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RECORD 2: SATELLITE RETAIL LEASE AGREEMENT (EXCERPT)
LANDLORD: WESTLAKE RETAIL INVESTORS LP
TENANT: HARBOR COFFEE ROASTERS INC. (RETAIL SUITE 140)
EXECUTION DATE: MAY 4, 2022 | LEASE TERM: 7 YEARS
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ARTICLE 3: BASE RENT AND ADDITIONAL CHARGES

Section 3.2. Common Area Charges and Controllable Cap
Tenant shall pay its Proportionate Share (2.8%) of Shopping Center Operating Costs. 
Controllable Operating Expenses shall not increase by more than five percent (5.0%) per 
annum on a non-cumulative basis over the immediately preceding calendar year's actual 
controllable expenses. In any year where actual controllable expenses decline, the 
non-cumulative cap resets based upon the lower actual expenditure.

Section 3.5. Gross-Up Standard
Operating expenses that vary with occupancy shall be grossed up to an assumed occupancy 
level of eighty-five percent (85%) of total leasable area.

ARTICLE 8: USE AND EXCLUSIVITY

Section 8.2. Exclusive Coffee and Beverage Covenant
Landlord covenants that no other tenant in Westlake Retail Plaza (excluding the Key 
Anchor Supermarket) shall be permitted to operate a specialty retail espresso bar, 
pour-over coffee kiosk, or derive more than fifteen percent (15%) of gross revenues 
from packaged whole-bean coffee sales. In the event Landlord breaches this covenant, 
Tenant shall be entitled to fifty percent (50%) Base Rent abatement until cure.