i), (ii) (iii) and (iv) above being the "DISTRIBUTION  DATE"),
(x) the Rights will be evidenced  (subject to the provisions of paragraph (b) of
this  Section  3) by  the  certificates  for  shares  of  Company  Common  Stock
registered  in the names of the holders of shares of Company  Common Stock as of
and  subsequent  to the Record  Date (which  certificates  for shares of Company
Common  Stock  shall be deemed  also to be  certificates  for Rights) and not by
separate certificates,  and (y) the Rights will be transferable only by transfer
of the underlying  shares of Company  Common Stock  (including a transfer to the
Company). Upon the occurrence of a Distribution Date, the Company shall promptly
notify  the  Rights  Agent and  request a  stockholder  list from the  Company's
transfer  agent.  As soon as  practicable  after the Rights Agent  receives such
notice  and  list,  the  Rights  Agent  will  send,  by  first-class,   insured,
postage-prepaid mail, to each record holder of shares of Company Common Stock as
of the Close of Business on the Distribution Date, at the address of such holder
shown  on the  records  of the  Company,  one or more  rights  certificates,  in
substantially the form attached as EXHIBIT A hereto (the "RIGHTS CERTIFICATES"),
evidencing one Right for each share of Company Common Stock so held,  subject to
adjustment as provided herein.  In the event that an adjustment in the number of
Rights  per share of  Company  Common  Stock has been made  pursuant  to Section
11(p), at the time of distribution of the Rights  Certificates,  the Company may
make the necessary and  appropriate  rounding  adjustments  (in accordance  with
Section 14(a)) so that Rights  Certificates  representing  only whole numbers of
Rights are distributed and cash is paid in lieu of any fractional  Rights. As of
and after the  Distribution  Date,  the Rights will be evidenced  solely by such
Rights Certificates.

     (b) As promptly as practicable  following the Record Date, the Company will
send  a copy  of a  Summary  of  Rights,  in a form  which  may be  appended  to
certificates that represent shares of Company Common Stock, in substantially the
form of EXHIBIT B attached  hereto (the  "SUMMARY OF RIGHTS"),  by  first-class,
postage-prepaid mail, to each record holder of shares of Company Common Stock as
of the


                                       5


Close of Business on the Record Date, at the address of such holder shown on the
records of the Company.

     (c) Rights shall,  without any further action,  be issued in respect of all
shares of Company Common Stock which are issued (including any shares of Company
Common Stock held in treasury) after the Record Date but prior to the earlier of
the  Distribution  Date and the  Expiration  Date.  To the  extent  practicable,
certificates  representing  such shares of Company Common Stock and issued after
the Record Date shall bear the following legend:

          This  certificate  also  evidences  and  entitles the holder
          hereof  to  certain  Rights  as  set  forth  in  the  Rights
          Agreement between JP Realty, Inc. (the "COMPANY") and Mellon
          Investor   Services  LLC  (formerly   known  as  ChaseMellon
          Shareholder Services, L.L.C.) dated as of August 11, 1999 as
          it  may  be   amended   from  time  to  time  (the   "RIGHTS
          AGREEMENT"),  the  terms of which  are  hereby  incorporated
          herein  by  reference  and a copy of which is on file at the
          principal  executive  offices of the Company.  Under certain
          circumstances,  as set forth in the Rights  Agreement,  such
          Rights will be evidenced by separate  certificates  and will
          no longer be evidenced by this certificate. The Company will
          mail to the holder of this  certificate a copy of the Rights
          Agreement,  as in  effect  on the date of  mailing,  without
          charge promptly after receipt of a written request therefor.
          Under  certain   circumstances   set  forth  in  the  Rights
          Agreement,  Rights issued to, or held by, any Person who is,
          was or becomes an Acquiring  Person or an Adverse  Person or
          any  Affiliate  or  Associate  thereof  (as such  terms  are
          defined in the Rights Agreement),  whether currently held by
          or on behalf of such Person or by any subsequent holder, may
          become null and void and nontransferable.

     With respect to  certificates  representing  shares of Company Common Stock
(whether or not such certificates  include the foregoing legend or have appended
to them the Summary of Rights),  until the earlier of the Distribution  Date and
the  Expiration  Date, the Rights  associated  with the shares of Company Common
Stock represented by such  certificates  shall be evidenced by such certificates
alone and registered holders of the shares of Company Common Stock shall also be
the registered holders of the associated Rights, and the transfer of any of such
certificates  shall also  constitute the transfer of the Rights  associated with
the shares of Company Common Stock represented by such certificates.

SECTION 4.        FORM OF RIGHTS CERTIFICATES.

     (a) The Rights  Certificates  (and the form of election to purchase and the
form of  assignment  to be printed on the reverse  side  thereof)  shall each be
substantially  in the form set forth in EXHIBIT A  attached  hereto and may have
such marks of  identification  or  designation  and such  legends,  summaries or
endorsements  printed thereon as the Company may deem appropriate  (which do not
affect  the  duties or  responsibilities  of the  Rights  Agent)  and as are not
inconsistent  with the  provisions of this  Agreement,  or as may be required to
comply with any applicable law or any rule or regulation  thereunder or with any
rule or regulation of any stock exchange or automated  quotation system on which
the Rights  may from time to time be listed or to  conform to usage.  Subject to
the provisions of Section 11 and Section 22, the Rights  Certificates,  whenever
distributed,  shall be  dated as of the  Record  Date  and on their  face  shall
entitle  the holders  thereof to  purchase  such number of Units as shall be set
forth  therein  at the price  set  forth  therein,  but the  amount  and type of
securities,  cash or other assets that may be acquired upon the exercise of each
Right and the Purchase  Price thereof shall be subject to adjustment as provided
in this Agreement.


                                       6


     (b)  Any  Rights   Certificate  issued  pursuant  to  this  Agreement  that
represents Rights  beneficially  owned by: (i) an Acquiring Person or an Adverse
Person or any of their respective Associates or Affiliates, (ii) a transferee of
an Acquiring Person or an Adverse Person (or of any such Associate or Affiliate)
which becomes a transferee  after the Acquiring Person or Adverse Person becomes
such, or (iii) a transferee of an Acquiring  Person or an Adverse  Person (or of
any  such  Associate  or  Affiliate)  which  becomes  a  transferee  prior to or
concurrently with the Acquiring Person or Adverse Person becoming such and which
receives  such  Rights  pursuant  to either (A) a transfer  (whether  or not for
consideration)  from  the  Acquiring  Person  or  Adverse  Person  (or any  such
Associate or Affiliate) to holders of equity  interests in such Acquiring Person
or Adverse  Person (or such  Associate or  Affiliate) or to any Person with whom
such Acquiring Person or Adverse Person (or such Associate or Affiliate) has any
continuing  agreement,   arrangement  or  understanding   regarding  either  the
transferred  Rights,  shares of  Company  Common  Stock or the  Company or (B) a
transfer  which a  majority  of the Board has  determined  to be part of a plan,
arrangement  or  understanding  which has as a  primary  purpose  or effect  the
avoidance of Section 7(e) shall, upon the written direction of a majority of the
Board, contain (to the extent feasible) the following legend:

          The Rights  represented  by this Rights  Certificate  are or
          were  beneficially  owned by a Person  who was or  became an
          Acquiring  Person or an Adverse  Person or an  Affiliate  or
          Associate  of an Acquiring  Person or an Adverse  Person (as
          such   terms  are   defined   in  the   Rights   Agreement).
          Accordingly,   this  Rights   Certificate   and  the  Rights
          represented   hereby   may   become   null   and   void  and
          nontransferable  in the  circumstances  specified in Section
          7(e) of the Rights Agreement.

     SECTION 5. COUNTERSIGNATURE AND REGISTRATION.

     (a) Rights  Certificates  shall be executed on behalf of the Company by its
Chairman of the Board, the Chief Executive Officer,  the President or one of its
Vice  Presidents  under its corporate seal  reproduced  thereon  attested by its
Secretary,  Treasurer or one of its Assistant Secretaries.  The signature of any
of these officers on the Rights Certificates may be manual or facsimile.  Rights
Certificates  bearing the manual or facsimile  signatures of the individuals who
were at any time the proper  officers  of the  Company  shall bind the  Company,
notwithstanding  that such  individuals  or any of them have ceased to hold such
offices prior to the  countersignature  of such Rights  Certificates  or did not
hold such offices at the date of such Rights Certificates. No Rights Certificate
shall be  entitled  to any  benefit  under  this  Agreement  or be valid for any
purpose unless there appears on such Rights Certificate a countersignature  duly
executed by the Rights Agent by manual signature of an authorized signatory, and
such  countersignature upon any Rights Certificate shall be conclusive evidence,
and the only evidence,  that such Rights Certificate has been duly countersigned
as required hereunder.

     (b) Following the Distribution  Date and receipt by the Rights Agent of the
notice and list of record holders of Rights  referred to in Section 3(a) hereof,
the Rights  Agent will keep or cause to be kept,  at its office  designated  for
surrender  of  Rights   Certificates  upon  exercise  or  transfer,   books  for
registration  and transfer of the Rights  Certificates  issued  hereunder.  Such
books shall show the name and address of each holder of the Rights Certificates,
the number of Rights  evidenced on its face by each Rights  Certificate  and the
date of each Rights Certificate.

     SECTION  6.  TRANSFER,   SPLIT  UP,  COMBINATION  AND  EXCHANGE  OF  RIGHTS
CERTIFICATES; MUTILATED, DESTROYED, LOST OR STOLEN RIGHTS CERTIFICATES.

     (a) Subject to the  provisions of Sections  4(b),  7(e) and 14, at any time
after the Close of Business  on the  Distribution  Date,  and at or prior to the
Close of Business on the Expiration Date, any


                                       7


Rights  Certificate or Certificates  may be  transferred,  split up, combined or
exchanged  for  another  Rights  Certificate  or  Certificates,   entitling  the
registered holder to purchase a like number of Units (or, following a Triggering
Event, other securities, cash or other assets, as the case may be) as the Rights
Certificate or Certificates  surrendered  then entitled such holder to purchase.
Any registered  holder  desiring to transfer,  split up, combine or exchange any
Rights  Certificate or Certificates shall make such request in writing delivered
to the Rights Agent, and shall surrender the Rights  Certificate or Certificates
to be  transferred,  split up, combined or exchanged at the office of the Rights
Agent  designated  for such  purpose.  Neither the Rights  Agent nor the Company
shall be obligated to take any action whatsoever with respect to the transfer of
any such surrendered  Rights  Certificate until the registered holder shall have
completed  and executed the  certificate  set forth in the form of assignment on
the  reverse  side of such  Rights  Certificate  and shall  have  provided  such
additional  evidence  of  the  identity  of  the  Beneficial  Owner  (or  former
Beneficial  Owner) of the  Rights  represented  by such  Rights  Certificate  or
Affiliates  or  Associates  thereof as the  Company or the  Rights  Agent  shall
reasonably request;  whereupon the Rights Agent shall, subject to the provisions
of Section  4(b),  Section 7(e) and Section 14,  countersign  and deliver to the
Person entitled thereto a Rights Certificate or Rights Certificates, as the case
may be, as so requested.  The Company may require payment of a sum sufficient to
cover any tax or governmental  charge that may be imposed in connection with any
transfer,  split up, combination or exchange of Rights Certificates.  The Rights
Agent shall have no duty or  obligation  to take any action under any Section of
this Agreement which requires the payment by a Rights holder of applicable taxes
and charges  unless and until the Rights Agent is satisfied  that all such taxes
and/or charges have been paid.

     (b) If a Rights Certificate shall be mutilated,  lost, stolen or destroyed,
then upon request by the registered holder of the Rights represented thereby and
upon  payment to the Company  and the Rights  Agent of all  reasonable  expenses
incident  thereto,  there shall be issued, in exchange for and upon cancellation
of the mutilated Rights Certificate,  or in substitution for the lost, stolen or
destroyed Rights  Certificate,  a new Rights  Certificate,  in substantially the
form of the  prior  Rights  Certificate,  of like  tenor  and  representing  the
equivalent  number of Rights,  but, in the case of loss,  theft or  destruction,
only upon receipt of evidence  satisfactory  to the Company and the Rights Agent
of such loss, theft or destruction of such Rights  Certificate and, if requested
by the Company or the Rights Agent, indemnity also satisfactory to it.

     SECTION 7. EXERCISE OF RIGHTS; PURCHASE PRICE; EXPIRATION DATE OF RIGHTS.

     (a) Prior to the  Expiration  Date,  the  registered  holder of any  Rights
Certificate may,  subject to the provisions of Sections 7(e) and 9(c),  exercise
the  Rights  evidenced  thereby  in  whole  or in part  at any  time  after  the
Distribution  Date upon  surrender of the Rights  Certificate,  with the form of
election to  purchase  and the  certificate  on the reverse  side  thereof  duly
executed,  to the Rights Agent at the office of the Rights Agent  designated for
such  purpose,  together  with  payment  of the  aggregate  Purchase  Price  (as
hereinafter defined) for the number of Units of Preferred Stock (or, following a
Triggering Event,  other  securities,  cash or other assets, as the case may be)
for which such surrendered Rights are then exercisable.

     (b) The  purchase  price for one Unit  pursuant to the  exercise of a Right
shall  initially be $70.00,  subject to adjustment from time to time as provided
in  Sections  11 and 13(a)  (such  purchase  price,  as so  adjusted,  being the
"PURCHASE PRICE"), and shall be payable in accordance with paragraph (c) below.

     (c) As promptly as practicable following the occurrence of the Distribution
Date, the Company shall deposit with the Rights Agent or another  corporation in
good standing  organized under the laws of the United States or any State of the
United States,  which is authorized under such laws to exercise  corporate trust
or stock transfer powers and is subject to supervision or examination by federal
or


                                       8


state authority  (such institution  being the  "TRANSFER  AGENT"),  certificates
representing  the Units that may be acquired upon  exercise of the Rights.  Upon
receipt of a Rights Certificate  representing  exercisable Rights, with the form
of  election to purchase  and the  certificate  duly  executed,  accompanied  by
payment, with respect to each Right so exercised,  of the Purchase Price for the
Units (or, following a Triggering Event, other securities, cash or other assets,
as the case may be) to be  purchased  thereby  as set forth  below and an amount
equal to any applicable transfer tax or evidence  satisfactory to the Company of
payment of such tax, the Rights Agent shall, subject to Section 20(k), thereupon
promptly (i)  requisition  from the Transfer  Agent (or make  available,  if the
Rights Agent is the Transfer Agent) certificates for such number of Units as are
to be purchased  and the Company  will direct the Transfer  Agent to comply with
all such requests, (ii) requisition from the Company the amount of cash, if any,
to be paid in lieu of  fractional  shares in  accordance  with Section 14, (iii)
after  receipt of such  certificates,  cause the same to be delivered to or upon
the order of the  registered  holder of such Rights  Certificate,  registered in
such name or names as may be designated  by such holder,  and (iv) after receipt
thereof,  deliver  such  cash,  if any,  to or upon the order of the  registered
holder of such Rights Certificate. In the event that the Company is obligated to
issue Company Common Stock,  Preferred Stock or other securities of the Company,
pay cash and/or distribute other property pursuant to Section 11(a), the Company
will  make  all  arrangements  necessary  so that  such  Company  Common  Stock,
Preferred  Stock or other  securities,  cash and/or other property are available
for  distribution by the Rights Agent, if and when  appropriate.  The payment of
the Purchase Price (adjusted pursuant to Section 11(a)(iii)) may be made in cash
or by  certified  or bank  check  or money  order  payable  to the  order of the
Company.

     (d) In case the registered holder of any Rights  Certificate shall exercise
less than all the Rights evidenced thereby, a new Rights Certificate  evidencing
the  Rights  remaining  unexercised  shall be  issued  by the  Rights  Agent and
delivered  to, or upon the  order  of,  the  registered  holder  of such  Rights
Certificate,  registered  in such  name or  names as may be  designated  by such
holder, subject to the provisions of Section 6 and Section 14.

     (e)  Notwithstanding  anything in this Agreement to the contrary,  from and
after  the  first  occurrence  of  any  Section   11(a)(ii)  Event,  any  Rights
beneficially  owned by (i) an  Acquiring  Person  or an  Adverse  Person,  or an
Associate  or  Affiliate of an  Acquiring  Person or an Adverse  Person,  (ii) a
transferee of an Acquiring Person or an Adverse Person (or of any such Associate
or Affiliate)  which becomes a transferee  after the Acquiring Person or Adverse
Person becomes such, or (iii) a transferee of an Acquiring  Person or an Adverse
Person (or of any such Associate or Affiliate)  which becomes a transferee prior
to or concurrently with the Acquiring Person or Adverse Person becoming such and
which receives such Rights pursuant to either (A) a transfer (whether or not for
consideration)  from  the  Acquiring  Person  or  Adverse  Person  (or any  such
Associate or Affiliate) to holders of equity  interests in such Acquiring Person
or Adverse  Person (or any such  Associate or  Affiliate)  or to any Person with
whom the Acquiring Person or Adverse Person (or such Associate or Affiliate) has
any continuing agreement, arrangement or understanding regarding the transferred
Rights,  shares of Company Common Stock or the Company or (B) a transfer which a
majority  of the  Board  has  determined  to be part of a plan,  arrangement  or
understanding  which has as a primary  purpose or effect the  avoidance  of this
Section 7(e),  shall be null and void without any further action,  and no holder
of such Rights  shall have any rights  whatsoever  with  respect to such Rights,
whether  under any provision of this  Agreement or otherwise.  The Company shall
notify  the  Rights  Agent  when this  Section  7(e)  applies  and shall use all
reasonable  efforts  to ensure  that the  provisions  of this  Section  7(e) and
Section  4(b) are  complied  with,  but neither the Company nor the Rights Agent
shall have any liability to any holder of Rights or any other Person as a result
of its failure to make any determination under this Section 7(e) or Section 4(b)
with  respect  to any  Acquiring  Person or  Adverse  Person  or any  Affiliate,
Associate or transferee of any Acquiring Person or Adverse Person.


                                       9


     (f) Notwithstanding anything in this Agreement or any Rights Certificate to
the  contrary,  neither the Rights  Agent nor the Company  shall be obligated to
undertake any action with respect to a registered  holder upon the occurrence of
any purported  exercise by such registered  holder unless such registered holder
shall have (i)  completed  and executed the  certificate  following  the form of
election to purchase  set forth on the  reverse  side of the Rights  Certificate
surrendered for such exercise, and (ii) provided such additional evidence of the
identity  of the  Beneficial  Owner (or former  Beneficial  Owner) of the Rights
represented by such Rights  Certificate  or Affiliates or Associates  thereof as
the Company or the Rights Agent shall reasonably request

     SECTION 8. CANCELLATION AND DESTRUCTION OF RIGHTS CERTIFICATES.  All Rights
Certificates  surrendered  for the  purpose  of  exercise,  transfer,  split up,
combination  or  exchange  shall,  if  surrendered  to the Company or any of its
agents,  be delivered to the Rights Agent for cancellation or in cancelled form,
or, if surrendered to the Rights Agent,  shall be cancelled by it, and no Rights
Certificates  shall be issued in lieu thereof  except as expressly  permitted by
this Agreement.  The Company shall deliver to the Rights Agent for  cancellation
and  retirement,  and the Rights  Agent shall so cancel and  retire,  any Rights
Certificates  acquired by the Company  otherwise than upon the exercise thereof.
The Rights Agent shall deliver all cancelled Rights Certificates to the Company,
or shall, at the written request of the Company,  destroy such cancelled  Rights
Certificates,  and in such case  shall  deliver  a  certificate  of  destruction
thereof to the Company.

     SECTION 9. RESERVATION AND AVAILABILITY OF CAPITAL STOCK.

     (a) The Company shall at all times following the Distribution Date cause to
be reserved and kept  available,  out of its authorized  and unissued  shares of
capital  stock,  the  number of shares of  Preferred  Stock  (and,  following  a
Triggering Event, other securities) that, as provided in this Agreement, will be
sufficient to permit the exercise in full of all outstanding  Rights (or, if the
amount of authorized  shares of Preferred  Stock (or such other  securities) not
then issued or reserved for issuance  other than upon  exercise of the Rights is
not  sufficient,  the maximum amount of shares of Preferred Stock (or such other
securities)  as is then  available).  Without  limiting  the  generality  of the
foregoing,  the Company's Board will, to the extent  permitted by law, take such
action as may be required to increase  the number of shares of  Preferred  Stock
that the Company is authorized to issue,  to the extent  necessary to permit the
exercise in full of all  outstanding  Rights.  Upon the occurrence of any events
resulting  in an  increase  in the  aggregate  number of Units (or other  equity
securities  of the Company)  issuable upon  exercise of all  outstanding  Rights
above the number then reserved,  the Company shall make appropriate increases in
the number of Units or other securities so reserved.

     (b) If the Units (and,  following a Triggering Event,  other securities) to
be issued and  delivered  upon the  exercise  of the Rights may be listed on any
national  securities  exchange or automated  quotation system, the Company shall
during the period from the Distribution Date through the Expiration Date use its
best efforts to cause all securities  reserved for such issuance to be listed on
such exchange or automated  quotation  system upon  official  notice of issuance
upon such exercise.

     (c) The  Company  shall  use its best  efforts  (i) as soon as  practicable
following the occurrence of a Section 11(a)(ii) Event and a determination by the
Company  in  accordance  with  Section  11(a)(iii)  of the  consideration  to be
delivered by the Company upon  exercise of the Rights or, if so required by law,
as soon as  practicable  following  the  Distribution  Date (such date being the
"REGISTRATION  DATE"),  to file a registration  statement on an appropriate form
under the Securities  Act, with respect to the  securities  that may be acquired
upon exercise of the Rights (the  "REGISTRATION  STATEMENT"),  (ii) to cause the
Registration  Statement to become  effective as soon as  practicable  after such
filing,  (iii) to cause the  Registration  Statement to continue to be effective
(and to include a prospectus  complying with the  requirements of the Securities
Act)  until the  earlier  of (A) the date as of which the  Rights  are no longer
exercisable for the


                                       10



securities  covered by the  Registration  Statement and (B) the Expiration Date,
and (iv) to take as soon as  practicable  following the  Registration  Date such
action as may be required  to ensure that any  acquisition  of  securities  upon
exercise of the Rights  complies with any applicable  state  securities or "blue
sky" laws.  The  Company  may  temporarily  suspend  for a period of time not to
exceed 90 days after the date set forth in clause (i) of the first  sentence  of
this Section 9(c), the exercisability of the Rights in order to prepare and file
such  registration  statement and permit it to become  effective.  Upon any such
suspension,  the Company  shall  issue a public  announcement  stating  that the
exercisability of the Rights has been temporarily suspended, as well as a public
announcement   at  such  time  as  the   suspension  is  no  longer  in  effect.
Notwithstanding  any  provision of this  Agreement to the  contrary,  the Rights
shall not be exercisable in any jurisdiction unless the requisite  qualification
in such jurisdiction shall have been obtained.

     (d) The Company  shall take such action as may be  necessary to ensure that
all Units (and,  following  the  occurrence  of a  Triggering  Event,  any other
securities  that may be delivered upon exercise of Rights) shall be, at the time
of delivery  of the  certificates  for such Units and of such other  securities,
duly and validly authorized and issued and fully paid and non-assessable.

     (e) The Company shall pay any documentary, stamp or transfer tax imposed in
connection with the issuance or delivery of the Rights  Certificates or upon the
exercise of Rights; provided, however, that the Company shall not be required to
pay any such tax imposed in  connection  with the issuance or delivery of Units,
or any  certificates  or depositary  receipts for such Units (or,  following the
occurrence of a Triggering Event, any other  securities,  cash or assets, as the
case may be) to any  person  other  than the  registered  holder  of the  Rights
Certificates  evidencing the Rights surrendered for exercise.  The Company shall
not be required to issue or deliver any certificates or depositary receipts (or,
following the occurrence of a Triggering  Event, any other  securities,  cash or
assets,  as the case may be) to, or in a name other than that of, the registered
holder upon the  exercise of any Rights  until any such tax shall have been paid
(any such tax being payable by the holder of such Rights Certificate at the time
of surrender)  or until it has been  established  to the Company's  satisfaction
that no such tax is due.  The Rights Agent shall have no duty or  obligation  to
take any action under any Section of this  Agreement  which requires the payment
by a Rights holder of applicable taxes and governmental charges unless and until
the Rights Agent is reasonably satisfied that all such taxes and/or charges have
been paid.

     SECTION 10. RECORD DATE UPON EXERCISE OF RIGHTS.  Each Person in whose name
any certificate for Units (or,  following the occurrence of a Triggering  Event,
other  securities)  is issued upon the exercise of Rights shall for all purposes
be deemed to have  become the holder of record of the Units (or,  following  the
occurrence of a Triggering Event, other securities)  represented thereby on, and
such  certificate  shall be dated,  the date upon which the  Rights  Certificate
evidencing  such Rights was duly  surrendered  and payment of the Purchase Price
(and any  applicable  transfer taxes and other  governmental  charges) was made;
provided, however, that if the date of such surrender and payment is a date upon
which the Preferred Stock (or,  following the occurrence of a Triggering  Event,
the applicable other securities)  transfer books of the Company are closed, such
Person shall be deemed to have become the record holder of such  securities  on,
and such certificate  shall be dated, the next succeeding  Business Day on which
the Preferred  Stock (or,  following the occurrence of a Triggering  Event,  the
applicable other securities) transfer books of the Company are open; and further
provided that if delivery of the Units is delayed pursuant to Section 9(c), such
Persons  shall be deemed to have  become the  record  holders of such Units only
when such Units first  become  deliverable.  Prior to the exercise of the Rights
evidenced  thereby,  the holder of a Rights Certificate shall not be entitled to
any rights of a stockholder  of the Company with respect to securities for which
the Rights shall be exercisable,  including,  without  limitation,  the right to
vote, to receive dividends or other  distributions or to exercise any preemptive
rights,  and shall not be entitled to receive any notice of any  proceedings  of
the Company, except as provided herein.


                                       11


     SECTION  11.  ADJUSTMENT  OF PURCHASE  PRICE,  NUMBER AND KIND OF SHARES OR
NUMBER OF RIGHTS.  The Purchase Price, the number and kind of securities covered
by each Right and the number of Rights  outstanding  are  subject to  adjustment
from time to time as provided in this Section 11.

     (a)  (i) In the event the Company  shall at any time after the date of this
     Agreement (A) declare a dividend on the Common Stock or the Preferred Stock
     payable  in shares (or  fractional  shares)  of Common  Stock or  Preferred
     Stock,  (B) subdivide the outstanding  Common Stock or Preferred Stock, (C)
     combine the  outstanding  Common  Stock or  Preferred  Stock into a smaller
     number  of  shares,  or (D)  issue any  shares  of its  capital  stock in a
     reclassification  of the Common Stock or the Preferred Stock (including any
     such reclassification in connection with a consolidation or merger in which
     the  Company  is  the  continuing  or  surviving  corporation),  except  as
     otherwise  provided in this Section  11(a) and Section  7(e),  the Purchase
     Price in effect at the time of the record date for such  dividend or of the
     effective date of such subdivision,  combination or  reclassification,  and
     the number  and kind of Units (or the number and kind of other  securities,
     as the case may be),  issuable  on such date upon  exercise  of the Rights,
     shall be proportionately adjusted so that the holder of any Right exercised
     after such time shall be entitled to receive,  upon payment of the Purchase
     Price then in effect, the aggregate number and kind of Units (or such other
     securities,  as the case may be),  which,  if such Right had been exercised
     immediately  prior to such  date,  such  holder  would have owned upon such
     exercise  and  been  entitled  to  receive  by  virtue  of  such  dividend,
     subdivision,  combination  or  reclassification.  If an event  occurs which
     would  require an adjustment  under both this Section  11(a)(i) and Section
     11(a)(ii), the adjustment provided for in this Section 11(a)(i) shall be in
     addition to, and shall be made prior to, any adjustment  required  pursuant
     to Section 11(a)(ii).

          (ii) In the event:

               (A) any  Person  shall  become an  Acquiring  Person,  other than
          pursuant to any transaction which constitutes a Section 13 Event; or

               (B) the Board  shall  declare by  resolution  any Person to be an
          Adverse  Person,  upon a  determination  that  such  Person,  alone or
          together with its  Affiliates and  Associates,  has, at any time after
          this  Agreement  has been  filed  with  the  Securities  and  Exchange
          Commission  as an exhibit to a filing under the Exchange  Act,  become
          the  Beneficial  Owner of a number of shares of Company  Common  Stock
          which the Board  determines to be substantial  (which number of shares
          shall in no event represent less than 10% of the outstanding shares of
          Company  Common  Stock)  and  a  determination  by  the  Board,  after
          reasonable inquiry and investigation, including consultation with such
          persons as the Board shall deem appropriate and  consideration of such
          factors selected by the Board as are permitted by applicable law, that
          (a) such Beneficial  Ownership by such Person is intended to cause the
          Company to repurchase the shares of Common Stock beneficially owned by
          such  Person or to cause  pressure  on the  Company to take  action or
          enter into a transaction or series of transactions intended to provide
          such Person with short-term  financial gain under  circumstances where
          the Board determines that the best long-term  interests of the Company
          would  not be  served by taking  such  action  or  entering  into such
          transaction  or  series  of  transactions  at that  time,  or (b) such
          Beneficial  Ownership  is  causing  or  reasonably  likely  to cause a
          material adverse impact (including,  but not limited to, impairment of
          relationships with customers or tenants or impairment of the Company's
          ability to  maintain  its  competitive  position)  on the  business or
          prospects  of the  Company,  on the  Company's  employees,  customers,
          tenants  or  suppliers  or on the  communities  in which  the  Company
          operates or is located; or


                                       12

               (C)  any   Acquiring   Person  (for   purposes  of  this  Section
          11(a)(ii)(C) and of Section 11(a)(ii)(D),  the term "Acquiring Person"
          shall be deemed to  include an Adverse  Person)  or any  Associate  or
          Affiliate of any Acquiring  Person, at any time after the date of this
          Agreement, directly or indirectly, (1) shall merge into the Company or
          otherwise  combine  with  the  Company  and the  Company  shall be the
          continuing or surviving  corporation of such merger or combination and
          Company  Common  Stock shall remain  outstanding  and  unchanged,  (2)
          shall,  in one transaction or a series of  transactions,  transfer any
          assets to the Company or to any of its  Subsidiaries  in exchange  (in
          whole or in part) for shares of Company Common Stock, for other equity
          securities of the Company or any such  Subsidiary,  or for  securities
          exercisable for or convertible into shares of equity securities of the
          Company or any of its  Subsidiaries  (whether  Company Common Stock or
          otherwise)  or  otherwise  obtain  from  the  Company  or  any  of its
          Subsidiaries, with or without consideration,  any additional shares of
          such equity  securities or securities  exercisable  for or convertible
          into  such  equity  securities  (other  than  pursuant  to a pro  rata
          distribution to all holders of Company Common Stock),  (3) shall sell,
          purchase,  lease, exchange,  mortgage,  pledge,  transfer or otherwise
          acquire or dispose of, in one transaction or a series of transactions,
          to,  from  or  with  the  Company  or any of its  Subsidiaries  or any
          employee  benefit  plan  maintained  by  the  Company  or  any  of its
          Subsidiaries  or any trustee or fiduciary  with respect to such a plan
          acting in such capacity,  assets  (including  securities) on terms and
          conditions  less  favorable to the Company or such  Subsidiary or plan
          than those that could have been obtained in arm's-length  negotiations
          with an unaffiliated third party, other than pursuant to a transaction
          described in Section 13(a), (4) shall sell, purchase, lease, exchange,
          mortgage,  pledge, transfer or otherwise acquire or dispose of, in one
          transaction or a series of transactions,  to, from or with the Company
          or any of the  Company's  Subsidiaries  or any  employee  benefit plan
          maintained by the Company or any of its Subsidiaries or any trustee or
          fiduciary  with respect to such a plan acting in such capacity  (other
          than transactions, if any, consistent with those engaged in, as of the
          date  hereof,  by the  Company  and  such  Acquiring  Person  or  such
          Associate  or  Affiliate),  assets  (including  securities)  having an
          aggregate  fair  market  value of more than  $10,000,000,  other  than
          pursuant to a transaction set forth in Section 13(a),  (5) shall sell,
          purchase,  lease, exchange,  mortgage,  pledge,  transfer or otherwise
          acquire or dispose of, in one transaction or a series of transactions,
          to,  from  or  with  the  Company  or any of its  Subsidiaries  or any
          employee  benefit  plan  maintained  by  the  Company  or  any  of its
          Subsidiaries  or any trustee or fiduciary  with respect to such a plan
          acting in such capacity,  any material  trademark or material  service
          mark, other than pursuant to a transaction set forth in Section 13(a),
          (6) shall receive,  or any designee,  agent or  representative of such
          Acquiring  Person or any  Affiliate  or  Associate  of such  Acquiring
          Person shall receive,  any compensation from the Company or any of its
          Subsidiaries  other than  compensation  for full-time  employment as a
          regular  employee at rates in  accordance  with the  Company's (or its
          Subsidiaries')  past  practices,  or (7) shall  receive  the  benefit,
          directly or indirectly (except  proportionately as a holder of Company
          Common Stock or as required by law or governmental regulation), of any
          loans, advances,  guarantees, pledges or other financial assistance or
          any tax credits or other tax advantage  provided by the Company or any
          of its  Subsidiaries  or any employee  benefit plan  maintained by the
          Company or any of its  Subsidiaries  or any trustee or fiduciary  with
          respect to such a plan acting in such capacity; or

               (D) during such time as there is an Acquiring Person, there shall
          be any  reclassification  of securities  (including  any reverse stock
          split),  or   recapitalization  of  the  Company,  or  any  merger  or
          consolidation of the Company with any of its Subsidiaries or


                                       13


          any other transaction or series of transactions  involving the Company
          or any of its  Subsidiaries,  other than a transaction or transactions
          to which the provisions of Section 13(a) apply (whether or not with or
          into or  otherwise  involving  an  Acquiring  Person),  which  has the
          effect,  directly or  indirectly,  of  increasing  by more than 1% the
          proportionate  share of the outstanding  shares of any class of equity
          securities of the Company or any of its Subsidiaries  that is directly
          or  indirectly  beneficially  owned  by any  Acquiring  Person  or any
          Associate or Affiliate of any Acquiring Person;

     THEN,  immediately upon the date of the occurrence of an event described in
     Section  11(a)(ii)(A)-(D)  hereof (a  "SECTION  11(A)(II)  EVENT"),  proper
     provision  shall be made so that each holder of a Right (except as provided
     below and in Section 7(e)) shall thereafter have the right to receive, upon
     exercise  thereof at the then current Purchase Price in accordance with the
     terms of this  Agreement,  in lieu of the number of Units for which a Right
     was  exercisable  immediately  prior to the first  occurrence  of a Section
     11(a)(ii) Event, such number of Units as shall equal the result obtained by
     (x) multiplying the then current Purchase Price by the then number of Units
     for which a Right was exercisable immediately prior to the first occurrence
     of a Section  11(a)(ii)  Event  (such  product  thereafter  being,  for all
     purposes of this Agreement other than Section 13, the Purchase Price),  and
     (y)  dividing  that  product  by 50%  of  the  then  Current  Market  Price
     (determined  pursuant to Section  11(d)) per Unit on the date of such first
     occurrence (such number of Units being the "ADJUSTMENT  UNITS");  provided,
     that the Purchase Price and the number of Adjustment Units shall be further
     adjusted  as provided in this  Agreement  to reflect any Section  11(a)(ii)
     Event occurring after the initial occurrence of a Section 11(a)(ii) Event.

          (iii) In the event that the number of shares of  Preferred  Stock that
     are  authorized  by  the  Company's   Amended  and  Restated   Articles  of
     Incorporation  but not  outstanding  or reserved  for issuance for purposes
     other  than upon  exercise  of the Rights is not  sufficient  to permit the
     exercise in full of the Rights in accordance  with Section  11(a)(ii),  the
     Board,  acting by  resolution,  shall:  (A) determine the excess of (1) the
     value of the  Adjustment  Units  issuable upon the exercise of a Right (the
     "CURRENT  VALUE")  over (2) the  Purchase  Price  (such  excess  being  the
     "SPREAD"),  and (B) with respect to each Right  (subject to Section  7(e)),
     make  adequate  provision to substitute  for such  Adjustment  Units,  upon
     payment of the applicable  Purchase  Price,  (1) Company Common Stock,  (2)
     cash, (3) a reduction in the Purchase Price, (4) other equity securities of
     the Company,  (5) debt securities of the Company,  (6) other assets, or (7)
     any  combination of the foregoing,  having an aggregate  value equal to the
     Current Value, where such aggregate value has been determined in good faith
     by the Board after receiving advice from a nationally recognized investment
     banking firm selected by the Board which has not performed any services for
     the  Company or any  Subsidiary  of the  Company  in the prior five  years;
     provided,  however,  that if  pursuant to the  introductory  clause of this
     Section  11(a)(iii)  the  Company  shall have  elected or been  required to
     deliver value pursuant to clause (B) above and shall not have made adequate
     provision to deliver such value within 30 days  following  the later of (x)
     the first occurrence of a Section 11(a)(ii) Event and (y) the date on which
     the Company's  right of  redemption  pursuant to Section 23(a) expires (the
     later of (x) and (y) being  referred to herein as the  "SECTION  11(A)(III)
     TRIGGER  DATE"),  then the Company shall be obligated to deliver,  upon the
     surrender  for  exercise  of a Right and without  requiring  payment of the
     Purchase  Price,  Units (to the extent  available)  and then, if necessary,
     cash (to the extent  available)  and then, if necessary,  debt  securities,
     which Units  and/or cash and/or  debt  securities  shall have an  aggregate
     value equal to the Spread.  If the Board shall determine in good faith that
     it is likely that sufficient  additional shares of Preferred Stock could be
     authorized  for issuance  upon  exercise in full of the Rights,  the 30-day
     period set forth  above may be extended  to the extent  necessary,  but not
     more than 90 days after the Section  11(a)(ii)  Trigger Date, in order that
     the Company may seek  stockholder  approval for the  authorization  of such
     additional  shares (such period,  as it may be extended,


                                       14



     the "SUBSTITUTION  PERIOD"). To the extent that the Company determines that
     some action need be taken  pursuant to the first  sentence of this  Section
     11(a)(iii),  the Company (x) shall provide,  subject to Section 7(e),  that
     such action  shall apply  uniformly to all  outstanding  Rights and (y) may
     suspend  the  exercisability  of the  Rights  until the  expiration  of the
     Substitution Period in order to seek any authorization of additional shares
     and/or to decide the  appropriate  form of distribution to be made pursuant
     to the first sentence of this Section 11(a)(iii) and to determine the value
     thereof.  In the event of any such  suspension,  the Company  shall issue a
     public announcement  stating that the exercisability of the Rights has been
     temporarily suspended, as well as a public announcement at such time as the
     suspension is no longer in effect. For purposes of this Section 11(a)(iii),
     the  value of a Unit  shall be the  current  market  price  (as  determined
     pursuant to Section 11(d)) per Unit on the date of the first  occurrence of
     the Section 11(a)(iii) Trigger Date.

     (b) In the event the Company  shall fix a record  date for the  issuance of
rights,  options or warrants to all holders of Company  Common  Stock  entitling
them to subscribe for or purchase (for a period expiring within 45 calendar days
after such record date) shares (or  fractional  shares) of Company  Common Stock
(or shares having  substantially the same rights,  privileges and preferences as
shares  of  Company  Common  Stock  ("EQUIVALENT   COMPANY  COMMON  STOCK"))  or
securities  convertible  into Company Common Stock or Equivalent  Company Common
Stock at a price per share of Company  Common  Stock or per share of  Equivalent
Company  Common  Stock (or having a  conversion  price per share,  if a security
convertible  into Company Common Stock or Equivalent  Company Common Stock) less
than the Current  Market  Price (as  determined  pursuant to Section  11(d)) per
share of Company Common Stock on such record date, then the Purchase Price to be
in effect after such record date shall be determined by multiplying the Purchase
Price  in  effect  immediately  prior to such  record  date by a  fraction,  the
numerator  of which  shall be the sum of the number of shares of Company  Common
Stock  outstanding  on such  record  date plus the  number of shares of  Company
Common Stock which the aggregate offering price of the total number of shares of
Company  Common Stock and/or  Equivalent  Company  Common Stock so to be offered
(and/or the aggregate initial conversion price of the convertible  securities so
to be offered) would purchase at such Current Market Price,  and the denominator
of which shall be the number of shares of Company  Common Stock  outstanding  on
such record date plus the number of  additional  shares of Company  Common Stock
and/or  Equivalent  Company  Common  Stock to be  offered  for  subscription  or
purchase  (or  into  which  the  convertible  securities  so to be  offered  are
initially  convertible).  In the event  such  subscription  price may be paid by
delivery of consideration part or all of which may be in a form other than cash,
the value of such  consideration  shall be as  determined  in good  faith by the
Board,  whose  determination  shall be described  in a statement  filed with the
Rights  Agent and shall be binding on the  Rights  Agent and the  holders of the
Rights.  Shares of Company  Common Stock owned by or held for the account of the
Company or any Subsidiary shall not be deemed outstanding for the purpose of any
such  computation.  Such adjustment shall be made  successively  whenever such a
record date is fixed,  and in the event that such rights or warrants  are not so
issued,  the  Purchase  Price shall be adjusted to be the  Purchase  Price which
would then be in effect if such record date had not been fixed.

     (c) In the event the Company shall fix a record date for a distribution  to
all holders of shares of Company Common Stock  (including any such  distribution
made in connection  with a  consolidation  or merger in which the Company is the
continuing corporation) of evidences of indebtedness, cash (other than a regular
quarterly cash dividend paid out of funds legally  available  therefor),  assets
(other than a dividend  payable in shares of Company Common Stock, but including
any dividend  payable in stock other than Company Common Stock) or  subscription
rights or warrants  (excluding  those  referred to in Section  11(b)),  then the
Purchase  Price to be in effect  after such record date shall be  determined  by
multiplying the Purchase Price in effect  immediately  prior to such record date
by a fraction,  the  numerator  of which shall be the Current  Market  Price (as
determined  pursuant to Section 11(d)) per share of


                                       15



Company  Common  Stock  on such  record  date  less the fair  market  value  (as
determined  in good  faith by the  Company,  acting by  resolution  of its Board
(whose  determination  shall be described  in a statement  filed with the Rights
Agent and shall be binding on the Rights  Agent and the holder of the Rights) of
the cash,  assets or evidences of  indebtedness  so to be distributed or of such
subscription  rights or warrants  distributable in respect of a share of Company
Common Stock,  and the  denominator  of which shall be such Current Market Price
(as  determined  pursuant to Section  11(d)) per share of Company  Common Stock.
Such  adjustments  shall be made  successively  whenever  such a record  date is
fixed,  and in the event that such  distribution  is not so made,  the  Purchase
Price shall be adjusted to be the Purchase Price which would have been in effect
if such record date had not been fixed.

     (i) For the  purpose of any  computation  hereunder,  the  "Current  Market
     Price" per share of Company  Common Stock or Common Stock on any date shall
     be deemed to be the average of the daily  closing  prices per share of such
     shares for the ten  consecutive  Trading Days (as such term is  hereinafter
     defined)  immediately  prior  to and not  including  such  date;  provided,
     however, that if prior to the expiration of such ten Trading Day period the
     issuer  announces  either (A) a dividend  or  distribution  on such  shares
     payable in such shares or  securities  convertible  into such shares (other
     than the Rights),  or (B) any subdivision,  combination or reclassification
     of such shares,  then,  following the ex-dividend date for such dividend or
     the record  date for such  subdivision,  as the case may be,  the  "Current
     Market  Price" shall be properly  adjusted to take into account such event.
     The  closing  price for each day shall be, if the  shares  are  listed  and
     admitted to trading on a national securities  exchange,  as reported in the
     principal  consolidated   transaction  reporting  system  with  respect  to
     securities listed on the principal  national  securities  exchange on which
     such  shares are listed or  admitted  to trading or, if such shares are not
     listed or admitted to trading on any national securities exchange, the last
     quoted  price or, if not so  quoted,  the  average  of the high bid and low
     asked  prices in the  over-the-counter  market,  as  reported by the Nasdaq
     Stock  Market  ("NASDAQ")  or such other  system then in use, or, if on any
     such date such shares are not quoted by any such organization,  the average
     of the closing bid and asked prices as furnished by a  professional  market
     maker making a market in such shares  selected by the Board. If on any such
     date no market maker is making a market in such  shares,  the fair value of
     such shares on such date as  determined in good faith by the Board shall be
     used.  If such  shares  are not  publicly  held or not so listed or traded,
     "Current  Market  Price"  per share  shall mean the fair value per share as
     determined  in good  faith  by the  Board,  whose  determination  shall  be
     described  in a  statement  filed  with  the  Rights  Agent  and  shall  be
     conclusive  for all  purposes.  The term  "TRADING DAY" shall mean, if such
     shares  are  listed or  admitted  to  trading  on any  national  securities
     exchange,  a day on which the  principal  national  securities  exchange on
     which  such  shares  are  listed or  admitted  to  trading  is open for the
     transaction of business or, if such shares are not so listed or admitted, a
     Business Day.

          (ii) For the purpose of any computation hereunder, if the Units or the
     Preferred Stock are actively  publicly  traded,  the "current market price"
     per Unit of Preferred  Stock shall be  determined in the same manner as set
     forth above for Company  Common Stock in clause (i) of this  Section  11(d)
     (other than the fourth  sentence  thereof).  If the Units or the  Preferred
     Stock are not  publicly  held or listed or traded in a manner  described in
     clause (i) of this Section 11(d), the "current market price" per Unit shall
     be conclusively  deemed to be the Current Market Price per share of Company
     Common  Stock.  If neither  Company  Common  Stock nor  Preferred  Stock is
     publicly held or so listed or traded,  the "current  market price" per Unit
     shall  mean the fair  value per share as  determined  in good  faith by the
     Board, whose determination shall be described in a statement filed with the
     Rights  Agent and shall be binding on the Rights  Agent and the  holders of
     the Rights.


                                       16


     (e) Anything herein to the contrary  notwithstanding,  no adjustment in the
Purchase  Price  shall be  required  unless  such  adjustment  would  require an
increase or decrease of at least 1% in the Purchase  Price;  provided,  however,
that any  adjustments  which by reason of this Section 11(e) are not required to
be made  shall be carried  forward  and taken  into  account  in any  subsequent
adjustment.  All calculations under this Section 11 shall be made to the nearest
cent or to the  nearest  one-thousandth  of a share of Company  Common  Stock or
Common Stock or Unit, as the case may be.  Notwithstanding the first sentence of
this Section 11(e), any adjustment  required by this Section 11 shall be made no
later than the earlier of (i) three years from the date of the transaction which
mandates such adjustment and (ii) the Expiration Date.

     (f) If as a result of an adjustment  made pursuant to Section  11(a)(ii) or
13(a),  the holder of any Right  thereafter  exercised  shall become entitled to
receive any equity  securities  other than Units,  thereafter the number of such
other shares so  receivable  upon  exercise of any Right and the Purchase  Price
thereof  shall be  subject  to  adjustment  from time to time in a manner and on
terms as nearly  equivalent as  practicable  to the  provisions  with respect to
Units contained in Sections 11(a),  (b), (c), (d), (e), (g), (h), (i), (j), (k),
(l) and (m), and the  provisions of Sections 7, 9, 10, 13 and 14 with respect to
Units shall apply on like terms to any such other equity securities.

     (g)  All  Rights  originally  issued  by  the  Company  subsequent  to  any
adjustment  made to the Purchase  Price  hereunder  shall  evidence the right to
purchase,  at the  adjusted  Purchase  Price,  that  number  of Units  (or other
securities or amount of cash or  combination  thereof) that may be acquired from
time to time pursuant to this Agreement upon exercise of the Rights, all subject
to further adjustment as provided herein.

     (h) Unless the Company  shall have  exercised  its  election as provided in
Section  11(i),  upon each  adjustment of the Purchase  Price as a result of the
calculations made in Sections 11(b) and (c), each Right outstanding  immediately
prior to the making of such adjustment  shall  thereafter  evidence the right to
purchase,  at the adjusted  Purchase Price,  that number of Units (calculated to
the nearest one-thousandth of a Unit) obtained by (i) multiplying (x) the number
or amount of Units (or cash or other  securities)  issuable  upon  exercise of a
Right  immediately  prior to this adjustment by (y) the Purchase Price in effect
immediately  prior to such adjustment of the Purchase  Price,  and (ii) dividing
the product so obtained by the Purchase Price in effect  immediately  after such
adjustment of the Purchase Price.

     (i) The  Company  may elect on or after the date of any  adjustment  of the
Purchase Price to adjust the number of Rights,  in lieu of any adjustment in the
number of Units or other  securities that may be acquired upon the exercise of a
Right.  Each of the Rights  outstanding  after the  adjustment  in the number of
Rights  shall be  exercisable  for that  number  of Units  for which a Right was
exercisable  immediately  prior to such  adjustment.  Each  Right held of record
prior to such  adjustment  of the number of Rights  shall  become that number of
Rights  (calculated  to the nearest  one-thousandth)  obtained  by dividing  the
Purchase Price in effect  immediately  prior to adjustment of the Purchase Price
by the Purchase  Price in effect  immediately  after  adjustment of the Purchase
Price.  The  Company  shall make a public  announcement  (and  contemporaneously
deliver a copy of such  announcement  to the Rights  Agent) of its  election  to
adjust the number of Rights, indicating the record date for the adjustment, and,
if known at the time,  the amount of the  adjustment to be made. The record date
may be the date on which the Purchase  Price is adjusted or any day  thereafter,
but, if the Rights  Certificates  have been  issued,  shall be at least ten days
later than the date of such public  announcement.  If Rights  Certificates  have
been  issued,  upon each  adjustment  of the number of Rights  pursuant  to this
Section  11(i),  the Company  shall,  as promptly  as  practicable,  cause to be
distributed  to holders of record of Rights  Certificates  on such  record  date
Rights Certificates evidencing,  subject to Section 14, the additional Rights to
which such holders shall be entitled as a result of such adjustment,  or, at the
option of the Company,  shall cause to be  distributed to such holders of record
in substitution and replacement for the Rights Certificates held by



                                       17



such holders prior to the date of  adjustment,  and upon surrender  thereof,  if
required by the Company,  new Rights  Certificates  evidencing all the Rights to
which such holders shall be entitled after such adjustment.  Rights Certificates
to be so distributed  shall be issued,  executed and countersigned in the manner
provided for herein (and may bear,  at the option of the  Company,  the adjusted
Purchase Price) and shall be registered in the names of the holders of record of
Rights Certificates on the record date specified in the public announcement.

     (j)  Irrespective  of any adjustment or change in the Purchase Price or the
number  of  Units  issuable  upon  the  exercise  of  the  Rights,   the  Rights
Certificates  theretofore  and  thereafter  issued may  continue  to express the
Purchase  Price per Unit and the  number of Units  which were  expressed  in the
initial Rights Certificates issued hereunder.

     (k) Before  taking any action that would cause an  adjustment  reducing the
Purchase  Price  below the then par value of the number of Units  issuable  upon
exercise of the Rights,  the Company shall take any corporate  action which may,
in the  opinion of its  counsel,  be  necessary  in order that the  Company  may
validly  and  legally  issue such fully  paid and  non-assessable  Units at such
adjusted Purchase Price.

     (l) In any case in which this Section 11 shall  require that an  adjustment
in the  Purchase  Price be made  effective  as of a record  date for a specified
event,  the Company may elect to defer  until the  occurrence  of such event the
issuance  to the holder of any Right  exercised  after such  record  date of the
Units and shares of other capital  stock or  securities of the Company,  if any,
issuable upon such exercise over and above the Units and shares of other capital
stock or securities of the Company,  if any,  issuable upon such exercise on the
basis of the  Purchase  Price in  effect  prior  to such  adjustment;  provided,
however,  that the  Company  shall  deliver  to such  holder a due bill or other
appropriate instrument evidencing such holder's right to receive such additional
shares  (fractional or otherwise) or securities upon the occurrence of the event
requiring  such  adjustment.  The Company  shall  contemporaneously  provide the
Rights Agent with a copy of any such election.

     (m)  Anything  in this  Section  11 to the  contrary  notwithstanding,  the
Company  shall be entitled to make such  reductions  in the Purchase  Price,  in
addition to those adjustments  expressly  required by this Section 11, as and to
the extent  that in its good faith  judgment  the Board  shall  determine  to be
advisable  in order that any (i)  consolidation  or  subdivision  of the Company
Common  Stock,  (ii)  issuance  wholly for cash of any shares of Company  Common
Stock at less than the Current Market Price,  (iii) issuance  wholly for cash of
shares  of  Company  Common  Stock  or  securities  which  by  their  terms  are
convertible into or exchangeable for shares of Company Common Stock,  (iv) stock
dividends  or (v)  issuance of rights,  options or warrants  referred to in this
Section  11,  hereafter  made by the  Company to holders of its  Company  Common
Stock, shall not be taxable to such holders or shall reduce the taxes payable by
such holders.

     (n) The Company  shall not, at any time after the  Distribution  Date,  (i)
consolidate  with any other Person  (other than a Subsidiary of the Company in a
transaction  which  complies  with Section  11(o)),  (ii) merge with or into any
other Person  (other than a  Subsidiary  of the Company in a  transaction  which
complies  with  Section  11(o)),  or  (iii)  sell or  transfer  (or  permit  any
Subsidiary  to  sell  or  transfer),   in  one  transaction,   or  a  series  of
transactions, assets or earning power aggregating more than 50% of the assets or
earning  power of the  Company  and its  Subsidiaries  (taken as a whole) to any
other Person or Persons (other than the Company  and/or any of its  Subsidiaries
in one or more  transactions  each of which complies with Section 11(o)), if (x)
at the time of or immediately after such consolidation, merger or sale there are
any  rights,   warrants  or  other  instruments  or  securities  outstanding  or
agreements in effect which would  substantially  diminish or otherwise eliminate
the  benefits   intended  to  be  afforded  by  the  Rights  or  (y)  prior  to,
simultaneously with or immediately after such consolidation, merger or sale, the
Person


                                       18



which  constitutes,  or would constitute,  the "Principal Party" for purposes of
Section  13(a)  shall  have   distributed   or  otherwise   transferred  to  its
stockholders  or other persons  holding an equity interest in such Person Rights
previously  owned  by  such  Person  or any of its  Affiliates  and  Associates;
provided,  however,  this  Section  11(n)  shall not affect  the  ability of any
Subsidiary of the Company to  consolidate  with,  merge with or into, or sell or
transfer assets or earning power to, any other Subsidiary of the Company.

     (o) After the Distribution Date, the Company shall not, except as permitted
by Section 23 or Section 26, take (or permit any  Subsidiary to take) any action
if at the time  such  action  is taken it is  reasonably  foreseeable  that such
action will diminish  substantially or otherwise eliminate the benefits intended
to be afforded by the Rights.

     (p)  Anything in this  Agreement to the  contrary  notwithstanding,  in the
event that the Company shall at any time after the Rights  Dividend  Declaration
Date  and  prior  to  the  Distribution  Date  (i)  declare  a  dividend  on the
outstanding  shares of Company  Common Stock payable in shares of Company Common
Stock,  (ii) subdivide the  outstanding  shares of Company  Common Stock,  (iii)
combine the outstanding  shares of Company Common Stock into a smaller number of
shares, or (iv) issue any shares of its capital stock in a  reclassification  of
Company Common Stock (including any such  reclassification  in connection with a
consolidation  or merger in which the  Company is the  continuing  or  surviving
corporation),  the number of Rights associated with each share of Company Common
Stock  then  outstanding,  or issued or  delivered  thereafter  but prior to the
Distribution  Date,  shall be  proportionately  adjusted  so that the  number of
Rights  thereafter  associated with each share of Company Common Stock following
any such event shall  equal the result  obtained  by  multiplying  the number of
Rights  associated with each share of Company Common Stock  immediately prior to
such event by a fraction  the  numerator  of which shall be the total  number of
shares of Company Common Stock  outstanding  immediately prior to the occurrence
of the event and the denominator of which shall be the total number of shares of
Company Common Stock  outstanding  immediately  following the occurrence of such
event.

     Section 12.  CERTIFICATE  OF ADJUSTED  PURCHASE  PRICE OR NUMBER OF SHARES.
Whenever  an  adjustment  is made as  provided  in Section 11 or Section 13, the
Company shall (a) promptly  prepare a certificate  setting forth such adjustment
and a brief,  reasonably  detailed  statement  of the  facts,  computations  and
accounting  for such  adjustment,  (b) promptly file with the Rights Agent,  and
with each transfer agent for the Company Common Stock and the Preferred Stock, a
copy of such  certificate,  and mail a brief summary thereof to each holder of a
Rights  Certificate (or, if prior to the Distribution  Date, to each holder of a
certificate  representing  shares of Company  Common Stock) in  accordance  with
Section  25. The Rights  Agent shall be fully  protected  in relying on any such
certificate and on any adjustment  therein  contained and shall not be deemed to
have  knowledge of any such  adjustment  unless and until it shall have received
such certificate.

     SECTION 13. CONSOLIDATION,  MERGER OR SALE OR TRANSFER OF ASSETS OR EARNING
POWER.

     (a) In the event that,  following the Stock Acquisition  Date,  directly or
indirectly,  (x) the Company shall consolidate with, or merge with and into, any
other Person  (other than a  Subsidiary  of the Company in a  transaction  which
complies with Section  11(o)),  and the Company  shall not be the  continuing or
surviving  corporation of such  consolidation  or merger,  (y) any Person (other
than a Subsidiary  of the Company in a transaction  which  complies with Section
11(o)) shall  consolidate  with,  or merge with or into,  the  Company,  and the
Company shall be the continuing or surviving  corporation of such  consolidation
or merger and, in connection with such  consolidation or merger,  all or part of
the  outstanding  shares of Company  Common  Stock  shall be  converted  into or
exchanged for stock or other securities of any other Person or cash or any other
property, or (z) the Company shall sell or otherwise transfer (or one or more of
its  Subsidiaries  shall sell or  otherwise  transfer)  to any Person or Persons
(other


                                       19



than the Company or any of its Subsidiaries in one or more  transactions each of
which  complies  with Section  11(o)),  in one or more  transactions,  assets or
earning  power  aggregating  more than 50% of the assets or earning power of the
Company and its Subsidiaries (taken as a whole) (any such event being a "SECTION
13 EVENT"), then, and in each such case, proper provision shall be made so that:
(i) each holder of a Right, except as provided in Section 7(e), shall thereafter
have the  right  to  receive,  upon the  exercise  thereof  at the then  current
Purchase  Price,  such number of validly  authorized and issued,  fully paid and
non-assessable  shares of Common Stock of the  Principal  Party (as such term is
hereinafter  defined),   which  shares  shall  not  be  subject  to  any  liens,
encumbrances,  rights of first refusal,  transfer  restrictions or other adverse
claims,  as shall be equal to the result  obtained by (1)  multiplying  the then
current  Purchase  Price by the number of Units for which a Right is exercisable
immediately  prior to the first  occurrence  of a  Section  13 Event  (or,  if a
Section  11(a)(ii) Event has occurred prior to the first occurrence of a Section
13  Event,  multiplying  the  number of such  Units  for which a Right  would be
exercisable  hereunder but for the occurrence of such Section 11(a)(ii) Event by
the  Purchase  Price  which  would be in  effect  hereunder  but for such  first
occurrence) and (2) dividing that product (which, following the first occurrence
of a Section 13 Event,  shall be the  "Purchase  Price" for all purposes of this
Agreement) by 50% of the Current  Market Price  (determined  pursuant to Section
11(d))  per share of the  Common  Stock of such  Principal  Party on the date of
consummation  of  such  Section  13  Event;  (ii)  such  Principal  Party  shall
thereafter be liable for, and shall assume,  by virtue of such Section 13 Event,
all the obligations and duties of the Company pursuant to this Agreement;  (iii)
the term "Company" shall  thereafter be deemed to refer to such Principal Party,
it being  specifically  intended  that the  provisions of Section 11 shall apply
only to such  Principal  Party  following  the first  occurrence of a Section 13
Event;  (iv) such  Principal  Party  shall take such steps  (including,  but not
limited  to,  the  reservation  of a  sufficient  number of shares of its Common
Stock) in connection  with the  consummation  of any such  transaction as may be
necessary to ensure that the  provisions of this Agreement  shall  thereafter be
applicable  to its  shares  of  Common  Stock  thereafter  deliverable  upon the
exercise of the Rights;  and (v) the provisions of Section 11(a)(ii) shall be of
no further effect following the first occurrence of any Section 13 Event.

     (b) "PRINCIPAL PARTY" shall mean:

          (i) in the case of any  transaction  described in clause (x) or (y) of
     the first sentence of Section  13(a),  (A) the Person that is the issuer of
     any  securities  into which shares of Company Common Stock are converted in
     such merger or  consolidation,  or, if there is more than one such  issuer,
     the issuer of Common Stock that has the highest  aggregate  Current  Market
     Price  (determined  pursuant to Section 11(d)) and (B) if no securities are
     so  issued,  the  Person  that  is  the  other  party  to  such  merger  or
     consolidation,  or, if there is more than one such  Person,  the Person the
     Common  Stock of which  has the  highest  aggregate  Current  Market  Price
     (determined pursuant to Section 11(d)); and

          (ii) in the case of any  transaction  described  in clause  (z) of the
     first sentence of Section 13(a), the Person that is the party receiving the
     largest portion of the assets or earning power transferred pursuant to such
     transaction  or  transactions,  or, if each  Person that is a party to such
     transaction  or  transactions  receives  the same  portion of the assets or
     earning power  transferred  pursuant to such transaction or transactions or
     if the Person  receiving the largest portion of the assets or earning power
     cannot be  determined,  whichever  Person the Common Stock of which has the
     highest  aggregate  Current  Market Price  (determined  pursuant to Section
     11(d));

  provided,  however,  that in any such case,  (1) if the  Common  Stock of such
  Person is not at such time and has not been  continuously  over the  preceding
  twelve-month   period   registered  under  Section  12  of  the  Exchange  Act
  ("REGISTERED  COMMON  STOCK"),  or such Person is not a corporation,  and such
  Person  is a  direct  or  indirect  Subsidiary  of  another  Person  that  has
  Registered  Common Stock  outstanding,  "Principal  Party" shall refer to such
  other Person;  (2) if the Common Stock of such Person is not Registered Common
  Stock


                                       20



  or such Person is not a  corporation,  and such Person is a direct or indirect
  Subsidiary  of another  Person but is not a direct or indirect  Subsidiary  of
  another  Person  which has  Registered  Common Stock  outstanding,  "Principal
  Party"  shall  refer to the  ultimate  parent  entity of such  first-mentioned
  Person;  (3) if the Common Stock of such Person is not Registered Common Stock
  or such Person is not a corporation, and such Person is directly or indirectly
  controlled by more than one Person,  and one or more of such other Persons has
  Registered  Common  Stock  outstanding,   "Principal  Party"  shall  refer  to
  whichever of such other Persons is the issuer of the  Registered  Common Stock
  having the highest  aggregate  Current  Market Price  (determined  pursuant to
  Section  11(d));  and (4) if the Common Stock of such Person is not Registered
  Common Stock or such Person is not a corporation,  and such Person is directly
  or  indirectly  controlled  by more than one  Person,  and none of such  other
  Persons have  Registered  Common Stock  outstanding,  "Principal  Party" shall
  refer to  whichever  ultimate  parent  entity is the  corporation  having  the
  greatest  stockholders  equity  or,  if no such  ultimate  parent  entity is a
  corporation,  shall refer to whichever  ultimate  parent  entity is the entity
  having the greatest net assets.

     (c) The  Company  shall not  consummate  any  Section  13 Event  unless the
Principal  Party  shall have a  sufficient  number of  authorized  shares of its
Common  Stock which have not been issued or reserved  for issuance to permit the
exercise in full of the Rights in  accordance  with this  Section 13, and unless
prior  thereto the  Company and such  Principal  Party shall have  executed  and
delivered to the Rights Agent a supplemental  agreement  providing for the terms
set forth in  paragraphs  (a) and (b) of this  Section 13 and further  providing
that the Principal Party, at its own expense, will:

          (i) (A) file on an appropriate form, as soon as practicable  following
     the  execution  of such  agreement,  a  registration  statement  under  the
     Securities  Act with respect to the Common Stock that may be acquired  upon
     exercise of the Rights,  (B) cause such  registration  statement  to remain
     effective (and to include a prospectus  complying with the  requirements of
     the  Securities  Act)  until  the  Expiration  Date,  and  (C) as  soon  as
     practicable following the execution of such agreement,  take such action as
     may be required to ensure that any  acquisition  of such Common  Stock upon
     the exercise of the Rights  complies with any applicable  state security or
     "blue sky" laws; and

          (ii) use its best efforts  either (A) to list (or continue the listing
     of) the  Common  Stock  of the  Principal  Party on a  national  securities
     exchange or (B) to cause such Common Stock to be reported by NASDAQ or such
     other comparable transaction reporting system as may then be in use; and

          (iii) deliver to holders of the Rights historical financial statements
     for the  Principal  Party and each of its  Affiliates  which  comply in all
     respects  with the  requirements  for  registration  on Form 10  under  the
     Exchange Act.

     (d) If the Principal Party which is to be a party to a transaction referred
to in this Section 13 has a provision in any of its authorized  securities or in
its  articles of  incorporation  or by-laws or other  instrument  governing  its
corporate  affairs,  which  provision  would have the effect of (i) causing such
Principal  Party to issue,  in  connection  with,  or as a  consequence  of, the
consummation  of a transaction  referred to in this Section 13, shares of Common
Stock of such  Principal  Party at less than the then  Current  Market Price per
share (determined  pursuant to Section 11(d)) or securities  exercisable for, or
convertible  into,  Common Stock of such Principal  Party at less than such then
Current  Market Price (other than to holders of Rights  pursuant to this Section
13) or (ii)  providing  for any special  payment,  tax or similar  provisions in
connection  with  the  issuance  of the  Common  Stock of such  Principal  Party
pursuant to the provisions of this Section 13; then, in such event,  the Company
shall not consummate


                                       21



any such  transaction  unless prior thereto the Company and such Principal Party
shall have executed and delivered to the Rights Agent a  supplemental  agreement
providing that the provision in question of such Principal Party shall have been
cancelled,  waived  or  amended,  or that  the  authorized  securities  shall be
redeemed,  so that the  applicable  provision  will have no effect in connection
with, or as a consequence of, the consummation of the proposed transaction.

     (e) The provisions of this Section 13 shall  similarly  apply to successive
mergers  or  consolidations  or sales or other  transfers.  In the event  that a
Section  13 Event  shall  occur at any time  after the  occurrence  of a Section
11(a)(ii)  Event,  the Rights which have not  theretofore  been exercised  shall
thereafter become exercisable in the manner described in Section 13(a).

     (f)  Notwithstanding  anything  in  this  Agreement  to the  contrary,  the
provisions of this Section 13 shall not be applicable to a transaction described
in clause (x) or (y) of Section  13(a) if (A) such  transaction  is  consummated
with a Person or Persons who acquired shares of Company Common Stock pursuant to
a Permitted Offer (or a wholly-owned  Subsidiary of any such Person or Persons),
(B)  the  price  per  share  of  Company  Common  Stock  being  offered  in such
transaction is not less than the price per share of Company Common Stock paid to
all holders of Company Common Stock whose shares were purchased pursuant to such
Permitted  Offer,  and  (C) the  form  of  consideration  being  offered  to the
remaining holders of shares of Company Common Stock pursuant to such transaction
is the same as the form of  consideration  paid to holders of the Company Common
Stock pursuant to such Permitted Offer.

     SECTION 14. FRACTIONAL RIGHTS AND FRACTIONAL SHARES.

     (a) The Company  shall not be required to issue  fractions  of Rights or to
distribute Rights Certificates which evidence fractional Rights. In lieu of such
fractional  Rights,  there shall be paid to the Persons to which such fractional
Rights would otherwise be issuable,  an amount in cash equal to such fraction of
the market value of a whole  Right.  For  purposes of this  Section  14(a),  the
market  value of a whole Right shall be the closing  price of the Rights for the
Trading Day immediately  prior to the date on which such fractional Rights would
have been otherwise issuable.  The closing price of the Rights for any day shall
be, if the  Rights are listed or  admitted  to trading on a national  securities
exchange, as reported in the principal consolidated transaction reporting system
with respect to securities listed on the principal national  securities exchange
on which the Rights are listed or  admitted to trading or, if the Rights are not
listed or  admitted to trading on any  national  securities  exchange,  the last
quoted  price or, if not so  quoted,  the  average of the high bid and low asked
prices in the  over-the-counter  market,  as  reported  by NASDAQ or such  other
system then in use or, if on any such date the Rights are not quoted by any such
organization,  the average of the closing bid and asked prices as furnished by a
professional  market maker making a market in the Rights  selected by the Board.
If on any such date no such market  maker is making a market in the Rights,  the
fair value of the Rights on such date as  determined  in good faith by the Board
shall be used and such  determination  shall be described  in a statement  filed
with the Rights  Agent and the holders of the Rights.  The Company  shall timely
provide  sufficient  depository  receipts  or  cash  necessary  to  satisfy  the
Company's obligation with respect to fractional shares.

     (b) The  Company  shall not be required  to issue  fractions  of Units upon
exercise  of the  Rights  or to  distribute  certificates  which  evidence  such
fractional  Units. In lieu of such fractional  Units, the Company may pay to the
registered holders of Rights  Certificates at the time such Rights are exercised
as herein  provided  an amount in cash  equal to the same  fraction  of the then
current market price of a Unit on the day of exercise,  determined in accordance
with Section 11(d).

     (c) The holder of a Right by the acceptance of the Rights  expressly waives
his right to  receive  any  fractional  Rights  or any  fractional  shares  upon
exercise of a Right,  except as  permitted  by this Section 14. The Rights Agent
shall have no duty or  obligation  with respect to this Section 14 and any


                                       22



other Section of this Agreement  relating to fractional  shares unless and until
it has received  specific  instructions  (and sufficient cash, if required) from
the Company with respect to its duties and obligations under such Sections.

     Section  15.  RIGHTS OF  ACTION.  All  rights of action in  respect of this
Agreement,  other than rights of action  vested in the Rights Agent  pursuant to
Section  18,  are  vested in the  respective  registered  holders  of the Rights
Certificates  (and,  prior to the Distribution  Date, the registered  holders of
certificates  representing  shares of Company Common Stock);  and any registered
holder  of a Rights  Certificate  (or,  prior  to the  Distribution  Date,  of a
certificate representing shares of Company Common Stock), without the consent of
the Rights Agent or of the holder of any other Rights  Certificate (or, prior to
the Distribution  Date, of a certificate  representing  shares of Company Common
Stock),  may,  on his own  behalf  and for his  own  benefit,  enforce,  and may
institute and maintain any suit, action or proceeding against the Company or any
other Person to enforce,  or otherwise  act in respect of, his right to exercise
the Rights  evidenced by such Rights  Certificate in the manner provided in such
Rights Certificate and in this Agreement.  Without limiting the foregoing or any
remedies  available to the holders of Rights,  it is  specifically  acknowledged
that the  holders  of Rights  would not have an  adequate  remedy at law for any
breach of this  Agreement and shall be entitled to specific  performance  of the
obligations  hereunder  and  injunctive  relief  against  actual  or  threatened
violations of the obligations hereunder of any Person subject to this Agreement.

     SECTION  16.  AGREEMENT  OF  RIGHTS  HOLDERS.  Every  holder  of a Right by
accepting the same consents and agrees with the Company and the Rights Agent and
with every other holder of a Right that:

     (a) prior to the Distribution Date, the Rights will be transferable only by
transfer of the shares of Company  Common Stock in respect of which those Rights
were issued;

     (b) after the Distribution  Date, the Rights  Certificates are transferable
only on the registry  books of the Rights Agent if  surrendered at the office of
the Rights Agent designated for such purposes, duly endorsed or accompanied by a
proper  instrument of transfer and with the appropriate  forms and  certificates
duly executed;

     (c) subject to Section  6(a) and Section  7(f),  the Company and the Rights
Agent may deem and treat the  person  in whose  name a Rights  Certificate  (or,
prior to the Distribution Date, the associated Company Common Stock certificate)
is registered as the absolute owner thereof and of the Rights evidenced  thereby
(notwithstanding   any   notations   of  ownership  or  writing  on  the  Rights
Certificates or the associated  Company Common Stock  certificate made by anyone
other than the Company or the Rights  Agent) for all  purposes  whatsoever,  and
neither  the  Company  nor the Rights  Agent,  subject to the last  sentence  of
Section 7(e), shall be affected by any notice to the contrary; and

     (d) notwithstanding anything in this Agreement to the contrary, neither the
Company nor the Rights  Agent shall have any  liability to any holder of a Right
or  any  other  Person  as a  result  of its  inability  to  perform  any of its
obligations  under this  Agreement  by reason of any  preliminary  or  permanent
injunction or other order, decree,  judgment or ruling (whether interlocutory or
final)  issued  by a  court  of  competent  jurisdiction  or by a  governmental,
regulatory  or  administrative  agency  or  commission,  or any  statute,  rule,
regulation  or  executive  order  promulgated  or  enacted  by any  governmental
authority,  prohibiting or otherwise restraining performance of such obligation;
provided,  however,  that the Company must use its best efforts to have any such
order, decree,  judgment or ruling lifted or otherwise overturned as promptly as
practicable.

     SECTION 17. RIGHTS CERTIFICATE HOLDER NOT DEEMED A STOCKHOLDER.  No holder,
as such, of any Rights  Certificate shall be entitled to vote, receive dividends
or be  deemed  for any  purpose  the  holder of


                                       23



the number of Units or other  securities of the Company which may at any time be
issuable on the exercise of the Rights represented  thereby,  nor shall anything
contained  herein or in any Rights  Certificate  be construed to confer upon the
holder of any Rights Certificate, as such, any of the rights of a stockholder of
the  Company  or any right to vote for the  election  of  directors  or upon any
matter submitted to stockholders at any meeting thereof,  or to give or withhold
consent to any  corporate  action,  or,  except as  provided  in Section  24, to
receive  notice of  meetings  or other  actions  affecting  stockholders,  or to
receive  dividends or  subscription  rights,  or  otherwise,  until the Right or
Rights  evidenced  by such  Rights  Certificate  shall  have been  exercised  in
accordance with the provisions hereof.

     SECTION 18. CONCERNING THE RIGHTS AGENT.

     (a) The Company agrees to pay to the Rights Agent  reasonable  compensation
for all  services  rendered by it  hereunder  and,  from time to time,  promptly
following  demand  of the  Rights  Agent,  its  reasonable  expenses,  including
reasonable fees and  disbursements  of its counsel,  incurred in connection with
the  preparation,  delivery,  amendment,  execution and  administration  of this
Agreement and the exercise and performance of its duties hereunder.  The Company
shall  indemnify the Rights Agent for, and hold it harmless  against,  any loss,
liability,  damage, judgment, fine, penalty, claim, demand, settlement,  cost or
expense  (including,  without  limitation,  the reasonable  fees and expenses of
counsel),  incurred  without  negligence,  bad faith or willful  misconduct  (as
determined  by a court of  competent  jurisdiction)  on the  part of the  Rights
Agent,  for any  action  taken,  suffered  or  omitted  by the  Rights  Agent in
connection with the acceptance, administration,  exercise and performance of its
duties  under this  Agreement,  including  the costs and  expenses of  defending
against any claim of  liability  hereunder.  The  indemnity  provided for herein
shall survive the  termination  of this Agreement and the exercise or expiration
of the  Rights.  The costs and  expenses  incurred  in  enforcing  this right of
indemnification shall be paid by the Company if the Rights Agent prevails in the
litigation in which such enforcement is sought.

     (b) The Rights Agent shall be protected and shall incur no liability for or
in respect of any action taken, suffered or omitted by it in connection with its
administration  of this  Agreement in reliance  upon any Rights  Certificate  or
certificate  for  Preferred  Stock  or for  other  securities  of  the  Company,
instrument of assignment or transfer, power of attorney, endorsement, affidavit,
letter, notice,  direction,  consent,  certificate,  statement or other paper or
document  believed by it to be genuine and to have been  signed,  executed  and,
where  necessary,  verified  or  acknowledged  by the proper  Person or Persons.
Anything in this  Agreement to the contrary  notwithstanding,  in no event shall
the Rights Agent be liable for special, indirect or consequential loss or damage
of any kind whatsoever (including but not limited to lost profits),  even if the
Rights  Agent has been  advised  of the  likelihood  of such loss or damage  and
regardless of the form of the action.

     SECTION 19. MERGER OR CONSOLIDATION OR CHANGE OF NAME OF RIGHTS AGENT.

     (a) Any Person into which the Rights  Agent or any  successor  Rights Agent
may be merged or with which it may be consolidated, or any Person resulting from
any merger or  consolidation  to which the Rights Agent or any successor  Rights
Agent shall be a party,  or any Person  succeeding to the  shareholder  services
business  of the  Rights  Agent  or any  successor  Rights  Agent,  shall be the
successor  to the Rights  Agent under this  Agreement  without the  execution or
filing of any  document  or any  further  act on the part of any of the  parties
hereto; provided, however, that such Person would be eligible for appointment as
a successor Rights Agent under the provisions of Section 21. In case at the time
such  successor  Rights  Agent  shall  succeed  to the  agency  created  by this
Agreement,  any of the Rights Certificates shall have been countersigned but not
delivered,  any such successor Rights Agent may adopt the  countersignature of a
predecessor Rights Agent and deliver such Rights  Certificates so countersigned;
and in case at that  time any of the  Rights  Certificates  shall  not have been
countersigned,   any  successor


                                       24



Rights Agent may countersign such Rights  Certificates either in the name of the
predecessor or in the name of the successor  Rights Agent; and in all such cases
such  Rights  Certificates  shall  have the full  force  provided  in the Rights
Certificates and in this Agreement.

     (b) In case at any time the name of the Rights  Agent  shall be changed and
at such time any of the Rights  Certificates  shall have been  countersigned but
not delivered,  the Rights Agent may adopt the countersignature  under its prior
name and deliver Rights Certificates so countersigned;  and in case at that time
any of the Rights  Certificates  shall not have been  countersigned,  the Rights
Agent may countersign  such Rights  Certificates  either in its prior name or in
its changed name; and in all such cases such Rights  Certificates shall have the
full force provided in the Rights Certificates and in this Agreement.

     SECTION 20. DUTIES OF RIGHTS AGENT.  The Rights Agent undertakes the duties
and obligations, and only the duties and obligations,  expressly imposed by this
Agreement (and no implied duties and  obligations)  upon the following terms and
conditions,  by all of which the Company and the holders of Rights Certificates,
by their acceptance thereof, shall be bound:

     (a) The  Rights  Agent may  consult  with legal  counsel  (who may be legal
counsel for the  Company),  and the advice or opinion of such  counsel  shall be
full and complete  authorization and protection to the Rights Agent with respect
to, and the Rights  Agent  shall  incur no  liability  for or in respect of, any
action  taken,  suffered or omitted by it in good faith and in  accordance  with
such opinion.

     (b)  Whenever in the  performance  of its duties under this  Agreement  the
Rights  Agent  shall  deem it  necessary  or  desirable  that any fact or matter
(including,  without  limitation,  the identity of any Acquiring  Person and the
determination of "Current Market Price") be proved or established by the Company
prior to taking or  suffering  any  action  under this  Agreement,  such fact or
matter  (unless other  evidence in respect  thereof be specified  herein) may be
deemed to be conclusively  proved and established by a certificate signed by the
Chairman of the Board, the Chief Executive Officer, the Chief Financial Officer,
the President,  any Vice President,  the Treasurer, any Assistant Treasurer, the
Secretary or any Assistant  Secretary of the Company and delivered to the Rights
Agent;  provided,  however,  that so long as any Person is an  Acquiring  Person
under  this  Agreement,  such  certificate  shall be signed and  delivered  by a
majority of the  members of the Board;  and such  certificate  shall be full and
complete  authorization and protection to the Rights Agent for any action taken,
suffered or omitted in good faith by it under the  provisions of this  Agreement
in reliance upon such certificate.

     (c) The Rights Agent shall be liable under this  Agreement only for its own
negligence,  bad  faith  or  willful  misconduct  (as  determined  by a court of
competent jurisdiction). In no case will the Rights Agent be liable for special,
indirect,  punitive,  incidental  or  consequential  loss or damages of any kind
whatsoever  (including,  without limitation,  lost profits),  even if the Rights
Agent has been advised of the possibility of such damages.  Any liability of the
Rights Agent under this Rights  Agreement shall be limited to the amount of fees
paid by the Company to the Rights Agent.

     (d) The  Rights  Agent  shall not be liable  for or by reason of any of the
statements  of fact or recitals  contained  in this  Agreement  or in the Rights
Certificates   or  be   required   to  verify   the  same   (except  as  to  its
countersignature  on such  Rights  Certificates),  but all such  statements  and
recitals are and shall be deemed to have been made by the Company only.

     (e) The Rights Agent shall not have any liability or responsibility for the
validity of this Agreement or the execution and delivery  hereof (except the due
execution  hereof by the Rights  Agent) or for the  validity or execution of any
Rights  Certificate  (except  its  countersignature  thereof);  nor  shall it be
responsible  for any breach by the  Company of any  covenant  or failure by the
Company to  satisfy  conditions  contained  in this  Agreement  or in any Rights
Certificate;  nor shall it be responsible for any


                                       25



adjustment  required under the provisions of Section 11 or Section 13 or for the
manner,  method or  amount of any such  adjustment  or the  ascertaining  of the
existence of facts that would require any such  adjustment  (except with respect
to the exercise of Rights evidenced by Rights  Certificates after receipt by the
Rights Agent of the certificate  describing any such adjustment  contemplated by
Section 12); nor shall it by any act under this  Agreement be deemed to make any
representation  or warranty as to the authorization or reservation of any Units,
shares of Preferred Stock or any other  securities to be issued pursuant to this
Agreement  or any Rights  Certificate  or as to  whether  any Units or any other
securities will, when so issued,  be validly  authorized and issued,  fully paid
and non-assessable.

     (f) The Company shall perform, execute, acknowledge and deliver or cause to
be  performed,  executed,  acknowledged  and  delivered  all such further  acts,
instruments and assurances as may reasonably be required by the Rights Agent for
the performance by the Rights Agent of its duties under this Agreement.

     (g)  The  Rights  Agent  is  hereby   authorized  and  directed  to  accept
instructions  with respect to the  performance of its duties  hereunder from the
Chairman  of the  Board,  Chief  Executive  Officer,  the  President,  any  Vice
President,  the  Secretary,  any  Assistant  Secretary,  the  Treasurer  or  any
Assistant Treasurer of the Company,  and to apply to such officers for advice or
instructions in connection  with its duties,  and it shall not be liable for any
action  taken or  suffered  to be taken by it in good faith in  accordance  with
instructions of any such officer; provided,  however, that so long as any Person
is an Acquiring Person under this Agreement,  the Rights Agent shall accept such
instructions  and  advice  only  from a  majority  of the Board and shall not be
liable  for any  action  taken or  suffered  to be taken by it in good  faith in
accordance with such  instructions of the majority of the Board. Any application
by the Rights Agent for written instructions from the Company may, at the option
of the Rights  Agent,  set forth in writing  any action  proposed to be taken or
omitted by the Rights Agent under this Rights  Agreement  and the date on and/or
after which such action shall be taken or such omission shall be effective.  The
Rights Agent shall be fully authorized and protected and shall not be liable for
any action  taken by, or  omission  of, the Rights  Agent in  accordance  with a
proposal included in any such application on or after the date specified in such
application  (which  date shall not be less than 5 Business  Days after the date
any such officer of the Company actually receives such  application,  unless any
such officer shall have  consented in writing to an earlier date) unless,  prior
to taking any such action (or the  effective  date in the case of an  omission),
the Rights Agent shall have received  written  instructions  in response to such
application  specifying the action to be taken,  suffered or omitted. The Rights
Agent shall be fully  authorized and protected in relying in good faith upon the
most recent advice or instruction received from any such officer.

     (h) The Rights Agent and any stockholder,  affiliate,  director, officer or
employee of the Rights Agent may buy, sell or deal in any of the Rights or other
securities of the Company or become pecuniarily interested in any transaction in
which the  Company  may be  interested,  or  contract  with or lend money to the
Company or otherwise  act as fully and freely as though it were not Rights Agent
under this Agreement. Nothing herein shall preclude the Rights Agent or any such
stockholder,  affiliate,  director, officer or employee from acting in any other
capacity for the Company or for any other Person.

     (i) The Rights  Agent may execute and  exercise any of the rights or powers
hereby vested in it or perform any duty hereunder either itself or by or through
its  attorneys  or  agents  and the  Rights  Agent  shall not be  answerable  or
accountable for any act, default, neglect or misconduct of any such attorneys or
agents or for any loss to the  Company of any other  Person  resulting  from any
such act, default, neglect or misconduct; provided, however, reasonable care was
exercised in the selection and continued employment thereof.



                                       26



     (j) No provision of this Agreement shall require the Rights Agent to expend
or risk  its own  funds  or  otherwise  incur  any  financial  liability  in the
performance  of any of its duties or in the exercise of its rights  hereunder if
the Rights Agent shall have  reasonable  grounds for believing that repayment of
such funds or adequate  indemnification  against  such risk or  liability is not
reasonably assured to it.

     (k) If, with respect to any Rights  Certificate  surrendered  to the Rights
Agent  for  exercise  or  transfer,  the  certificate  attached  to the  form of
assignment  or form of election to purchase,  as the case may be, has either not
been  completed,  not signed or  indicates an  affirmative  response to clause 1
and/or 2 thereof,  the  Rights  Agent  shall not take any  further  action  with
respect to such requested exercise or transfer without first consulting with the
Company.  If such certificate has been completed and signed and shows a negative
response to clauses 1 and 2 of such certificate,  unless  previously  instructed
otherwise in writing by the Company (which instructions may impose on the Rights
Agent   additional   ministerial   responsibilities,    but   no   discretionary
responsibilities),  the Rights Agent may assume without further inquiry that the
Rights Certificate is not owned by a person described in Section 4(b) or Section
7(e) and shall not be charged with any knowledge to the contrary.

     (l) The Rights Agent shall have no duties or  obligations  other than those
specifically set forth in this Agreement, or as may subsequently be agreed to in
writing by the Company and the Rights Agent.

     SECTION  21.  CHANGE OF RIGHTS  AGENT.  The Rights  Agent or any  successor
Rights Agent may resign and be discharged  from its duties under this  Agreement
upon 30 days'  prior  notice  in  writing  mailed  to the  Company,  and to each
transfer  agent  of the  Company  Common  Stock  and  the  Preferred  Stock,  by
registered or certified  mail, and to the holders of the Rights  Certificates by
first-class  mail.  The  Company  may remove the Rights  Agent or any  successor
Rights Agent upon 30 days' prior  notice in writing,  mailed to the Rights Agent
or successor Rights Agent, as the case may be, and to each transfer agent of the
Company Common Stock and the Preferred  Stock,  by registered or certified mail,
and to the holders of the Rights Certificates by first-class mail. If the Rights
Agent shall resign or be removed or shall otherwise  become incapable of acting,
the Company shall appoint a successor to the Rights Agent.  If the Company shall
fail to make such appointment  within a period of 30 days after giving notice of
such  removal or after it has been  notified in writing of such  resignation  or
incapacity by the resigning or incapacitated  Rights Agent or by the holder of a
Rights  Certificate (who shall, with such notice,  submit his Rights Certificate
for  inspection  by the  Company),  then any  registered  holder  of any  Rights
Certificate may apply to any court of competent jurisdiction for the appointment
of a new Rights Agent.  Any successor  Rights  Agent,  whether  appointed by the
Company  or by such a court,  shall be (a) a  corporation  organized  and  doing
business  under the laws of the United  States or any state of the United States
in good standing, shall be authorized to do business as a banking institution in
the State of New York, shall be authorized under such laws to exercise corporate
trust or stock transfer  powers,  shall be subject to supervision or examination
by federal or state authorities and shall have at the time of its appointment as
Rights Agent a combined  capital and surplus of at least  $100,000,000 or (b) an
Affiliate  of a  corporation  described  in clause (a) of this  sentence.  After
appointment,  the  successor  Rights Agent shall be vested with the same powers,
rights, duties and responsibilities as if it had been originally named as Rights
Agent  without  further  act or deed;  but the  predecessor  Rights  Agent shall
deliver and transfer to the successor Rights Agent any property at the time held
by it hereunder, and execute and deliver any further assurance,  conveyance, act
or deed  necessary  for that purpose.  Not later than the effective  date of any
such  appointment,  the Company  shall file notice  thereof in writing  with the
predecessor Rights Agent and each transfer agent of the Company Common Stock and
the  Preferred  Stock,  and mail a notice  thereof in writing to the  registered
holders of the Rights  Certificates.  Failure to give any notice provided for in
this Section 21, however,  or any defect therein,  shall not affect the legality
or validity of the resignation or removal of the Rights Agent or the appointment
of the successor Rights Agent.


                                       27


     SECTION 22. ISSUANCE OF NEW RIGHTS CERTIFICATES. Notwithstanding any of the
provisions of this Agreement or the Rights to the contrary,  the Company may, at
its option, issue new Rights Certificates  evidencing Rights in such form as may
be approved by resolution of its Board to reflect any  adjustment or change made
in accordance with the provisions of this Agreement in the Purchase Price or the
number or kind or class of shares or other  securities  or property  that may be
acquired  under the Rights  Certificates.  In addition,  in connection  with the
issuance or sale of shares of Company  Common Stock  following the  Distribution
Date and prior to the Expiration  Date,  the Company (a) shall,  with respect to
shares of Company  Common  Stock so issued or sold  pursuant to the  exercise of
stock options or under any employee plan or  arrangement,  or upon the exercise,
conversion or exchange of securities  hereinafter issued by the Company, and (b)
may, in any other case, if deemed  necessary or appropriate by the Board,  issue
Rights Certificates  representing the appropriate number of Rights in connection
with  such  issuance  or  sale;  provided,  however,  that  (i) no  such  Rights
Certificate  shall be issued if, and to the extent  that,  the Company  shall be
advised  by  counsel  that such  issuance  would  create a  significant  risk of
material  adverse  tax  consequences  to the  Company or the person to whom such
Rights Certificate would be issued, and (ii) no such Rights Certificate shall be
issued if, and to the extent that,  appropriate  adjustment shall otherwise have
been made in lieu of the issuance thereof.

     SECTION 23. REDEMPTION AND TERMINATION.

     (a) The Company,  acting by resolution of its Board may, at its option,  at
any time  prior to the  earlier of (i) the  Distribution  Date or (ii) the Final
Expiration Date, redeem all but not less than all of the then outstanding Rights
at a redemption  price of $.0001 per Right, as such amount may be  appropriately
adjusted  to reflect any stock  split,  stock  dividend  or similar  transaction
occurring  after the date hereof (such  redemption  price being the  "REDEMPTION
PRICE").  The  Company  may, at its option,  pay the  Redemption  Price in cash,
shares of Company  Common Stock (based on the Current  Market Price  (determined
pursuant to Section  11(d)) of the shares of Company Common Stock at the time of
redemption),  or such  other  form of  consideration  as the Board in good faith
deems appropriate.

     (b)  Immediately  upon an action by the Board in  accordance  with Sections
23(a) and 28 ordering the  redemption of the Rights,  evidence of which shall be
filed with the Rights  Agent,  and without  any  further  action and without any
notice,  the right to  exercise  the Rights  will  terminate  and the only right
thereafter of the holders of Rights shall be to receive the Redemption Price for
each  Right so held.  Promptly  after  the  action  of the  Board  ordering  the
redemption of the Rights in accordance  with Sections  23(a) and 28, the Company
shall give notice of such  redemption to the Rights Agent and the holders of the
then  outstanding  Rights by  mailing  such  notice to all such  holders at each
holder's last address as it appears upon the registry  books of the Rights Agent
or, prior to the Distribution  Date, on the registry books of the transfer agent
for  Company  Common  Stock.  Any notice  which is mailed in the  manner  herein
provided shall be deemed given,  whether or not the holder  receives the notice.
Each such notice of redemption will state the method by which the payment of the
Redemption Price will be made.

     SECTION 24. NOTICE OF CERTAIN EVENTS.

     (a) In case the Company shall propose,  at any time after the  Distribution
Date,  (i) to pay any  dividend  payable in stock of any class to the holders of
Company Common Stock or to make any other distribution to the holders of Company
Common Stock (other than a regular  quarterly  cash  dividend  paid out of funds
legally  available  therefor),  (ii) to offer to the  holders of Company  Common
Stock rights or warrants to subscribe for or to purchase any  additional  shares
of Company Common Stock or shares of stock of any class or any other securities,
rights or options,  (iii) to effect any  reclassification  of its Company Common
Stock  (other  than  a  reclassification   involving  only  the  subdivision  of
outstanding shares of Company Common Stock), (iv) to effect any consolidation or
merger into or with any other Person  (other than a Subsidiary of the Company in
a transaction which complies with Section 11(o)), or


                                       28



to  effect  any  sale  or  other  transfer  (or to  permit  one or  more  of its
Subsidiaries to effect any sale or other transfer), in one or more transactions,
of  more  than  50% of the  assets  or  earning  power  of the  Company  and its
Subsidiaries  (taken as a whole) to any other Person or Persons  (other than the
Company and/or any of its Subsidiaries in one or more transactions each of which
complies with Section 11(o)),  or (v) to effect the liquidation,  dissolution or
winding up of the Company,  then,  in each such case,  the Company shall give to
each holder of a Rights  Certificate,  to the extent  feasible and in accordance
with  Section 25, a notice of such  proposed  action,  which  shall  specify the
record date for the purposes of such stock  dividend,  distribution of rights or
warrants,  or the date on which such  reclassification,  consolidation,  merger,
sale, transfer, liquidation, dissolution, or winding up is to take place and the
date of  participation  therein by the  holders of the shares of Company  Common
Stock, if any such date is to be fixed, and such notice shall be so given in the
case of any action covered by clause (i) or (ii) above at least 20 days prior to
the record date for  determining  holders of the shares of Company  Common Stock
for purposes of such action,  and in the case of any such other action, at least
20 days prior to the date of the taking of such  proposed  action or the date of
participation  therein by the  holders of the  shares of  Company  Common  Stock
whichever  shall be the  earlier;  provided,  however,  no such notice  shall be
required pursuant to this Section 24, if any Subsidiary of the Company effects a
consolidation  or merger  with or into,  or effects a sale or other  transfer of
assets or earnings power to, any other Subsidiary of the Company.

     (b) In case any Section  11(a)(ii)  Event shall  occur,  then,  in any such
case, the Company shall as soon as practicable thereafter give to each holder of
a Rights Certificate,  to the extent feasible and in accordance with Section 25,
a notice of the occurrence of such event,  which shall specify the event and the
consequences of the event to holders of Rights under Section 11(a)(ii).

     SECTION 25.  NOTICES.  All notices and other  communications  provided  for
hereunder shall,  unless otherwise  stated herein,  be in writing  (including by
telex, telegram or cable) and mailed or sent or delivered, if to the Company, at
its address at:

                       JP Realty, Inc.
                       35 Century Park-Way
                       Salt Lake City, Utah 84115
                       Attention: Paul K. Mendenhall
                       Tel No.: (801) 486-3911
                       Fax No.: (801) 486-7653

     with a copy to:

                       Rogers & Wells LLP
                       200 Park Avenue
                       New York, New York 10166
                       Attention: Jay L. Bernstein, Esq.
                       Tel No.: (212) 878-8000
                       Fax No.: (212) 878-8375

     and if to the Rights Agent, at its address at:

                       Mellon Investor Services LLC
                       235 Montgomery Street, 23rd Floor
                       San Francisco, California 94104
                       Attention: Asa Drew
                       Tel No.: (415) 743-1424
                       Fax No.: (415) 398-7156



                                       29


Notices  or  demands  authorized  by this  Agreement  to be given or made by the
Company or the Rights  Agent to the holder of any  Rights  Certificate  (or,  if
prior to the  Distribution  Date,  to the  holder of  certificates  representing
shares of Company Common Stock) shall be  sufficiently  given or made if sent by
first-class  mail,  postage-prepaid,  addressed to such holder at the address of
such holder as shown on the registry books of the Company.

     SECTION 26. SUPPLEMENTS AND AMENDMENTS. Prior to the Distribution Date, the
Company may by  resolution  of its Board,  and the Rights  Agent  shall,  if the
Company  pursuant  to such  resolution  so  directs,  supplement  or  amend  any
provision of this Agreement  without the approval of any holders of certificates
representing  shares of Company  Common Stock.  From and after the  Distribution
Date, the Company may by resolution of its Board, and the Rights Agent shall, if
the Company so directs,  supplement or amend this Agreement without the approval
of any holders of Rights  Certificates in order (i) to cure any ambiguity,  (ii)
to correct or supplement any provision  contained  herein which may be defective
or inconsistent with any other provisions  herein,  (iii) to shorten or lengthen
any time  period  hereunder,  or (iv) to change  or  supplement  the  provisions
hereunder  in any manner which the Company may deem  necessary or desirable  and
which  shall  not  adversely  affect  the  interests  of the  holders  of Rights
Certificates  (other  than  an  Acquiring  Person  or an  Adverse  Person  or an
Affiliate or Associate of an Acquiring Person or an Adverse  Person);  provided,
however,  that this Agreement may not be supplemented or amended, at a time when
the Rights are not  redeemable,  to  lengthen,  pursuant to clause (iii) of this
sentence,  (A)  subject to Section 30, a time  period  (including  a time period
described  in Section  3(a)(i) or  3(a)(ii))  relating to when the Rights may be
redeemed, or (B) any other time period unless in a case described in this clause
(B) such  lengthening is for the purpose of protecting,  enhancing or clarifying
the rights of, and/or the benefits to, the holders of Rights.  Upon the delivery
of a certificate  from an appropriate  officer of the Company and, if requested,
an  opinion  of  counsel  or,  so  long as any  Person  is an  Acquiring  Person
hereunder,  from a majority of the  members of the Board  which  states that the
proposed supplement or amendment is in compliance with the terms of this Section
26, the Rights Agent shall execute such supplement or amendment. Notwithstanding
anything contained in this Agreement to the contrary,  the Rights Agent may, but
shall not be obligated to, enter into any  supplement or amendment  that affects
the Rights  Agent's own rights,  duties,  obligations  or immunities  under this
Agreement.  Prior to the  Distribution  Date,  the  interests  of the holders of
Rights shall be deemed  coincident  with the interests of the holders of Company
Common Stock.

     SECTION 27. SUCCESSORS.  All the covenants and provisions of this Agreement
by or for the benefit of the Company or the Rights Agent shall bind and inure to
the benefit of their respective successors and assigns hereunder.

     SECTION 28. DETERMINATIONS AND ACTIONS BY THE BOARD OF DIRECTORS,  ETC. For
all  purposes  of this  Agreement,  any  calculation  of the number of shares of
Company Common Stock outstanding at any particular time,  including for purposes
of determining the particular  percentage of such outstanding  shares of Company
Common  Stock of which any  Person  is the  Beneficial  Owner,  shall be made in
accordance  with the last  sentence of Rule  13d-3(d)(1)(i)  of the Exchange Act
Regulations  as in effect on the date hereof.  Except as otherwise  specifically
provided  herein,  the Board shall have the  exclusive  power and  authority  to
administer  this  Agreement  and to exercise all rights and powers  specifically
granted to the Board or to the  Company,  or as may be necessary or advisable in
the administration of this Agreement,  including,  without limitation, the right
and power (i) to interpret the  provisions of this  Agreement,  and (ii) to make
all determinations  deemed necessary or advisable for the administration of this
Agreement.  All such actions,  calculations,  interpretations and determinations
(including,  for purposes of clause (y) below, all omissions with respect to the
foregoing)  which are done or made by the Board in good faith (the Rights  Agent
may assume the Board acted in good  faith)  shall (x) be final,  conclusive  and
binding on the  Company,  the Rights  Agent,  the  holders of the Rights and all
other  parties,  and (y) not  subject  the Board or any  member  thereof  to any
liability to the holders of the Rights.


                                       30


     SECTION 29. BENEFITS OF THIS AGREEMENT.  Nothing in this Agreement shall be
construed to give to any Person other than the Company, the Rights Agent and the
registered  holders of the Rights  Certificates  (and, prior to the Distribution
Date,  registered  holders  of  shares of  Company  Common  Stock)  any legal or
equitable right, remedy or claim under this Agreement;  but this Agreement shall
be for the sole and exclusive  benefit of the Company,  the Rights Agent and the
registered  holders of the Rights  Certificates  (and, prior to the Distribution
Date, registered holders of shares of Company Common Stock).

     SECTION 30. SEVERABILITY.  If any term, provision,  covenant or restriction
of this  Agreement  is  held  by a court  of  competent  jurisdiction  or  other
authority  to be invalid,  void or  unenforceable,  the  remainder of the terms,
provisions,  covenants and  restrictions  of this Agreement shall remain in full
force and  effect  and shall in no way be  affected,  impaired  or  invalidated;
provided,  however,  that  notwithstanding  anything  in this  Agreement  to the
contrary, if any such term,  provision,  covenant or restriction is held by such
court or authority to be invalid, void or unenforceable and the Board determines
in its good  faith  judgment  that  severing  the  invalid  language  from  this
Agreement would adversely affect the purpose or effect of this Agreement and the
Rights shall not then be  redeemable,  then the right of redemption set forth in
Section 23 shall be reinstated  and shall not expire until the Close of Business
on the tenth Business Day following the date of such determination by the Board.

     SECTION  31.  GOVERNING  LAW.  This  Agreement,  each Right and each Rights
Certificate  issued under this Agreement  shall be governed by, and construed in
accordance  with,  the laws of the State of  Maryland  applicable  to  contracts
executed in and to be performed entirely in such State, without giving effect to
the conflicts of laws principles thereof ; except that all provisions  regarding
the rights,  duties and obligations of the Rights Agent shall be governed by and
construed in  accordance  with the laws of the State of New York  applicable  to
contracts made and to be performed entirely within such state.

     SECTION 32.  COUNTERPARTS.  This  Agreement  may be executed  (including by
facsimile) in one or more  counterparts,  and by the different parties hereto in
separate  counterparts,  each of which  when  executed  shall be deemed to be an
original,  but all of which taken  together  shall  constitute  one and the same
instrument.

     SECTION 33.  CAPTIONS.  The captions  contained in this  Agreement  are for
descriptive  purposes  only and  shall  not  affect  in any way the  meaning  or
interpretation of this Agreement.

     Section 34. EXCHANGE.

     (a) The  Company  may at any time  prior  to the  Distribution  Date,  upon
resolution  of the Board,  exchange all or part of the then  outstanding  Rights
(which shall not include  Rights that have become void pursuant to Section 7(e))
for  shares of  Company  Common  Stock at an  exchange  ratio  specified  in the
following sentence, as appropriately  adjusted to reflect any stock split, stock
dividend or similar transaction occurring after the date hereof. Subject to such
adjustment,  each Right may be  exchanged  for that  number of shares of Company
Common Stock  obtained by dividing the  Adjustment  Spread (as defined below) by
the then Current Market Price  (determined  pursuant to Section 11(d)) per share
of Company  Common  Stock on the earlier of (i) the Stock  Acquisition  Date and
(ii) the date on which a tender or exchange offer (other than a Permitted Offer)
by any Person  (other than the  Company,  any  Subsidiary  of the  Company,  any
employee  benefit plan  maintained by the Company or any of its  Subsidiaries or
any trustee or fiduciary with respect to such a plan acting in such capacity) is
first  published  or sent or given  within the  meaning of Rule  14d-4(a) of the
Exchange Act  Regulations or any successor  rule, if upon  consummation  thereof
such  Person  would  be the  Beneficial  Owner of 15% or more of the  shares  of
Company Common Stock then  outstanding  (such exchange ratio being the "EXCHANGE
RATIO").  The "ADJUSTMENT  SPREAD" shall equal (x) the aggregate market price on
the date of


                                       31



such event of the number of  Adjustment  Units  determined  pursuant  to Section
11(a)(ii), minus (y) the Purchase Price.

     (b)  Immediately  upon the action of the Board,  in accordance with Section
34(a),  ordering the  exchange of any Rights and without any further  action and
without any notice,  the right to exercise  such Rights shall  terminate and the
only right thereafter of a holder of such Rights shall be to receive that number
of shares of Company  Common  Stock  equal to the number of such  Rights held by
such holder  multiplied by the Exchange  Ratio.  The Company shall promptly give
public notice of any such exchange; provided, however, that the failure to give,
or any defect in, such notice  shall not affect the  validity of such  exchange.
The  Company  promptly  shall mail a notice of any such  exchange  to all of the
holders of such Rights at their last  addresses as they appear upon the registry
books of the  Rights  Agent.  Any notice  which is mailed in the  manner  herein
provided shall be deemed given,  whether or not the holder  receives the notice.
Each such  notice of exchange  shall  state the method by which the  exchange of
shares of Company  Common Stock for Rights will be effected and, in the event of
any partial exchange, the number of Rights which will be exchanged.  Any partial
exchange  shall be effected  pro rata based on the number of Rights  (other than
Rights which have become void  pursuant to the  provisions of Section 7(e)) held
by each holder of Rights.

     (c) In the event that the number of shares of Company  Common  Stock  which
are  authorized by the Amended and Restated  Articles of  Incorporation  but not
outstanding  or reserved for issuance are not  sufficient to permit any exchange
of Rights as  contemplated in accordance with this Section 34, the Company shall
take all such  action as may be  necessary  to  authorize  additional  shares of
Company  Common Stock for issuance  upon exchange of the Rights or make adequate
provision to substitute  (i) cash,  (ii) debt  securities of the Company,  (iii)
other assets,  or (iv) any  combination  of the  foregoing,  having an aggregate
value  equal to the  Adjustment  Spread,  where  such  aggregate  value has been
determined by the Board.

     (d) In connection with any exchange  authorized  pursuant to Section 34(a),
the Company shall not be required to issue fractions of shares of Company Common
Stock or to distribute certificates which evidence fractional shares. In lieu of
fractional  shares,  the  Company  may pay to the  registered  holders of Rights
Certificates  at the time such Rights are exchanged as herein provided an amount
in cash equal to the same  fraction  of the  Current  Market  Price  (determined
pursuant to Section 11(d)) of one share of Company Common Stock.


                                       32


     IN WITNESS  WHEREOF,  the parties  hereto have caused this  Agreement to be
duly executed, all as of the date first above written.

                         JP REALTY, INC.





                         By: /S/G. REX FRAZIER
                             ---------------------------------------------------
                             Name: G. Rex Frazier
                             Title: President



                         MELLON INVESTOR SERVICES LLC



                         By: /s/ASA DREW
                             ---------------------------------------------------
                             Name: Asa Drew
                             Title: Assistant Vice President




                                                                       EXHIBIT A
                                                             TO RIGHTS AGREEMENT


                          [Form of Rights Certificate]


Certificate No. R-_________                                    __________ Rights


     NOT EXERCISABLE  AFTER AUGUST 11, 2009 OR EARLIER IF THE RIGHTS EXPIRE
     UNDER  CERTAIN  CIRCUMSTANCES  OR ARE  REDEEMED  OR  EXCHANGED  BY THE
     COMPANY.  THE RIGHTS ARE SUBJECT TO  REDEMPTION,  AT THE OPTION OF THE
     COMPANY,  AT $.0001  PER  RIGHT,  ON THE TERMS SET FORTH IN THE RIGHTS
     AGREEMENT.  UNDER CERTAIN CIRCUMSTANCES,  RIGHTS BENEFICIALLY OWNED BY
     AN ACQUIRING PERSON OR AN ADVERSE PERSON (AS SUCH TERMS ARE DEFINED IN
     THE RIGHTS  AGREEMENT)  AND ANY  SUBSEQUENT  HOLDER OF SUCH RIGHTS MAY
     BECOME NULL AND VOID. [THE RIGHTS  REPRESENTED BY THIS CERTIFICATE ARE
     OR WERE BENEFICIALLY  OWNED BY A PERSON WHO WAS OR BECAME AN ACQUIRING
     PERSON  OR AN  ADVERSE  PERSON  OR AN  AFFILIATE  OR  ASSOCIATE  OF AN
     ACQUIRING  PERSON OR AN ADVERSE  PERSON (AS SUCH TERMS ARE  DEFINED IN
     THE RIGHTS  AGREEMENT).  ACCORDINGLY,  THIS RIGHTS CERTIFICATE AND THE
     RIGHTS  REPRESENTED  HEREBY  MAY  BECOME  VOID  IN  THE  CIRCUMSTANCES
     SPECIFIED IN SECTION 7(E) OF SUCH AGREEMENT.]*


                               RIGHTS CERTIFICATE

                                 JP REALTY, INC.

     This certifies that ___________________________,  or registered assigns, is
the  registered  holder of the number of Rights set forth  above,  each of which
entitles the registered  holder thereof,  subject to the terms and conditions of
the Amended and  Restated  Rights  Agreement,  dated as of January 13, 2001 (the
"RIGHTS  AGREEMENT"),  between JP Realty,  Inc.,  a  Maryland  corporation  (the
"COMPANY"),  and Mellon  Investor  Services LLC (formerly  known as  ChaseMellon
Shareholder Services, L.L.C.), a New Jersey limited liability company, as Rights
Agent (the "RIGHTS  AGENT"),  to purchase from the Company at any time after the
Distribution  Date and prior to the  Expiration  Date  (each as  defined  in the
Rights  Agreement),  at the office of the Rights Agent, one  one-thousandth of a
fully paid and non-assessable share of Series A Junior  Participating  Preferred
Stock, par value $.0001 per share (the "PREFERRED  STOCK"),  of the Company at a
purchase price (the "PURCHASE PRICE") of $70.00, in cash, per one one-thousandth
of a share (each such one  one-thousandth  of a share of Preferred Stock being a
"UNIT"),  upon  presentation  and surrender of this Rights  Certificate with the
Election  to  Purchase  and  related  certificate  duly  executed.   In  certain
circumstances  described in the Rights  Agreement,  the Board may elect to issue
cash,  assets or other equity or debt securities to the holder hereof in lieu of
Units.  Capitalized  terms used but not defined in this Rights  Certificate that
are defined in the Rights Agreement shall have the meanings  ascribed to them in
the Rights Agreement.



- -------------------
*       The  portion  of  the  legend  in  brackets  shall  be  inserted only if
applicable and shall replace the preceding sentence.




     UPON THE OCCURRENCE OF A SECTION  11(A)(II)  EVENT, IF THE RIGHTS EVIDENCED
BY THIS RIGHTS  CERTIFICATE ARE BENEFICIALLY OWNED BY (I) AN ACQUIRING PERSON OR
AN ADVERSE PERSON OR AN AFFILIATE OR ASSOCIATE OF ANY SUCH  ACQUIRING  PERSON OR
ADVERSE  PERSON,  (II)  UNDER  CERTAIN  CIRCUMSTANCES  SPECIFIED  IN THE  RIGHTS
AGREEMENT,  A TRANSFEREE  OF ANY SUCH  ACQUIRING  PERSON OR ADVERSE  PERSON,  OR
ASSOCIATE OR AFFILIATE OF ANY SUCH ACQUIRING PERSON OR ADVERSE PERSON,  OR (III)
UNDER CERTAIN CIRCUMSTANCES SPECIFIED IN THE RIGHTS AGREEMENT, A TRANSFEREE OF A
PERSON  WHO,  AFTER  SUCH  TRANSFER,  BECAME AN  ACQUIRING  PERSON OR AN ADVERSE
PERSON,  OR AN  AFFILIATE  OR  ASSOCIATE  OF AN  ACQUIRING  PERSON OR AN ADVERSE
PERSON,  SUCH RIGHTS SHALL BECOME NULL AND VOID AND NO HOLDER  HEREOF SHALL HAVE
ANY RIGHT WITH  RESPECT TO SUCH  RIGHTS  FROM AND AFTER THE  OCCURRENCE  OF SUCH
SECTION 11(A)(II) EVENT.

     The number of Rights  evidenced by this Rights  Certificate (and the number
of Units which may be purchased upon exercise  thereof) set forth above, and the
Purchase Price set forth above,  are subject to modification and adjustment upon
the occurrence of certain events as provided in the Rights Agreement.

     In certain  circumstances,  the Rights  evidenced  hereby may  entitle  the
registered  holder thereof to purchase capital stock of an entity other than the
Company or receive  common stock,  cash or other assets,  all as provided in the
Rights Agreement.

     This  Rights  Certificate  is subject to all of the terms,  provisions  and
conditions of the Rights Agreement,  which terms,  provisions and conditions are
hereby  incorporated  herein by  reference  and made a part  hereof and to which
Rights Agreement  reference is hereby made for a full description of the rights,
limitations  of rights,  obligations,  duties and  immunities  hereunder  of the
Rights Agent, the Company and the holders of the Rights Certificates.  Copies of
the Rights  Agreement are on file at the principal office of the Company and are
available from the Company upon written request and at no charge.

     This Rights Certificate,  with or without other Rights  Certificates,  upon
surrender at the office of the Rights Agent designated for such purpose,  may be
exchanged for another Rights  Certificate or Rights  Certificates  of like tenor
and date evidencing an aggregate  number of Rights equal to the aggregate number
of  Rights   evidenced  by  the  Rights   Certificate  or  Rights   Certificates
surrendered.  If this  Rights  Certificate  shall  be  exercised  in  part,  the
registered holder shall be entitled to receive,  upon surrender hereof,  another
Rights  Certificate  or Rights  Certificates  for the number of whole Rights not
exercised.

     Subject to the provisions of the Rights Agreement, at any time prior to the
earlier of (i) the Stock Acquisition Date or (ii) the Final Expiration Date, the
Rights  evidenced by this  Certificate  may be redeemed by the  Company,  at its
option,  by resolution of the Board, at a redemption  price of $.0001 per Right,
payable at the  Company's  option in cash,  common stock of the Company or other
consideration, subject to adjustment in certain events as provided in the Rights
Agreement.

     No fractional Units will be issued upon the exercise of any Right or Rights
evidenced  hereby,  but in lieu thereof a cash payment will be made, as provided
in the Rights Agreement.

     No holder of this Rights Certificate, as such, shall be entitled to vote or
receive  dividends or be deemed for any purpose the holder of Preferred Stock or
of any  other  securities  which  may at any time be  issuable  on the  exercise
hereof,  nor shall  anything  contained  in the  Rights  Agreement  or herein be
construed  to confer  upon the holder  hereof,  as such,  any of the rights of a
stockholder of the Company or any right to vote for the election of directors or
upon any matter submitted to stockholders at any meeting thereof,  or to give or
withhold  consent to any corporate  action,  or to receive notice of meetings or
other  actions  affecting   stockholders  (except  as  provided  in  the  Rights
Agreement), or to receive dividends or subscription rights, or otherwise,  until
the Rights  evidenced by this Rights  Certificate  shall have been  exercised as
provided in the Rights Agreement.

     This Rights  Certificate  shall not be valid or obligatory  for any purpose
until it shall have been countersigned by the Rights Agent.


                                       2


     WITNESS the facsimile signature of the proper officers of the Company.

Dated as of _____________________________________,


ATTEST:                                      JP REALTY, INC.


                                             By:________________________
Name:                                           Name:
Title:                                          Title:


Countersigned:

MELLON INVESTOR SERVICES LLC,
as Rights Agent


By: ______________________________________
    Authorized Signatory



                                       3


                  [Form of Reverse Side of Rights Certificate]

                               FORM OF ASSIGNMENT

                   (To be executed by the registered holder if
             such holder desires to transfer the Rights Certificate)


     FOR VALUE  RECEIVED,  the undersigned  hereby sells,  assigns and transfers
unto


- --------------------------------------------------------------------------------
                        (Please print name of transferee)


- --------------------------------------------------------------------------------
                      (Please print address of transferee)

this Rights evidenced by this Rights Certificate, together with all right, title
and  interest  therein,  and does  hereby  irrevocably  constitute  and  appoint
__________________________________________,  with full power of substitution, to
transfer said Rights on the books of the within-named Company.

Dated:__________________________________,



Signature: _________________________________
(Sign exactly as your name appears on the
other side of this Rights Certificate)



Signature Guarantee: ____________________



                                       4


                                   CERTIFICATE

     The undersigned hereby certifies by checking the appropriate boxes that:

     (1) the Rights  evidenced  by this Rights  Certificate  [ ] are [ ] are not
being sold,  assigned and  transferred by or on behalf of a Person who is or was
an  Acquiring  Person or an Adverse  Person or an  Affiliate or Associate of any
such Acquiring Person or Adverse Person (as such terms are defined in the Rights
Agreement); and

     (2) after due inquiry and to the best  knowledge  of the  undersigned,  the
undersigned  [ ] did [ ] did not  acquire  the Rights  evidenced  by this Rights
Certificate  from any  Person who is, was or  subsequently  became an  Acquiring
Person or an Adverse Person or an Affiliate or Associate of an Acquiring  Person
or an Adverse Person.

Dated:_________________________________,


Signature: __________________________________________
(Sign exactly as your name appears on the other side of this Rights Certificate)


Signature Guarantee: ___________________



                                     NOTICE

     The  signature to the foregoing  Assignment  and related  Certificate  must
correspond  to the name as written upon the face of this Rights  Certificate  in
every particular, without alteration or enlargement or any change whatsoever.

     Signatures must be guaranteed by an approved eligible financial institution
acceptable to the Rights Agent in its sole discretion or by a participant in the
Securities  Transfer  Agents  Medallion  Program,  the Stock Exchange  Medallion
Program or the New York Stock Exchange Medallion Program.

     In the  event  the  certification  set forth  above is not  completed,  the
Company will deem the  beneficial  owner of the Rights  evidenced by this Rights
Certificate  to be an Acquiring  Person or an Adverse  Person or an Affiliate or
Associate thereof and, in the case of an Assignment, will affix a legend to that
effect  on  any  Rights   Certificates   issued  in  exchange  for  this  Rights
Certificate.


                                       5



                          FORM OF ELECTION TO PURCHASE

             (To be executed by the registered holder if such holder
      desires to exercise the Rights evidenced by this Rights Certificate)

To:  JP REALTY, INC.

     The  undersigned  hereby  irrevocably  elects to exercise  ________________
Rights evidenced by this Rights  Certificate to purchase the Units issuable upon
the  exercise of the Rights (or such other  securities,  cash or property of the
Company or of any other  person  which may be issuable  upon the exercise of the
Rights) and requests that  certificates for such Units (or such other securities
which may be issuable  upon the exercise of the Rights) be issued in the name of
and delivered to:

Please insert social security
or other identifying number: ______________________


- -----------------------------------------------
                       (Please print name)


- -----------------------------------------------


- -----------------------------------------------
                       (Please print address)

     If such number of Rights  shall not be all of the Rights  evidenced by this
Rights  Certificate,  a new Rights  Certificate  for the  balance of such Rights
shall be registered in the name of and delivered to:

Please insert social security
or other identifying number: ______________________


- -----------------------------------------------
                       (Please print name)


- -----------------------------------------------


- -----------------------------------------------
                       (Please print address)

Dated:________________________________________,



Signature: ________________________________________________________
(Sign exactly as your name appears on the other side of this Rights Certificate)


Signature Guarantee: __________________________



                                       6



                                   CERTIFICATE

     The undersigned hereby certifies by checking the appropriate boxes that:

     (1) the Rights  evidenced  by this Rights  Certificate  [ ] are [ ] are not
beneficially  owned or being exercised by or on behalf of a Person who is or was
an  Acquiring  Person or an Adverse  Person or an  Affiliate or Associate of any
such Acquiring Person or Adverse Person (as such terms are defined in the Rights
Agreement); and

     (2) after due inquiry and to the best  knowledge  of the  undersigned,  the
undersigned  [ ] did [ ] did not  acquire  the Rights  evidenced  by this Rights
Certificate  from any  Person who is, was or  subsequently  became an  Acquiring
Person or an Adverse Person or an Affiliate or Associate of an Acquiring  Person
or an Adverse Person.

Dated: _________________________________,


Signature: _____________________________________________
(Sign exactly as your name appears on the other side of this Rights Certificate)


Signature Guarantee: ____________________


                                     NOTICE

     The signature to the foregoing Election to Purchase and related Certificate
must correspond to the name as written upon the face of this Rights  Certificate
in every particular, without alteration or enlargement or any change whatsoever.

     Signatures must be guaranteed by an approved eligible financial institution
acceptable to the Rights Agent in its sole discretion or by a participant in the
Security Transfer Agents Medallion Program, the Stock Exchange Medallion Program
or the New York Stock Exchange Medallion Signature Guarantee Program.

     In the  event  the  certification  set forth  above is not  completed,  the
Company will deem the  beneficial  owner of the Rights  evidenced by this Rights
Certificate  to be an Acquiring  Person or an Adverse  Person or an Affiliate or
Associate thereof and, in the case of an exercise of less than all of the Rights
evidenced by this Rights Certificate,  will affix a legend to that effect on any
Rights  Certificates  issued for the balance of such Rights in exchange for this
Rights Certificate.



                                       7


                                                                       EXHIBIT B
                                                             TO RIGHTS AGREEMENT


                                   SUMMARY OF
                       RIGHTS TO PURCHASE PREFERRED STOCK


     On August 11, 1999, the Board of Directors (the "BOARD") of JP Realty, Inc.
(the "COMPANY")  declared a dividend of one right ("RIGHT") for each outstanding
share of the Company's Common Stock, par value $.0001 per share ("COMPANY COMMON
STOCK"),  to  stockholders of record at the close of business on August 18, 1999
(the "RECORD DATE") and for each share of Company Common Stock issued (including
shares  distributed from the Company's  treasury) by the Company  thereafter and
prior to the  Distribution  Date (as defined  below).  Each Right  entitles  the
registered  holder,  subject to the terms of the Rights  Agreement  (as  defined
below), to purchase from the Company one one-thousandth of a share (a "UNIT") of
Series A Junior  Participating  Preferred  Stock,  par  value  $.0001  per share
("PREFERRED STOCK"), of the Company, at a purchase price of $70.00 per share, in
cash (the "PURCHASE PRICE"), subject to adjustment. The description and terms of
the  Rights are set forth in an  Amended  and  Restated  Rights  Agreement  (the
"RIGHTS  AGREEMENT")  between  the  Company  and Mellon  Investor  Services  LLC
(formerly known as ChaseMellon  Shareholder Services,  L.L.C.), as Rights Agent.
In general, each Unit has substantially the same economic attributes and carries
substantially the same voting rights as one share of Company Common Stock.

     Copies of the Rights  Agreement  have been filed  with the  Securities  and
Exchange  Commission as exhibits to a  Registration  Statement on Form 8-A dated
August 13, 1999 as it may be amended  from time to time (the "FORM 8-A") and are
publicly  available.  Copies of the Rights  Agreement are also available free of
charge  from  the  Company.  This  summary  description  of the  Rights  and the
Preferred Stock does not purport to be complete and is qualified in its entirety
by  reference to all the  provisions  of the Rights  Agreement  and the Articles
Supplementary creating the Preferred Stock, including the definitions therein of
certain  terms,   which  Rights   Agreement  and  Articles   Supplementary   are
incorporated herein by reference.

     DESCRIPTION OF THE RIGHTS

     Initially,  the Rights will attach to all certificates  representing shares
of outstanding Company Common Stock, and no separate Rights certificates will be
distributed.  The Rights will  separate  from the Company  Common  Stock and the
"DISTRIBUTION  DATE" will occur upon the  earliest of (i) 10 business  days (or,
subject to certain  limitations,  such later date as may be determined by action
of the Board prior to such time)  following a public  announcement  (the date of
such announcement being the "STOCK ACQUISITION DATE") that (a) a person or group
of  affiliated  or  associated  persons (an  "ACQUIRING  PERSON") has  acquired,
obtained the right to acquire, or otherwise obtained beneficial ownership of 15%
or more of the then outstanding  shares of Company Common Stock or (b) the Board
has, in accordance with the criteria set forth in the Rights Agreement, declared
a person who beneficially  owns at least 10% of the then  outstanding  shares of
Company  Common  Stock to be an "ADVERSE  PERSON,"  (ii) 10  business  days (or,
subject to certain  limitations,  such later date as may be determined by action
of the Board prior to such time) following the commencement of a tender offer or
exchange offer that would result in a person or group beneficially owning 15% or
more of the then outstanding shares of Company Common Stock (other than a tender
or exchange offer for all outstanding  shares of Company Common Stock at a price
and on terms that the Board  determines  to be fair to and otherwise in the best
interests of the Company and its stockholders (a "PERMITTED OFFER")),  (iii) the
date on which it is  publicly  announced  that a person  or group  has  acquired
beneficial  ownership of 40% or more of the then  outstanding  shares of Company
Common Stock and (iv) the  occurrence of a Flip-Over  Event (as defined  below).
Until the Distribution  Date, (i) the Rights will be evidenced by Company Common
Stock  certificates  and will be  transferred


                                       1



with and only with such  Company  Common  Stock  certificates,  (ii) new Company
Common  Stock  certificates  issued  after the  Record  Date  (including  shares
distributed from the Company's  treasury) will contain a notation  incorporating
the Rights  Agreement by reference  and (iii) the  surrender for transfer of any
certificates  evidencing  outstanding  Company Common Stock will also constitute
the transfer of the Rights associated with the Company Common Stock evidenced by
such certificates.

     The Rights are not exercisable  until the Distribution Date and will expire
at the close of  business  on August 11,  2009  unless  the  Rights are  earlier
redeemed or exchanged by the Company.

     As soon as practicable after the Distribution Date,  separate  Certificates
evidencing  the  Rights  ("RIGHTS  CERTIFICATES")  will be mailed to  holders of
record of Company  Common Stock as of the close of business on the  Distribution
Date and, thereafter,  the separate Rights Certificates alone will represent the
Rights.

     In the event (a "FLIP-IN  EVENT")  that (i) a person  becomes an  Acquiring
Person (other than pursuant to a Flip-Over Event (as defined  below)),  (ii) the
Board  declares  a person to be an  Adverse  Person,  (iii) the  Company  is the
surviving corporation in a merger with an Acquiring Person and shares of Company
Common Stock shall remain  outstanding,  (iv) an Acquiring  Person or an Adverse
Person  engages  in one or more  "self-dealing"  transactions  specified  in the
Rights Agreement,  or (v) during such time as there is an Acquiring Person or an
Adverse  Person,  an event occurs which  results in such  Acquiring  Person's or
Adverse  Person's  ownership  interest being increased by more than 1% (e.g., by
means of a reverse  stock split or  recapitalization),  THEN, in each such case,
each holder of a Right will thereafter have the right to receive, upon exercise,
Units (or, in certain  circumstances,  cash, property or other securities of the
Company) having a value equal to two times the exercise price of the Right.  The
exercise price is the Purchase Price  multiplied by the number of Units issuable
upon  exercise  of a Right  prior  to the  Flip-In  Event.  Notwithstanding  the
foregoing, following the occurrence of any Flip-In Event all Rights that are, or
(under  certain   circumstances   specified  in  the  Rights   Agreement)  were,
beneficially  owned by any  Acquiring  Person or  Adverse  Person (or by certain
related parties) will be null and void.

     For  example,  at an exercise  price of $100.00  per Right,  each Right not
owned by an  Acquiring  Person  or an  Adverse  Person  (or by  certain  related
parties)  following a Flip-In Event would entitle its holder to purchase $200.00
worth of Units (or other  consideration,  as noted  above),  based upon its then
current  market  price  (determined  based upon the market  price of the Company
Common Stock), for $100.00. Assuming that the Company Common Stock had a current
market  price of $50.00 per share at such time,  the holder of each valid  Right
would be entitled to purchase 4 Units of Preferred Stock for $100.00.

     In the event (a "FLIP-OVER  EVENT")  that, at any time  following the Stock
Acquisition  Date,  (i) the Company is  acquired  in a merger or other  business
combination  transaction and the Company is not the surviving corporation,  (ii)
any  person  consolidates  or  merges  with the  Company  and all or part of the
Company Common Stock is converted or exchanged for securities,  cash or property
of any other  Person,  or (iii) 50% or more of the  Company's  assets or earning
power is sold or  transferred,  THEN, in each such case,  each holder of a Right
(except  Rights  which  previously  have been voided as  described  above) shall
thereafter  have the  right  to  receive,  upon  exercise,  common  stock of the
Acquiring  Person  or  Adverse  Person  having a value  equal to two  times  the
exercise price of the Right.

     The Purchase Price payable, and the number of Units issuable, upon exercise
of the Rights are subject to  adjustment  from time to time to prevent  dilution
(i) in the  event of a stock  dividend  on,  or a  subdivision,  combination  or
reclassification  of, the Company  Common Stock,  (ii) if holders of the Company
Common Stock are granted  certain  rights or warrants to  subscribe  for Company
Common Stock or convertible  securities at less than the current market price of
the Company Common Stock,  or (iii) upon the  distribution to the holders of the
Company  Common Stock of evidences of  indebtedness,


                                       2


cash or assets  (excluding  regular quarterly cash dividends) or of subscription
rights or warrants (other than those referred to above).

     With  certain  exceptions,  no  adjustment  in the  Purchase  Price will be
required  until  cumulative  adjustments  amount to at least 1% of the  Purchase
Price.  The Company is not required to issue  fractional Units of Company Common
Stock.  In lieu  thereof,  an adjustment in cash may be made based on the market
price of the Company Common Stock prior to the date of exercise.

     At any time prior to the Distribution  Date, except as described below, the
Company  may redeem the Rights in whole,  but not in part,  at a price of $.0001
per Right (the  "REDEMPTION  PRICE"),  subject to adjustment in certain  events,
payable,  at the election of the Board, in cash,  shares of Company Common Stock
or such other form of consideration as the Board may determine. Immediately upon
effectiveness  of the action of the Board ordering the redemption of the Rights,
the Rights will terminate and the only right of the holders of Rights will be to
receive the Redemption Price.

     At any time prior to the  Distribution  Date,  the Company may exchange the
Rights (other than Rights owned by an Acquiring Person or an Adverse Person,  or
an affiliate or an associate of an Acquiring Person or an Adverse Person,  which
will have become void),  in whole or in part, for shares of Company Common Stock
at an exchange ratio determined as provided in the Rights Agreement.

     Until a Right is  exercised,  the  holder  thereof,  as such,  will have no
rights as a stockholder of the Company, including, without limitation, the right
to vote or to receive dividends. Following exercise, the holder's rights will be
determined by the type of consideration received upon the exercise. Although the
distribution  of the Rights  should not be  taxable  to  stockholders  or to the
Company,  stockholders may, depending upon the circumstances,  recognize taxable
income in the  event  that the  Rights  become  exercisable  for Units (or other
consideration) or are exchanged as provided in the preceding paragraph.

     Except as described  below,  the provisions of the Rights  Agreement may be
amended  without the approval of the holders of Company Common Stock at any time
prior to the Distribution  Date. After the Distribution  Date, the provisions of
the Rights  Agreement may be amended in order to cure any  ambiguity,  defect or
inconsistency,  to make changes which do not  adversely  affect the interests of
holders of Rights  (excluding  the interests of any Acquiring  Person or Adverse
Person),  or to shorten or lengthen any time period under the Rights  Agreement;
provided,  however,  that no  amendment  to  adjust  the time  period  governing
redemption may be made after the Rights are no longer redeemable.


                                       3

                                                                       EXHIBIT C
                                                             TO RIGHTS AGREEMENT


                                     FORM OF
                             ARTICLES SUPPLEMENTARY
                                       OF
                  SERIES A JUNIOR PARTICIPATING PREFERRED STOCK
                                       OF
                                 JP REALTY, INC.


     JP REALTY, INC., a corporation organized and existing under the laws of the
State of Maryland (the "CORPORATION"), DOES HEREBY CERTIFY:

     That,  pursuant to authority  conferred  upon the Board of  Directors  (the
"BOARD")  of  the   Corporation   by  its  Amended  and  Restated   Articles  of
Incorporation  and in accordance  with Sections  2-105(a)(9) and 2-208(a) of the
General  Corporation  Law of the State of Maryland (the "MGCL"),  the Board,  on
August 4, 1999 duly adopted a resolution fixing the voting powers, designations,
preferences and rights relating to a series of preferred stock as follows:

     "RESOLVED,  that the Board authorizes the issuance of a series of preferred
stock consisting of 3,060,000 shares,  par value $.0001 per share, and the Board
fixes the voting powers, designations,  preferences and relative, participating,
optional  or  other  special   rights,   and   qualifications,   limitations  or
restrictions of such preferences  and/or rights, of the shares of that series as
follows:

     Section 1. DESIGNATION AND AMOUNT; PREFERENCE SHARES.

     (a)  The  shares  of  the  series  will  be  designated   Series  A  Junior
Participating  Preferred Stock ("SERIES A JUNIOR  PREFERRED  STOCK").  The total
number of authorized  shares of the series will be 3,060,000  shares,  par value
$.0001 per share.

     (b) Each share of Series A Junior  Preferred Stock shall be subdivided into
and issuable in fractions of one one-thousandth  (1/1,000) of a share. Each such
one  one-thousandth of a share of Series A Junior Preferred Stock is hereinafter
referred to as a "UNIT."

     Section 2. DIVIDENDS AND DISTRIBUTIONS.

     (a) Subject to the prior and  superior  rights of the holders of any shares
of any series of  Preferred  Stock  ranking  prior and superior to the shares of
Series A Junior Preferred Stock with respect to dividends, each holder of a Unit
shall be entitled to receive, when, as and if declared by the Board out of funds
legally  available  for that  purpose,  quarterly  dividends  payable in cash to
holders  of  record  on the last  business  day of March,  June,  September  and
December in each year (each such date being  referred to herein as a  "QUARTERLY
DIVIDEND PAYMENT DATE"), commencing on the first Quarterly Dividend Payment Date
after the first  issuance of a Unit of Series A Junior  Preferred  Stock,  in an
amount per Unit  (rounded to the nearest cent) equal to the greater of (a) $0.25
or (b)  subject to the  provision  for  adjustment  hereinafter  set forth,  the
aggregate  per share  amount  of all cash  dividends  declared  on shares of the
common stock,  par value $.0001 per share,  of the Company (the "COMMON  STOCK")
since the  immediately  preceding  Quarterly  Dividend  Payment  Date,  or, with
respect to the first Quarterly  Dividend  Payment Date, since the first issuance
of a Unit of Series A Junior  Preferred Stock, and (ii) subject to the provision
for adjustment hereinafter set forth, quarterly  distributions (payable in kind)
on each  Quarterly  Dividend  Payment  Date in an amount  per Unit  equal to the
aggregate  per share  amount of all non-cash  dividends  or other  distributions
declared on shares of Common  Stock since the  immediately  preceding  Quarterly


                                       1



Dividend  Payment Date, or with respect to the first Quarterly  Dividend Payment
Date, since the first issuance of a Unit. In the event the Corporation  shall at
any time following August 11, 1999 (the "RIGHTS  DECLARATION  DATE") (i) declare
any dividend on Common Stock payable in shares of Common Stock,  (ii)  subdivide
the outstanding  Common Stock or (iii) combine the outstanding Common Stock into
a smaller  number of shares,  then in each such case the amount to which holders
of Units of Series A Junior Preferred Stock were entitled  immediately  prior to
such event  under  clause (b) of the  preceding  sentence  shall be  adjusted by
multiplying  each such amount by a fraction the numerator of which is the number
of shares of Common  Stock  outstanding  immediately  after  such  event and the
denominator  of  which is the  number  of  shares  of  Common  Stock  that  were
outstanding immediately prior to such event.

     (b) The  Corporation  shall declare a dividend or  distribution on Units of
the Series A Junior  Preferred  Stock as provided in paragraph  (a) above at the
time it  declares a dividend  or  distribution  on the Common  Stock;  provided,
however,  that in the event no dividend or distribution shall have been declared
on the Common Stock during the period  between any  Quarterly  Dividend  Payment
Date and the next  subsequent  Quarterly  Dividend  Payment  Date, a dividend of
$0.25 per Unit on the Series A Junior  Preferred  Stock  shall  nevertheless  be
payable on such subsequent Quarterly Dividend Payment Date.

     (c) No dividend or distribution  shall be paid or payable to the holders of
shares of Common Stock unless,  prior thereto,  all accrued but unpaid dividends
to the date of such dividend or distribution shall have been paid to the holders
of Units of Series A Junior Preferred Stock.

     (d) Dividends  shall begin to accrue and be cumulative on each  outstanding
Unit from the Quarterly  Dividend  Payment Date next preceding the date of issue
of such Unit,  unless the date of issue of such Unit is prior to the record date
for the first Quarterly  Dividend  Payment Date, in which case dividends on such
Unit shall begin to accrue from the date of issue of such shares,  or unless the
date of issue is a Quarterly Dividend Payment Date or is a date after the record
date for the  determination  of  holders  of Units of Series A Junior  Preferred
Stock  entitled  to  receive a  quarterly  dividend  and before  such  Quarterly
Dividend  Payment Date, in either of which events such dividends  shall begin to
accrue and be cumulative from such Quarterly  Dividend Payment Date. Accrued but
unpaid  dividends shall not bear interest.  Dividends paid on Units in an amount
less than the total amount of such  dividends at the time accrued and payable on
such Units shall be allocated  pro rata on a  Unit-by-Unit  basis among all such
Units  at the  time  outstanding.  The  Board  may  fix a  record  date  for the
determination  of holders of Units entitled to receive  payment of a dividend or
distribution  declared thereon,  which record date shall be no more than 60 days
prior to the date fixed for the payment thereof.

     Section 3. VOTING  RIGHTS.  The  holders of Units shall have the  following
voting rights:

     (a) Subject to the provision for  adjustment  hereinafter  set forth,  each
Unit shall entitle the holder thereof to one vote on all matters  submitted to a
vote of the stockholders of the Corporation.  In the event the Corporation shall
at any time following the Rights  Dividend  Declaration  Date (i) declare or pay
any dividend on Common Stock payable in shares of Common Stock,  (ii)  subdivide
the  outstanding  shares of Common  Stock or (iii)  combine or  consolidate  the
outstanding shares of Common Stock into a smaller number of shares, then in each
such case the number of votes per share to which  holders of Units were entitled
immediately  prior to such event shall be adjusted by multiplying such number by
a  fraction  the  numerator  of which is the  number of  shares of Common  Stock
outstanding  immediately  after such event and the  denominator  of which is the
number of shares of Common Stock that were outstanding immediately prior to such
event.

     (b) Except as otherwise provided herein or by law, the holders of Units and
the  holders  of  shares of Common  Stock  and any  other  capital  stock of the
Corporation having general voting rights shall vote together as one class on all
matters submitted to a vote of stockholders of the Corporation.



                                       2


     (c)  (i) Whenever, at any time or times,  dividends  payable on any Unit or
Units  shall be in  arrears  in an amount  equal to at least two full  quarterly
dividends  (whether or not declared and whether or not consecutive),  the number
of Directors then constituting the entire Board shall automatically be increased
by 2 and the holders of record of the outstanding Units and holders of any other
shares of Preferred Stock of the Corporation ranking on a parity with the Series
A Junior  Preferred Stock shall have the exclusive  right,  voting together as a
single class,  to elect two directors of the Corporation at a special meeting of
stockholders of the  Corporation to fill such  newly-created  directorships.  At
elections for such directors, the holders of Units shall be entitled to cast one
vote for each Unit held.

          (ii) So long as any Units are outstanding,  the number of Directors of
the Corporation shall at all times be such that the exercise,  by the holders of
shares of Series A Junior Preferred Stock and the holders of shares of Preferred
Stock  on a  parity  therewith,  of the  right  to  elect  Directors  under  the
circumstances  provided  in  paragraph  (iii)  of this  subclause  (c)  will not
contravene any provision of the General Corporation Law of the State of Maryland
or the Amended and Restated  Articles of Incorporation  of the Corporation.  Any
director  elected by holders of Units pursuant to this Section may be removed at
any annual or special  meeting,  by vote of a majority of the  stockholders  who
elected such  director  voting as a class,  with or without  cause.  In case any
vacancy shall occur among the directors elected by the holders of Units pursuant
to this  Section,  such  vacancy  may be filled  by the  remaining  director  so
elected,  or his successor  then in office,  and the director so elected to fill
such vacancy shall serve until the next meeting of stockholders for the election
of  directors.  After the holders of Units shall have  exercised  their right to
elect directors in any default period and during the continuance of such period,
the number of directors  shall not be further  increased or decreased  except by
vote of the holders of Units as herein provided or pursuant to the rights of any
equity  securities  ranking  senior to or pari  passu  with the  Series A Junior
Preferred Stock.

          (iii) The right of the holders of Units, voting separately as a class,
to elect two members of the Board as aforesaid  shall continue  until,  and only
until,  such time as all arrears in dividends  (whether or not  declared) on the
Units shall have been paid or declared and set apart for payment,  at which time
such  right  shall  terminate,  except as herein or by law  expressly  provided,
subject to reinvesting in the event of each and every subsequent  default of the
character  above-mentioned.  Upon any termination of the right of the holders of
the  Units as a class to vote for  directors  as  herein  provided,  the term of
office of all directors  then in office elected by the holders of Units pursuant
to this Section shall terminate immediately.  Whenever the term of office of the
directors  elected  by the  holders  of Units  pursuant  to this  Section  shall
terminate  and the special  voting powers vested in the holders of the Preferred
Stock pursuant to this Section shall have expired, the maximum number of members
of the Board shall be such  number as may be provided  for in the By-laws of the
Corporation,  irrespective  of any increase made  pursuant to the  provisions of
this Section.

     (d)  Except as set forth  herein,  holders  of Units  shall have no special
voting rights and their consent shall not be required (except to the extent they
are  entitled  to vote with  holders of Common  Stock as set forth  herein)  for
taking any corporate action.

     Section 4. CERTAIN RESTRICTIONS.

     (a)  Whenever  quarterly  dividends  or other  dividends  or  distributions
payable on the Units as provided in herein are in arrears,  thereafter and until
all accrued and unpaid dividends and distributions,  whether or not declared, on
outstanding  Units  outstanding  shall have been paid in full,  the  Corporation
shall not:


                                       3



          (i) declare or pay dividends on, make any other  distributions  on, or
redeem or purchase or otherwise  acquire for  consideration  any shares of stock
ranking  junior  (either as to dividends  or upon  liquidation,  dissolution  or
winding up) to the Series A Junior Preferred Stock;

          (ii) declare or pay  dividends on or make any other  distributions  on
any  shares  of  stock  ranking  on a parity  (either  as to  dividends  or upon
liquidation,  dissolution  or  winding  up) with the  Series A Junior  Preferred
Stock,  except  dividends paid ratably on the Units and all such parity stock on
which  dividends are payable or in arrears in proportion to the total amounts to
which the holders of all such Units and all such shares are then entitled;

          (iii) redeem or purchase or otherwise acquire for consideration shares
of any stock  ranking on a parity  (either as to dividends or upon  liquidation,
dissolution or winding up) with the Series A Junior Preferred  Stock;  provided,
however,  that the  Corporation  may at any time  redeem,  purchase or otherwise
acquire  shares of any such parity  stock in exchange for shares of any stock of
the  Corporation  ranking  junior  (either as to dividends or upon  dissolution,
liquidation or winding up) to the Series A Junior Preferred Stock; or

          (iv) purchase or otherwise acquire for consideration any Units, except
in  accordance  with a purchase  offer made in  writing  or by  publication  (as
determined  by the Board) to all holders of such  Units,  upon such terms as the
Board,  after  consideration  of the respective  annual dividend rates and other
relative  rights and  preferences  of the respective  series and classes,  shall
determine in good faith will result in fair and  equitable  treatment  among the
respective series or classes.

     (b) The  Corporation  shall not permit any subsidiary of the Corporation to
purchase or otherwise  acquire for consideration any Units or shares of stock of
the  Corporation  unless the  Corporation  could,  under  paragraph  (a) of this
Section,  purchase or otherwise acquire such Units or shares at such time and in
such manner.

     Section 5. REACQUIRED  UNITS. Any Units purchased or otherwise  acquired by
the Corporation in any manner whatsoever shall be retired and cancelled promptly
after the acquisition  thereof.  All such Units shall, upon their  cancellation,
become  authorized but unissued  fractional shares of Preferred Stock and may be
reissued as part of a new series of Preferred  Stock to be created by resolution
or resolutions  of the Board,  subject to the  conditions  and  restrictions  on
issuance set forth herein.

     Section 6. LIQUIDATION, DISSOLUTION OR WINDING UP.

     (a)  Upon any  voluntary  liquidation,  dissolution  or  winding  up of the
Company,  no  distribution  shall be made (i) to the  holders of shares of stock
ranking  junior  (either as to dividends  or upon  liquidation,  dissolution  or
winding up) to the Series A Junior  Preferred Stock unless,  prior thereto,  the
holders of Units shall have  received  $1.00 per Unit,  plus an amount  equal to
accrued and unpaid dividends and distributions thereon, whether or not declared,
to the date of such payment (the "SERIES A LIQUIDATION PREFERENCE"),  or (ii) to
the  holders  of stock  ranking  on a parity  (either  as to  dividends  or upon
liquidation,  dissolution  or  winding  up) with the  Series A Junior  Preferred
Stock, except  distributions made ratably on the Series A Junior Preferred Stock
and all other such parity stock in  proportion to the total amounts to which the
holders of all such shares are entitled upon such  liquidation,  dissolution  or
winding  up.  Thereafter,  the  holders of Units shall be entitled to receive an
aggregate amount per Unit,  subject to the provision for adjustment  hereinafter
set forth,  equal to the  aggregate  amount to be  distributed  per share to the
holders of Common  Stock.  In the event the Company  shall at any time after the
date hereof declare or pay any dividend on the Common Stock payable in shares of
Common Stock,  or effect a subdivision or combination  or  consolidation  or the
outstanding  shares of Common Stock (by  reclassification  or otherwise)  into a
greater or lesser number of shares of Common  Stock,  then in each


                                       4



such  case  the  aggregate  amount  to which  holders  of  Units  were  entitled
immediately  prior to such event under the preceding  sentence shall be adjusted
by multiplying such amount by a fraction the numerator of which is the number of
shares  of  Common  Stock  outstanding  immediately  after  such  event  and the
denominator  of  which is the  number  of  shares  of  Common  Stock  that  were
outstanding immediately prior to such event.

     (b) In the event,  however,  that there are not sufficient assets available
to  permit  payment  in full of the  Series  A  Liquidation  Preference  and the
liquidation  preferences of all other series of Preferred  Stock,  if any, which
rank on a parity with the Series A Junior Preferred  Stock,  then such remaining
assets  shall be  distributed  ratably to the holders of such  parity  shares in
proportion to their respective liquidation preferences.

     Section 7. CONSOLIDATION, MERGER, ETC. In case the Company shall enter into
any consolidation,  merger, combination or other transaction in which the shares
of Common Stock are exchanged for or converted  into other stock or  securities,
cash  and/or any other  property,  then in any such case the Units  shall at the
same time be  similarly  exchanged  for or  converted  into an  amount  per Unit
(subject to the provision  for  adjustment  hereinafter  set forth) equal to the
aggregate amount of stock,  securities,  cash and/or any other property (payable
in kind), as the case may be, into which or for which each share of Common Stock
is  converted  or  exchanged.  In the  event the  Company  shall at any time (i)
declare any dividend on Common  Stock  payable in shares of Common  Stock,  (ii)
subdivide the outstanding  Common Stock or (iii) combine the outstanding  Common
Stock  into a smaller  number of  shares,  then in each such case the amount set
forth in the  preceding  sentence  with respect to the exchange or conversion of
Units shall be adjusted by  multiplying  such amount by a fraction the numerator
of which is the number of shares of Common Stock  outstanding  immediately after
such event and the  denominator of which is the number of shares of Common Stock
that were outstanding immediately prior to such event.

     Section 8.  REDEMPTION.  The Units shall not be  redeemable by the Company;
provided, however, that the foregoing shall not limit the ability of the Company
to purchase or otherwise  deal in such Units to the extent  otherwise  permitted
hereby and by law.

     Section 9. RANKING.  The Series A Junior  Preferred Stock shall rank junior
to all other series of the Company's  Preferred  Stock  (whether with or without
par value) as to the payment of dividends and the distribution of assets, unless
the terms of any such series shall provide otherwise.

     Section 10. AMENDMENT. Neither these Articles Supplementary nor the Amended
and  Restated  Articles  of  Incorporation  of the Company may be amended in any
manner which would materially alter or change the powers, preferences or special
rights of the Series A Junior  Preferred  Stock so as to affect  them  adversely
without  the  affirmative  vote  of the  holders  of a  majority  or more of the
outstanding Units, voting separately as a class.

     Section  11.  FRACTIONAL  SHARES.  Series A Junior  Preferred  Stock may be
issued in Units or other  fractions of a share,  which Units or fractions  shall
entitle the holder,  in proportion to such holder's Units or fractional  shares,
to exercise voting rights,  receive dividends,  participate in distributions and
to have the benefit of all other rights of holders of Series A Junior  Preferred
Stock.


                                       5