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MOUNT OLIVE, N.J. — Locally based brokerage firm R.J. Brunelli & Co. has negotiated a 16,400-square-foot retail lease at The Gardens, a 373,612-square-foot shopping center in the Northern New Jersey community of Mount Olive. The tenant, Fitness Factory, will backfill a space formerly occupied by Bed Bath & Beyond. A recently opened Boot Barn occupies the other portion of the space. The opening is scheduled for June. Danielle Brunelli of R.J. Brunelli & Co. represented the undisclosed landlord in the lease negotiations.